Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application for the refurbishment of Midland Mills and the construction of a 32 storey tower comprising a total of 306 apartments; flexible commercial space (class uses A1/A2/A3/A4/B1) creation of a public realm at Midland Mills, Silver Street, Holbeck, Leeds. And Listed Building Consent for demolition works to and the refurbishment of Midland Mills at Silver Street, Holbeck, Leeds.

(Report attached)

The report of the Chief Planning Officer presented an application for the refurbishment of Midland Mills and the construction of a 32 storey tower comprising a total of 306 apartments; flexible commercial space (class uses A1/A2/A3/A4/B1) creation of a public realm and Listed Building Consent for demolition works to and the refurbishment of Midland Mills at Silver Street, Holbeck, Leeds.

Members visited the site prior to the meeting.  Site plans and photographs were displayed and referred to throughout the discussion of the application.

Further issues highlighted in relation to the application included the following:

·  A pre-application presentation had previously been considered by the Panel.

·  The scheme would consist of a new 32 storey tower block and refurbishment of Midland Mills.  It would mainly be residential with some commercial space.

·  Landscaping arrangements including the courtyard area.

·  Flood risk – there had been an objection from the Environment Agency over technical detail.  A submission regarding this had been made to the Environment Agency and it was thought that this should be satisfactory.  Should this not be the case, then it would be brought back to Plans Panel for consideration.

·  The use of green walls in the site which would also provide wind mitigation measures.  There was also a condition regarding wind mitigation.

·  There would not be any habitable accommodation on the ground floor.

·  The scheme would comprise of one, two and three bedroom apartments.

·  The roof on the Midland Mills building would be replaced and extensions to the building would be removed.

·  It was felt to be a positive scheme with the regeneration and re-use of Midland Mills and it was recommended that the application be approved.

In response to comments and questions, the following was discussed:

·  Level access arrangements to the site and buildings.

·  Materials to be used would be subject to condition.

·  The applicant was in discussion with Network Rail regarding the viaduct. It was also suggested that there should be discussion with regards to the railway bridge over Silver Street which was in need of re-painting.

·  The development would not be phased and there was an undertaking to carry out the works on the tower and the mill building simultaneously.  Spaces in the mill would be used by the contractor during construction of the tower.

·  The businesses that currently occupied the mill building were on short term leases and were working with the site owner to find alternative accommodation in South Leeds.

·  Environmental benefits – there was no car parking for residents and the flats would be aimed at people working in the city centre.  The tower building would be heavily insulated and would have a low demand for heating.

·  Tree planting would provide visual amenity and wind mitigation.

·  Recycling facilities would be available as part of the bin storage.

·  All proposed residential units will accord with the guidance set out in the Leeds Standard and the Government’s Technical Housing Standards – Nationally Described Space Standard.

·  Some concern regarding the glass finish at the top of the tower.

·  The cobbled area outside the mill would be retained.

·  Some concern regarding drop off points.  It was reported that finer details of the off-site highways scheme were still being drawn up.

Members broadly supported the proposals and the proposed re-use and refurbishment of the mill building.

RESOLVED – That Application 18/04579/FU be deferred and delegated to the Chief Planning Officer for approval, subject to the conditions at Appendix 1 and any others which the Chief Planning Officer considers appropriate and subject to the completion of a Section 106 agreement to secure the following:

1.  Employment and training of local people

2.  The provision of publicly accessible areas

3.  15 units (5% of the total provision) to be identified for affordable housing.  40% (6 units) of these units to be affordable housing for households on lower quartile earnings and 60% (9 units) to be affordable housing for households on lower decile earnings

4.  The provision of a travel plan fee of £4,236

5.  Provision of a Residential Travel Plan Fund of £54,235

6.  Contributions for loss of Pay & Display bays of a sum to be agreed

7.  Provision of 2 Leeds City Council Car Club provider parking spaces and free trial membership and usage package of £21,500

8.  A Traffic Regulation Order contribution of a sum up to £20,000

9.  The new Midland tower not to be occupied until the listed building regeneration works have been completed

10. A management fee of £3,750

In the circumstances where the Section 106 has not been completed within 3 months of the Panel resolution to grant planning permission, the final determination of the applications shall be delegated to the Chief Planning Officer.

That application 18/04580/LI be deferred and delegated to the Chief Planning Officer for approval subject to the conditions at Appendix 1.

Due to the objection from statutory consultees, the Council for British Archaeology and the Victorian Society, the Secretary of State will be notified in respect of the proposals and the Plans Panel decisions on the two applications, in accordance with legislative requirements.