Agenda item

To consider a report by the Chief Planning Officer which sets out details of a  pre-application proposal for the demolition of existing buildings and construction of 928 flats with ground floor commercial units, car parking and provision of public realm at Former Evans Halshaw, 123-125 Hunslet Road, Hunslet, Leeds LS10 1LD by X1 Developments Ltd.

(Report attached)

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

pre-application proposal for the demolition of existing buildings and construction of 928 flats with ground floor commercial units, car parking and provision of public realm at former Evans Halshaw, 123 – 125 Hunslet Road, Hunslet, Leeds, LS10 1LD by X1 Developments Ltd.

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:

The scheme proposes 928 apartments spread across 5 buildings with associated landscaping. The buildings range in height from 6 stories to 20 stories, each with a raised residents only private courtyard and car parking underneath. The developers are undertaking wind analysis of the scheme. The proposal would feature with a hierarchy of hard and soft amenity spaces with publicly accessible amenity space at ground level, shared residents-only courtyards and private spaces such as balconies and roof terraces. A new main public pedestrian and cycle route would cross the site from east (Black Bull Street) to west (Sayner Road).

The scheme would feature a variety of traditional and modern materials, including brickwork detailing and architectural features that would respond positively to the nearby heritage assets at The Malthouse, Leeds City College Printworks and Leeds UTC/Braime’s Pressings. Other buildings within the development would include ceramic cladding and glazed curtain walling to the taller elements of the scheme.

The scheme would be a mix of one, two and three bedroom flats with multi-storey townhouses provided at the ground and first floors of each block to ensure active frontages around the street frontages of the scheme. The mix of accommodation would be as follows:

277 one bed flats (30%)

431 two bed flats (46%)

220 three bed flats (24%)

928 total apartments

The flats would all meet the Nationally Described Space Standards.

The developers have committed to providing 5% affordable housing provision on site in accordance with the policy for the area.

At ground floor there would be a number of small scale office, retail, gym and café/bar units, approximately 1300sqm in total, with no more than 200sqm A1 retail.

The raised central podium in the centre of the scheme would be achieved by closing Chadwick Street at the Hunslet Road junction. This would unify the two sites with a feature ramp and steps structure to connect the ground level at Hunslet Road and the raised ground level podium. Access to the site would be taken from the eastern end of Chadwick Street with limited vehicle access taken from existing access points on Black Bull Street and Chadwick Street South. Car parking would be provided at basement level. 320 car parking spaces (30% of the maximum Parking SPD standard for dwellings in this area of the City Centre) would be provided across the scheme with numbers linked to the size of each building. Approximately 20 car parking spaces would be provided above ground along Chadwick Street for visitor parking.

A minimum of 10% energy generation would be developed through on site low

carbon energy sources. The scheme would also deliver a reduction of at least 20% on building regulations carbon emissions. The applicant is in discussions with the Council regarding the potential connections to the District Heat Network.

Members raised the following questions:

·  The views of the development along Hunslet Road were monotonous

·  Referring to the traditional elements of the nearby listed buildings Members queried if more arches could be incorporated into the façade.

·  Would all the flats be compliant with the Nationally Described Space Standards

·  Could more details of the affordable housing provision be provided

·  Would the scheme be able to link into the district heating network

·  What was the timescale for the development

·  Could more details be provided about connectivity through the scheme

·  One Member suggested the glazed tower was “too different” and gave the impression it was too commercial for residential living.

·  It was suggested that City Centre living could be lonely for some residents, could consideration be given to the provision of a shared community space (Meeting room) free of charge

·  Could safe routes be provided across the highway network, could a safe play space for children be provided and how would taxi pick up and drop offs, refuse collection and delivery arrangements be managed

·  Referring to the landscape provision, Members queried what species of tree would be provided

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

·  It was reported that the arch work element had been considered at length, the intention was to provide a suitable reference to the nearby  heritage assets at The Malthouse, Leeds City College Printworks and the Leeds UTC/ Braime’s Pressing. The suggestion that more finesse was required to the elevational treatment to provide a “rhythmic lift” would be considered further to address Members comments on the Hunslet Road elevations. 

·  The applicant confirmed that all flats were compliant with Nationally Described Space Standards.

·  5% affordable housing would be provided on site in line with the adopted policy but where it would be located still had to be determined

·  It was reported that due to the time constraints of the build period phases 1 & 2 would not be incorporated into the district heating network, but it was likely phases 3,4 and 5 would be included.

·  In terms of timescale for development, there was a desire to begin on site in December 2018 with an 18 month build programme.

·  The applicants confirmed that pedestrian and cycle routes would be provided throughout the scheme, linking to neighbouring pedestrian routes. Car parking would be provided at basement level with 320 car parking spaces and 20 parking spaces would be provided above ground along Chadwick Street for visitor parking.

·  The relationship between the glazed tower and adjoining properties was considered to be good and it was intended that sample materials would be provided.

·  On the provision of a shared space for residents to use, it was reported that the developers, X1 were keen to promote city centre living and their website provided details about local social events.

·  It was reported that a highways consultant had been employed to look at the highway and pedestrian network through the site, the provision of a children’s play space would be provided in a suitable location and drop off and pick up access, refuse collection and delivery arrangements would be achieved by drop down barriers controlled by the on-site Management Team

·  Members were informed that details of the tree species would be provided

In offering comments Members raised the following issues:

·  Members welcomed the provision of family housing including townhouses

·  It was noted that the proposal was for predominantly residential use contrary to the site’s allocation for mixed use with the development plan

·  Members were supportive of the emerging design but it was considered that further refinement / finesse was required particularly for the views from Hunslet Road

·  The overall scheme was considered to be very good

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

·  Members were supportive of the principle of the proposed development

·  Members were supportive of the emerging design of the buildings and spaces with the understanding that further refinement/ finesse was required

·  Members were supportive of the approach to car parking and accessibility

The Chair thanked the developers for their attendance and presentation.

RESOLVED –

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

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