Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for the construction of a dual carriageway orbital route incorporating new roundabouts, cycle and pedestrian bridges; underpass and overbridge; laying out of country park on land between Ring Road Shadwell and Thorpe Park.

 

(Report attached)

With reference to the meeting of 12^th October 2017 when Panel received a position statement in respect of the above application. The report by the Chief Planning Officer sought the views of Members on a number of different aspects of the proposed development.

 

The issues raised and the responses to those issues are now set out in the report before Members today.

 

The Planning Case Officer reported the receipt of an additional letter of support from the Leeds Local Access Forum, who already having put on record their support for ELOR, wished to advise that the Forum also gave its full support to the proposed Elmete Greenway. It was also reported that 4 additional representations had been received raising a number of concerns as referred to in the main report. A request that the application be referred to the Secretary of State for the Environment were also repeated. Local Ward Councillor Janette Walker had also objected to the scheme and her comments were referred to in Paragraph 7.3 of the submitted report, but also queried if the road was needed now, bearing in mind the Council was revisiting housing provision more generally.  It was further reported that all statutory consultees had also provided responses and no longer objected.

 

Site photographs and plans were displayed and referred to throughout the discussion of the application, a “fly through” was also viewed by Members

 

The Planning Case Officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

 

·  The application is for the East Leeds Orbital Road (ELOR), a two lane dual carriageway 7km in length, connecting the A6120 (Outer Ring Road Shadwell) in the north to Manston Lane in the south where it will connect to the Manston Lane Link Road (MLLR) which is to be delivered as part of the Thorpe Park development. The proposed dual carriageway will comprise two 7.3m wide carriageways with a 3.5m wide verge on both sides and a maximum 4.5m wide central reservation. Lighting is to be provided at the junctions with low level lighting along the segregated pedestrian and cycle route on the southern and western side. The proposed dual carriageway includes five new roundabouts at the A6120, A58, Skeltons Lane, the A64 and Barwick Road. Five new crossing facilities are also proposed:

 

• Red Hall Bridge

• Country Park Underpass

• Wood Lane/Middle Quadrant Bridge

• Southern Quadrant Bridge

• Cock Beck Overbridge

 

·  Along the southern and western edge of the ELOR a 2.5m wide cycleway and 2m footway is to be provided along the length of the carriageway. A 2m high screening bund is to be provided to separate the carriageway from the cycle and pedestrian routes. Along the majority of the ELOR north and eastern boundaries a leisure route/ bridleway comprising a rolled stone surface is to be provided for walking, cycling and horse-riding. The leisure route will connect to the existing Public Right Of Way network. The leisure route would be separated from the ELOR by mixed shrub and woodland planting.

 

·  As part of the ELOR proposals, a 9.8ha country park is also to be provided on the land north of the A64 (York Road) and will be to the east of the ELOR. The country park underpass will provide access from the west with the park providing green infrastructure to the road itself and also significant local recreational space for existing and future residents. The country park is also intrinsic to the drainage proposals for ELOR as a series of SuDS features are proposed. ELOR itself is to be set within extensive landscaping to enhance the existing environment and retain existing trees and vegetation where possible. New habitats are proposed including wildlife corridors and planting. Five ponds are proposed along the route and a wet woodland habitat adjacent to Cock Beck.

 

·  The proposed scheme can be divided into four main sections:

 

-  Red Hall – between the proposed A6120 roundabout and the proposed

  A58 roundabout

-  Northern Quadrant – between the proposed A58 roundabout and proposed A64 roundabout

-  Middle Quadrant – between the A64 roundabout and the new Barwick

Roundabout

-  Southern Quadrant – between the new Barwick Road roundabout and the tie in to the Manston Lane Link Road

 

·  In addition to the ELOR there are further transport improvements proposed including:

 

-  Outer Ring Road Junction improvements: Improvements to four junctions on the A6120 (Roundhay Park Lane, Harrogate Road, King Lane and Stonegate Road)

-  Enhancements to public realm, cycling and walking environment along the A6120 between Red Hall and the M1.

-  Manston Lane Link Road Expansion (widened to three lanes and roundabout junctions signalised)

 

·  Construction is anticipated to take approximately 3 years and the proposed dual carriageway is expected to be operational by the end of 2021. Work on the Country Park is also expected to be undertaken concurrent with delivery of the road.

 

The Planning Case Officer also confirmed the Council’s Nature Conservation Officer had reviewed additional information provided by the applicant and was now content, subject to the inclusion of additional conditions requiring bat roosting features being provided and the eradication of invasive species should they be encountered.

 

The Panel heard from Councillor Howard Bedford, a Local Parish Councillor who was objecting to the proposal on the grounds of noise pollution, air pollution, the financing of the scheme was inaccurate and that he supported calls for the application to be called in. He suggested there were no proposals for noise attenuation measures from the west of Scholes leading to increased noise levels. The Barrack Road/ Leeds Road would be severed leading to rat running through Scholes and Barwick–in-Elmet. A redesigning of the proposals was required to provide a solution for everyone.

 

The Panel heard from Dr Martin Bennett Stanley and Irvin Dickinson who represented the Leeds Cycling Campaign and the Elmet Greenway.

 

Dr Stanley said he was not objecting to the scheme as a whole, he was objecting to the current form of the scheme: the quality of the crossings were inadequate. Recent guidance on cycle-way design suggested the width of the track should be 4m, the proposal before Members was for a 2.5m track. Could the track be designed in accordance with the latest guidance.

 

Mr Dickinson objected to the ELOR, as a safe recreation route should be maintained along the route of the old railway line and provision for horses as part of the Wood Lane Bridge should be included and this was not achieved under the current proposals. Wood Lane also required improvement so as to function as a proper route.

 

The Panel also heard from neighbouring residents, Mr & Mrs Radford, residents of Lazencroft farm were objecting to the proposal on the grounds of: lack of consultation, residential amenity, a 30 foot embankment would be located in close proximity to their property. Concerns about traffic management issues and the need to establish some form of compensation fund were also highlighted.

 

Katherine Fenton also raised concerns about the proposals including its adverse impact on the historical setting of Red Hall

 

In response to Members questions, the following issues were discussed:

 

Questions to Mr & Mrs Radford

 

·  The 30 foot embankment close to your property, had any other alternative solutions been put forward

·  The embankment was to the south so presumably this may block out sunlight

 

Response from Mr & Mrs Radford

 

·  No alternative solutions had been put forward  and a re-design of the road/ embankment was not expected, but we did ask to be treat fairly, this had not happened the treatment we had received had been woeful/ disgraceful

·  Mrs Radford agreed that it was likely there would be a lack of sunlight to the property following the construction of the embankment. Members were informed that the property was purchased in 2006, at that time they were not informed of any proposed development. The proposals for ELOR were only made known to them 3 years ago along with other local residents.

 

Questions to Mr Dickinson

 

·  Local Councillors are sympathetic to your concerns, what would you like to see done

 

Responses from Mr Dickinson

 

·  Wish to see remedial works to link in to the two recreation routes at Wood Lane and Elmet Green and a bridge crossing linking in at that point

 

Questions to Dr Stanley

 

·  You’re asking that the latest Cycle Design Guidance be used, but how would that improve the scheme

 

Response from Dr Stanley

 

·  The new guidance introduces new specifications including wider tracks, wider underpasses and lighting for the underpasses. This is a new road so it would be beneficial if the new guidance could be incorporated into this scheme. The intention is to create a good/ modern cycle network

 

Questions to Councillor Bedford

 

·  The Parish Council’s main concern appears to be noise to the west of Scholes, substantial mitigation measures would be required, presumably creating the road at a lower level

 

Response from Councillor Bedford

 

·  The East Leeds Extension would allow the creation of 5,000 new homes when fully constructed. Public consultation and engagement has been going on since the 1970’s. ELOR is a critical first step and funding for the scheme will be recoverable from the housing developments that will be created as a consequence.

·  The road would need to be dug in more and not at grade. Prevailing winds mean noise would carry so effective noise mitigation is required

 

 

 

Questions to the Applicant

 

·  Leeds City Council is the applicant for this scheme, has the application been dealt with differently in any way

·  Paragraph 2.14 of the submitted report refers to “other works”, is it likely these works would be completed in the next 2 years

·  In respect of the cycling provision, should the latest guidance not be used

·  The noise overflow on Scholes Village was a concern, could an acoustic barrier or a drop in the level of the road be considered

·  Had a settlement been reached with the residents of Lazencroft Farm yet

·  Could Wood Lane be resurfaced

 

In responding to the issues raised, the applicant’s representative provided the following responses:

 

·  The application had been dealt with like any other application, open, transparent and manged in a professional manner

·  There was a need to create additional capacity on the Outer Ring Road including improvements to 4 junctions. There was also enhancements to public realm, cycling and walking environment along the A6126 between Red Hall and the M1, and the Manston Lane Link Road required expansion. It was hoped that schemes would come forward in the next year.

·  At the time of drafting the proposals for cycling provision the correct guidance was been used. To increase the width of the track may encroach on the red line boundary, larger underpasses would also impact on the “land take”

·  There may be increased noise levels but only in certain areas around Scholes Village, a drop in the height of the road (channel) may assist in reducing noise levels

·  Work with the residents of Lazencroft Farm to try to resolve outstanding issues and mitigate any impact was ongoing but this issue falls outside the scope of the planning application

·  The suggestion that Wood Lane be resurfaced was considered to be acceptable

 

In offering comments Members raised the following issues:

 

·  This is a significant infrastructure project and would bring new housing to the area when complete. The Council took the decision to lead on this project and had undertaken appropriate design and consultation. The City Pans Panel has also undertaken due diligence and considered the application in an open and transparent manner

·  Members were of the view that some form of compensation fund would be available to resident affected by the proposal

·  The cycling provision should be in accordance with the latest Cycle Design Guidance

·  Members were of the view that proposed noise levels around Scholes Village required reducing.

·  Members were in favour of the proposal in principle, but the issues around Lazencroft Farm did require addressing. One Member suggested that the Council should purchase Lazencroft Farm to compensate for the adverse impact of the new road.

 

The Chair clarified that Plans Panel could not instruct the purchase of property but that the minutes would reflect Panel’s view that compensation should be available to residents affected by the proposal.

 

In summing up the Chair said Members appeared to be generally supportive of the proposals, however, a reduction in road noise, particularly in the proximity of Scholes Village and the need to consider the latest Cycle –Way Design Guidance was needed.

 

The Chief Planning Officer suggested that a specific noise condition could be added to address the concerns around road noise and that Condition No.6 could be amended to require the latest Cycle – Way Design Guidance be considered.

 

RESOLVED –

 

(i)  That the application be approved subject to the conditions specified in the submitted report with the inclusion of additional conditions as recommended by the Council’s Nature Conservation Officer, the resurfacing of Wood Lane and the inclusion of noise mitigation measures, particularly in the proximity of Scholes Village and an amendment to Condition No. 6 requiring that the latest Cycle – Way Design Guidance be considered when developing the final cycle proposals.

 

(ii)  That the Chief Planning Officer be informed that there was an expectation that officers would consult Ward Members when sensitive condition discharge applications were received

 

(iii)  That Council Officers responsible for delivering ELOR provide greater assurance to the residents of Lazencroft Farm that their outstanding issues would be satisfactorily addressed