Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application “City Reach 2” an hybrid application for redevelopment for residential (C3 &C4) including vehicular pedestrian /cycle access, servicing, public open space, car parking, landscaping and off-site highway works (Full consent sought for part of the car park only with the remainder in outline with all matters reserved other than access)

(Report attached)

The Chief Planning Officer submitted a report which set out details of an hybrid application “City Reach 2” for redevelopment for residential (C3 & C4) including vehicular pedestrian/ cycle access, servicing, public open space, car parking, landscaping and off-site highway works (Full consent sought for part of the car park only with the remainder in outline with all matters reserved other than access) at “City Reach 2” at site south of Kirkstall Road, fronting the River Aire (Former First Bus Deport Site)

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

The City Centre Team Leader together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

The CR2 site was seen as a continuation of CR1, and the design approach had addressed the two sites comprehensively as a result. A hybrid application was proposed to progress CR2 which would consist of the following 2 elements:

Full (Detailed) Element is for a surface level car park in the north-eastern corner of the CR2 site and provides for 83 car parking spaces. Initially these would be used for the CR1 scheme but, on completion of CR2, 41 of these spaces would be used for the CR2 scheme. Full planning permission was sought to enable this element to be delivered alongside the CR1 scheme. The area would be landscaped and would have quality surface treatments of bound gravel and block paving.

An outline planning permission was sought for the remainder of the CR2 site to comprise a residential-led development of four buildings. These would be located in the 4 quadrants of the site, two fronting Kirkstall Road and 2 fronting the River Aire with the continuation of the east-west route from the CR1 running between them. An area of open space would then run between the buildings from the river to the road intersecting the road at the mid-point. This would provide an almost continuous green pedestrian connection from Kirkstall Road through to the River Aire with the space widening out to have 2 park areas adjacent the river located to either side of the main central route in a similar manner to that proposed at CR1.

The general heights within CR2 range from 6 to 14 storeys with variations contained in the outline parameter plans to create visual interest in the sky line as well as create opportunities for roof terraces and balconies.

Three of the buildings would comprise approximately 400 Private Rented Sector (PRS) residential units. The fourth building, the south-eastern block fronting the river, would comprise approximately 130 Private For Sale (PFS) residential units. All blocks were largely rectangular in footprint with the exception of the building in the north-western corner fronting Kirkstall Road, where a 45 degree crank in the building footprint has been introduced to address the city-bound view of the scheme from Kirkstall Road.

The applicant had indicated that, at reserved matters stage, the residential mix in the PRS units would be 9% studios, 41% 1 bed, 45% 2 bed and 5% 3 bed residential apartments. In the PFS building the mix would be 35% 1 bed, 56% 2 bed and 9% 3 bed.

The applicant had made allowance for the provision of Affordable Housing on site within both the PFS and PRS accommodation (Paragraph 9.12 of the submitted report referred). In addition, the PRS accommodation would include a range of facilities for the sole use of the tenants e.g. cinema room, dining/entertainment room and touch-down spaces

Members also heard from Paul McGrath, Planning & Bids Manager, Children & Families who spoke about the school provision in the area.

Members were informed that calculations were based on 4 children for every 100 residential flats within the City Centre. Based on the proposed number

of residential units it was anticipated that the whole development (City Reach 1 & 2) would generate approximately 22 school aged children.

Members raised the following questions:

·  How many schools were located within a reasonable distance of the site

·  Would existing schools be able to expand to provide additional capacity

·  Was there just 1 access point into the site

·  Was it to be assumed that the second entrance would be constructed at the same time as the car park

·  The car park area appeared to be substantial, could a quality landscape scheme and maintenance plan be provided which would also provide screening along Kirkstall Road and the Riverside.

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

·  Members were informed that there were 6 primary schools located within a 1 mile radius of the development, Rosebank Primary being the nearest

·  Capacity planning would be undertaken at a later date following the receipt of data about future projections

·  Highway Officers confirmed there were 2 access points into the site

·  It was confirmed the second entrance would be constructed at the same time as the car park

·  The applicant confirmed that a quality landscape scheme would be provided creating a strong green canopy with robust landscape structures

In offering comments Members raised the following issues:

·  A comment was made that block “H” and the car park verge appeared to be close to the river

·  Members welcomed the provision of 5% affordable housing

In summing up the Chair thanked all parties for their attendance and contributions suggesting Members appeared to be supportive of the application.

RESOLVED – That the application be approved in principle with final approval being deferred and delegated to the Chief Planning Officer subject to no objections being raised by the Environment Agency to the revised flood-risk modelling and subject to the conditions outlined in the appendix 1 of the submitted report (and such other conditions as he may consider appropriate) and following the completion of a Section 106 Agreement to secure the following obligation:

·  Requirement for public access to and maintenance of all routes through the scheme and public spaces

·  The provision of on-site Affordable Housing in line with para 9.12 to 9.15 of the submitted report

·  Off-site highways contribution £73,000

·  Travel Plan initiatives to include:

·  £4,650 Travel Plan Review fee

·  Sustainable Travel Fund of £ 78,125.14

·  Primary education contribution £135,756.54

·  Maintenance obligation for roads within the site in-perpetuity

·  Local Employment Initiatives

·  Together with such other and ancillary clauses as the Chief Legal Officer shall consider appropriate

In the event of the Section 106 Agreement having not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer.