Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for external alterations including reinstatement of the west wing, new covered courtyard with atrium, new circulation core to rear, new shopfront and flexible use as A1 retail, A2 financial and professional services, A3 cafe, A4 bar and/or B1 offices and Listed Building Consent Application reference 17/07711/LI for internal and external alterations including reinstatement of the west wing, new covered courtyard with atrium, new circulation core to rear and new shopfront at the First White Cloth Hall, 98-100 Kirkgate, Leeds LS2 7DJ

 

(Report attached)

The Chief Planning Officer submitted a report which set out details of an application for external alterations including re-instatement of the west wing, new covered courtyard with atrium, new circulation core to rear, new shopfront and flexible use as A1 retail, A2 bar and /or B1 office and Listed Building Consent, Application reference 17/07711/LI for internal and external alterations including re-instatement of the west wing, new covered courtyard with atrium, new circulation core to rear and new shopfront at the First White Cloth Hall, 98-100 Kirkgate, Leeds, LS2 7DJ.

 

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

 

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

 

·  The application proposal seeks to repair and restore the First White Cloth Hall and provide a viable space for a new shop, financial or professional service, café/restaurant, bar or office workspace   (791 sqm).

 

·  The main elements of the proposals are:

 

- Carry out essential repairs

- Restore the existing arcading to the East Wing inner courtyard

- Mirror the restored east wing on the west wing, re-using

  salvaged fabric from the demolished west wing where possible

- Repair of the Kirkgate frontages including new shopfronts

- Introduce high quality modern design in the form of a glazed atrium

- Introduction of a modern polycarbonate rainscreen and modern windows on the southern elevation

- Reinstatement of the cupola

 

The Panel heard from Joanne Needham, the Society for the Protection of Ancient Buildings (SPAB) who spoke in opposition to the proposal.

 

Members were informed that the Society were keen to see a positive outcome but without spoiling the character of the building. The building was currently in a vulnerable state and a full structural report was necessary to understand the extent of the demolition required. What was being proposed was a highly risky restoration, the Society were of the view that further consideration should be given as to whether what was being proposed was the right solution.

 

It was reported that the Society had come forward with an alternative solution but details had only been received within the past few days.

 

The Legal Officer to the Panel advised Members that there was only one proposal before Members today and determination of the application should be based on that proposal alone.

 

 

Members raised the following questions:

 

·  Who is this development for, who will receive the most benefit from its restoration

·  The Society are suggesting an alternative solution but this was no put forward at the appropriate time

·  It would appear that there is not a lot of the original building remaining so you are not going to get back and use those materials

 

In responding to the issues raised, the SPAB representative said:

 

·  The restoration of the building would benefit the citizens of Leeds

·  The Society would prefer to engage with the City Council to explore alternative options

·  The proposals before Members would cause substantial harm to the building, the society wish to see the remaining building preserved

 

The Panel then heard from: Mark Finch, the applicant, Grant Prescott, Architect and Martin Hamilton from the Leeds Civic Trust who spoke in support of the application.

 

Members were informed that the First White Cloth Hall was a very important/ significant historic building within the city centre and its restoration had been a challenge for many years. In total 14 options had been put forward, due consideration had been given to them all but only one solution could be taken forward. The views of SPAB were respected but there was a difference in conservation philosophy.

 

Martin Hamilton from Leeds Civic Trust said the trust welcomed the restoration scheme and the fact that the building would be brought back into use. The proposal that had been put forward appeared to strike the right balance between conservation and restoration.

 

Members raised the following questions:

 

·  Was there enough sufficient historical interest being retained

·  Who is this development for, who will receive the most benefit from its restoration

·  Could more have been made of the South West face

·  Could the cupola be retained

·  What would be the timescale for the completion of the restoration works

·  Were the Leeds Civic Trust content with the design of the shop fronts

·  What materials would be used on the roof

 

In responding to the issues raised, the applicant’s representative/ Leeds Civic Trust and council officers said:

 

·  It was the view of the applicant that enough of the original building had been retained, all of desired elements see had been included. If the building was left any longer there may be nothing to salvage

·  A lot of groups would benefit from the restoration of the building; the Citizens of Leeds, the Leeds Civic Trust and other historical societies but this development would assist in the wider regeneration of the Kirkgate area.

·  Due consideration was given to the design of the South West face but there was not enough documentary evidence remaining to assist with the reconstruction.

·  It was confirmed that the cupola would be retained with details of the works to be controlled by condition

·  Subject to receiving planning permission it was intended that work would begin on site summer 2018 with a 12 month build period

·  The Leeds Civic Trust were “not delighted” with the design of the shop fronts and would prefer to see an alternative design but on balance were supportive of the application. The full details of the shopfronts would be controlled by condition

·  It was confirmed that the materials to be used on the roof would be Westmerland Slate

 

In offering comments Members raised the following issues:

 

·  Members were of the view that restoration of the building was important and bringing the building back into use would be welcomed

·  A number of Members expressed the view that the shopfronts need to be dealt with sympathetically

·  One Member suggested to preserve what is best but include some modern/ contemporary elements

Welcome the re-instatement of the cupola

·   The view was expressed that a progress report needs to come back to Members in six months-time

 

In summing up the Chair thanked all parties from their attendance and contributions commenting that a useful discussion had taken place.

 

The Chair said Members appeared to be of the view that restoration of the building was important and bringing it back into use would be welcomed by all parties but there was some concern about the design of the shop fronts.

 

RESOLVED –

 

(i)  That in respect of Application No.17/07710/FU, determination of the application be deferred and delegated to the Chief Planning Officer for approval subject to the conditions specified in Appendix 1 of the submitted report (and any others which he might consider appropriate).

 

(ii)  That in respect of Application No. 17/07711/LI determination of the application be deferred and delegated to the Chief Planning Officer for approval subject to referral to the Secretary of State for Housing, Communities and Local Government, and subject to the conditions specified at Appendix 2 of the submitted report (and any others which he might considered appropriate).

 

(iii)  That a progress report be brought back to Members in six months-time (September 2018)