Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre-application proposal for the partial demolition and rebuilding of the Leonardo Building, the conversion of Thoresby Building and 2 Great George Street for a change of use from offices to a mix of hotel, office, restaurant/café and bar uses and the extension of existing buildings, with a new build hotel on car park site at The Leonardo Building, Thoresby House and 2 Great George Street, Leeds, LS2 8HD.

(Report attached)

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

pre-application proposal for the partial demolition and rebuilding of the Leonardo Building, the conversion of Thoresby Building and 2 Great George Street for a change of use from offices to a mix of hotel, office, restaurant/ café and bar uses and the extension of existing buildings with a new build hotel on car park site at the Leonardo Building, Thoresby House and 2 Great George Street, Leeds, LS2 8HD.

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 proposals involved the regeneration and extension of the Grade II Listed

Thoresby and Leonardo Buildings and 2 Great George Street and the creation of a new third building between the two historic buildings, and the demolition of the 20^thcentury section of the Leonardo Building to be replaced by a new built extension to this corner of the site.

The changes to the Thoresby Building would require demolition of the attached 20^thcentury Leonardo Building (but not the older part of the Leonardo Building) and the roof of the Listed Thoresby Building. A new extension would be built to replace the removed part of the Leonardo Building as well as a second extension across the top of the retained part of the Leonardo Building and the Thoresby Building. The regenerated set of buildings would be put into use as office space, with ground floor A1 retail, A3 (restaurant and café) and A4 (bar) uses. A large new entrance point would be created to the east face of the building, to sit between the two existing stone detailed doorways, which would link into the building’s retained atrium.

The Listed No 2 Great George Street would be altered internally with the addition of a mezzanine to add in an extra floor space for the creation of a new premium hotel. In addition, the existing 20th century entrance portal will be removed and a new entrance to the west face of the building will be created. In addition a new glass extension would be added to the roof top of the building. To the ground floor level a mix of A3 (restaurant and café) and A4 (bar) uses is proposed

On the car park in the middle of the site it is proposed to create a new third building to house a second hotel. This would be a contemporary building which would be scaled and detailed to take account of the site’s historic context. At the ground floor level a mix of A3 (restaurant and café) and A4 (bar) uses are proposed with the aim being that users can access any and all of the ground floor uses across the three buildings.

Between the three buildings new publicly accessible open landscaped spaces are to be created. These would be accessed from north south routes through them or from east west routes running through the three buildings.

Members raised the following questions:

·  This is a unique site to produce something iconic, why do you think the new building fits in with the existing buildings

·  The proposed new extension to the Leonardo Building was not in keeping with the adjoining buildings, could the form of the adjoining Thoresby Building be replicated on the new extension, also the proposed glass roof extension to the replaced Leonardo Building was too dominant and too modern in this historic context 

·  The proposed “glazed ribbed dome” to 2 Great George Street, how would this operate

·  Would the development be carried out in phases 

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

·  The proposed new building (a second hotel) would be contemporary in design and would be scaled and detailed to take account of the sites historic context.

·  It was suggested that the Leonardo Building was a closure piece to Millennium Square, the proposed new extension was intended to provide a greater presence by delivering a contemporary design but also fitting in with the historic details of the adjoining buildings.

·  It was reported that the proposed “glazed ribbed dome” was intended to provide a calm appearance that helped to screen planted areas and changes in plane to the roof extension, the rib design would control the area providing passive solar shading, the glazing would also be tinted. The windows could be opened and closed as required. 

·  Members were informed that all development works would be undertaken at the same time due to construction logistics

In offering comments Members raised the following issues:

·  There was no continuity between the existing and the new build elements

·  The proposed new elements were disrespectful to the existing

·  In terms of the new build hotel, a number of Members expressed the view that too much was being squeezed onto the site

·  The proposed glass roof extension to the Leonardo Building was too dominant and too modern

·  Members appeared supportive to the principle of a glazed roof extension to 2 Great George

·  One Member suggested the rib design for the glazed roof was too imposing 

·  Members requested more detail about the infill design and colour of the new build elements

·  Members expressed the view that the quality of the proposal should not be lowered

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

·  Mixed views were expressed about the emerging scale, massing and design of the development, a number of Members were partially supportive others were not

·  Members were supportive of the emerging landscape scheme and approach to connectivity

·  Members were supportive of the principle of the demolitions and accepted some alterations were required to the listed buildings

In summing up the Chair thanked the developers for their attendance and presentation commenting that this was an important location and it was essential to get the right scheme

RESOLVED –

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

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