Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for the proposed redevelopment of existing podium building, to form one 15 storey and one 27 storey student accommodation building, incorporating an A4 unit and provision of new public realm, Merrion Way, Tower House Street and Brunswick Terrace, Leeds

(Report attached)

The Chief Planning Officer submitted a report which sets out details of a

pre-application proposal for proposed redevelopment of existing podium building, to form one 15 storey and one 27 storey student accommodation building, incorporating an A4 unit and provision of new public realm at Merrion Way, Tower House Street and Brunswick Terrance, Leeds 2

Site photographs and plans were displayed and referred to throughout the discussion of the application.

The applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  It was proposed to demolish the existing 2 storey podium building in its entirety, two new buildings would be erected in their place.

·  A basement parking area accessed from Brunswick Terrace adjacent to Arena Point would be reconfigured across the full width of the site providing parking for the occupiers Arena Point.

·  The ground and first floor of Tower A would project 9 metres further to the east than the upper levels of the building, with a bridge link to Tower B at first floor level. The ground floor of Tower A, together with a small mezzanine area facilitated by generous floor to ceiling height, would be occupied by Wetherspoons. The premises would have its primary entrance on the elevation facing Merrion Way and be serviced from the west side, enabled by the removal of the existing basement access ramp and widening of the public realm on this side of the building. The proposals identify an active frontage around much of this building. Areas of external seating are intended around the south-west corner of the premises.

·  The first floor of Tower A, extending across the bridge link to Tower B, would contain a combination of dedicated communal / amenity space for the students and the first level of student accommodation which includes a mix of studios (30m2) and cluster flats. This building would be 15 storeys (approximately 46 metres) in height. Levels 2 to 14 would comprise 4, 6, 8 and 10 bedroom cluster flats, each cluster served by a 23m2 kitchen/amenity space located at the corners of the building.

·  The student accommodation would be accessed from a reception area in the southern portion of Tower B to the east. The remainder of the ground floor of this building would accommodate bicycle storage facilities and back of house functions. Additional student facilities would be provided at mezzanine level in the northern part of the building. First floor level would comprise a mix of dedicated student amenity space, linked by bridge to Tower A, together with studios and cluster flats. Levels 2 to 14 would be a mirror of the accommodation in Tower A. Above this level the proportion of studios on each floor rises, providing 7 studios and 2 clusters on Levels 15 to 20 and 9 studios and 2 clusters at levels 21 to 26. This 27 storey building would be approximately 78m tall.

·  Across Tower A and Tower B there would be a total of 100 studios and 232 cluster flats of which there would be 34, four bedroom clusters; 32, six bedroom clusters; 34, eight bedroom clusters and 32, ten bedroom clusters.

·  Emerging proposals identify the use of metallic cladding as the principal building material. The main grid of the buildings would be articulated with chamfered returns to the secondary plane comprising curtain walling, spandrel panels and louvred panels with inward-opening windows located behind.

·  Illustrative proposals for the public realm identify new hardsurfacing extending across the entirety of the site. As such, the existing ramp at the western end of the podium building would be removed and infilled and would form part of a widened pedestrian approach along Brunswick Terrace from Merrion Way towards the arena. Similarly, the remaining area to the north of the new buildings would be resurfaced as part of an extended area of public realm between the towers and the arena.

·  A new north-south public, pedestrian, route would be formed through the centre of the site between Towers A and B directly linking Merrion Way with Brunswick Terrace and the arena. The 9 metre wide route would extend southwards through the existing strip of greenspace via new steps that would be formed on the southern edge of the terrace.

In response to Members questions, the following were raised:

·  Members queried why cluster flats had been chosen, were these compliant with National Space Standards

·  Would sprinkler systems be installed in these buildings

·  Would a wind impact assessment be undertaken

·  Clarification of the width of the pedestrian route and the bridge height

In responding to the issues raised, the applicant’s representatives said:

·  The applicant confirmed they had previous experience of delivering developments which included cluster flats. Cluster flats encouraged student engagement which was a key element of their business model. In terms of size of the flats, the Area Planning Manager said that there was no applicable planning space standards for student cluster flats. However, the cluster flat arrangement was considered similar in approach to a house in multiple occupation and further consideration would be given to this in consultation with the Council’s Private Sector Housing Team

·  It was confirmed a sprinkler system would be fitted

·  It was confirmed a wind impact assessment would be undertaken, and that some initial analysis had already been carried out

·  The pedestrian route would be 8m wide and 5m to the underside of the bridge.

In offering comments Members raised the following issues:

·  The appearance of the link between the two buildings was not quite right and that further consideration was required, perhaps involving removal of the podium element to its side which would help to balance its appearance

·  Members were not convinced that the extent of the proposed public realm was sufficient for this development, with more consideration  required to enhancing the frontage to Merrion Way

·  The size of the flats was an issue, they need to provide good quality accommodation

·  Members emphasised the need for a quality design in this location

·  Could some consideration be given to the provision of public art on the gable end

In drawing the discussion to a conclusion Members provided the following feedback;

·  Members were of the view that the proposed use of the buildings for student accommodation was acceptable in principle.

·  Members expressed reservations about the proposed living conditions within the student accommodation and requested if further information could be provided

·  Members were of the view that the scale of the proposed new buildings and their relationship with the surrounding context was acceptable.

·  Further consideration of the public realm provision was required, in particular opportunities for enhancing the landscaping to the grassed verge along Merrion Way

In summing up the Chair said Members appeared to be generally supportive of the development but further consideration of the public realm provision was required

RESOLVED –

(i)  To note the details contained in the pre-application presentation

(ii)  That the developers be thanked for their attendance and presentation