Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for the erection of a part 6 No. / part 16 No. storey student accommodation building with ground floor commercial units (Use Class A1, A2, A3, A4, B1 and D2) and associated landscaping works at land at Portland Crescent, Leeds LS2 8BL

(Report attached)

With reference to the meetings of 23^rd November 2017 and 15^th February 2018 when Members received a pre-application presentation in respect of this site.

The Chief Planning Officer now submitted a report which set out details of an application which sought the erection of a Part 6 No./ Part 16 No. storey student accommodation building with ground floor commercial units (use Class A1, A2, A3, A4 B2 and D2) and associated landscaping works to land at Portland Crescent, Leeds, LS2 8BL.

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

Planning Officers together with the applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  The proposal is for 312 student studios ranging in size from 18sqm to 56sqm in a part six, part sixteen storey student accommodation building with a ground floor and commercial unit (flexible use classes A1, A2, A3, A4, B1 or D2) and associated landscaping works. It is proposed to add two additional storeys to the approved tower element of the building (14 storeys) such that the tower would be 16 storeys in height. The lower wing would remain at 6 storeys. The existing foundations and precast concrete frame can be reused, with the completion of necessary remedial works.

·  There are a number of relatively minor changes from the partially built extant hotel planning approval however the updated proposal would retain the overall design principles including:

- Reuse of the existing part constructed concrete frame

- Double storey podium

- Chequered window pattern

- Building line set-back at 5th Floor level

- Limestone cladding

- Glazed vertical window slot (former roof top bar lift)

- Window detailing and contrasting stone banding at floor levels

- Glazed ground floor active frontages

·  The hotel “sky bar” is no longer proposed as there would not be public access to the upper floors of the building. The set-back fifth floor which was previously intended to be a gym and plant room for the hotel would now provide 21 studio flats.

·  Dedicated amenity space for students would be provided in the communal ‘Hub’ space at basement and ground floor level facing onto Portland Crescent. Other ground floor space would be occupied as flexible use retail/food and drink/office/leisure accommodation, which would face onto Woodhouse Lane, Portland Crescent and Cookridge Street.

·  The external space around the building is public highway and would be laid out to compliment the new public realm presently coming forward at the junction of Woodhouse Lane / Clay Pit Lane / Cookridge Street. This would incorporate contrasting concrete paving to adoptable standards, three small-leaved Lime trees (Tilia Cordata “Greenspire”) in bespoke tree grilles with uplighters, nine Sheffield cycle stands and five metal lattice wind baffle structures, approximately 2m x 2.5m in size.

Members raised the following questions:

·  Were there any proposals for waste management for the building

·  Could advertising/ use of corporate branding be controlled in respect of the ground floor retail outlets

·  Referring to the Section 106 Agreement, how was compensation(£20,470) from the loss of 2 pay & Display bays calculated

·  The proposals for public realm, would they match the adjoining scheme

·  Was there a management plan for student arrivals

·  In respect of the landscape proposals what species of trees were proposed

·  Were Highway Officers satisfied  with the proposed pedestrian route around the building

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

·  It was confirmed that an on-site team would be responsible for waste management of the building

·  The Central Area Team Leader confirmed that advertising consent would be required for signs to the ground floor commercial units

·  Highways Officers confirmed that the compensation figure was based on the loss of 1 year’s income for parking in the vicinity. 

·  The Central Area Team Leader said the intention was that the surface materials would match the works to the rest of the Woodhouse Lane/Claypit Lane junction

·  The applicant confirmed that a management plan for the arrival of student would be developed, each student being allocated with a specific time slot for arrival

·  The applicant indicated that small leafed lime trees would be included in the landscaping proposals

·  Highway officers confirmed the proposed pedestrian scheme was acceptable, it was also in line with the rest of the junction works

(There were no issues raised under Comments)

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 deferred and delegated to the Chief Planning Officer for approval subject to the conditions set out in Appendix No.  1 of the submitted report (and any others which he might consider appropriate) and following the completion of a Section 106 agreement to include the following obligations:

- Restriction on occupancy to full-time students only

- Restriction on student car parking

- Travel plan monitoring fee £3560

- Revenue compensation for loss of 2 Pay & Display bays £20,470

- Contribution to cost of Traffic Regulation Order for a loading bay £7,500

- Cooperation with local jobs and skills initiatives

- Management fee £1500

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.