Agenda item

To receive the report of the Chief Planning Officer on an outline application for public house and associative car parking, landscaping and infrastructure at Coal Road, LS14 1NW.

(Report attached)

Members were asked to consider the outline application for a public house and associative car parking, landscaping and infrastructure on land at Coal Road, Whinmoor, LS14 1NW.

Members were informed that this was an application by Samuel Smith Brewery who had built similar pubs elsewhere on similar sized plots.

Members were advised that notwithstanding the indicative plan, the application was in outline with all matters reserved including access, layout and car parking.

Members were advised that there had been a lot of discussion with regard to the layout of the junction in this area. Outside of the planning process the highway authority had agreed that the priority junction would be removed and a mini roundabout reinstated. Officers advised that since the writing of this report the roundabout had now been implemented.

Members were also advised that although the application formed part of the wider East Leeds Extension housing allocations, this application did not form part of the Northern Quadrant planning application for 2000 dwellings, primary school and associated uses that surrounds the site and forms part of the ELE.

It was noted that concerns had been expressed about the siting of a public house adjacent to the land set aside for the proposed  Northern Quadrant  primary school. The Panel was informed that intervening land in front of the school was proposed for housing development.

The proposal indicatively shows 60 parking spaces with manager’s accommodation above the pub.

Cllr. Peter Gruen had requested that the Panel consider the application with regards to concerns expressed by local residents about highway issues they were as follows:

·  Interested in when a start on site might be planned as at present there were not sufficient houses close by for walking trade so car borne trade would be needed;

·  The potential closure of Coal Road would affect the volume of traffic flows on Coal Road so timing was important

·  Mini roundabout had been re-instated

·  In view of additional development planned for the area, a signalled junction was not ‘excessive’. A part contribution could be requested.

·  Resident’s concerns about noise should be valued and assurances were needed of detailed layout with the proviso that any outside facility should be positioned well away from existing properties

The Officer suggested that the Brewery may wait for the Northern Quadrant development to be completed before starting any building.

The Panel noted that the application would provide Section 106 contributions towards parks in the area.

It was noted that 1 further objection had been received with concerns raised as follows:

·  Concern about the lack of consulting and notification;

·  Increase in traffic, especially during the evening near to an accident black spot;

·  Possibility of rowdy behaviour from patrons late at night;

·  Traffic noise;

·  Concerned Sam Smiths properties were not looked after and often appear run down very quickly; and

·  Lack of parking

Members were advised that 2 more letters in support of the application had been received saying:

·  Proposals were very similar to many other pubs and would boost the local economy

·  Would serve the future housing proposals

·  Relationship to future school buildings not a real concern.

In response to Members questions in relation to the access point the Highways Officer said that access could be off either Coal Road or Skelton Lane, however all reserved matters would be considered at the point of application. Members were also advised that the current applications for the Northern Quadrant and East Leeds Orbital Route would potentially improve conditions at the junction should these applications be approved.

The Chair was of the view that the access point would be better off Skelton Lane as there was large planting which would provide a buffer. He also suggested that the beer garden might be better located facing south.

Members were informed that the properties along Skelton Lane had large back gardens and were sheltered by trees.

Councillor Procter praised the Samuel Smith’s application in this area as the land had been in the ownership of the brewery for a number of years.

RESOLVED – To grant permission subject to the conditions set out in the submitted report.