Agenda item

To consider a report by the Chief Planning Officer which sets out details of a Pre-application presentation of proposed Student Residential Accommodation Development with ground floor Commercial Space, site of Leeds College of Technology, Woodhouse Lane, Cookridge Street, and Vernon Street, Leeds LS2 8BL

(Report attached)

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

pre-application proposal for a student residential accommodation development with ground floor commercial space to site of Leeds College of Technology, Woodhouse Lane, Cookridge Street and Vernon Street, Leeds, LS2 8BL.

Members visited the site prior to the meeting. 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:

·  Site / location/ context

·  City Centre location

·  Demolition of existing building and the construction of a 20 storey tower with part 8 and part 6 storey linked elements located to the west.

·  Building to contain 458 bed-spaces (379 bedrooms in 4,5,6,7 and 8 bedroom cluster flats and 79 studios)

·  Clusters would be 13m²with cluster amenity spaces ranging from 23.3m²for the four-bedroom clusters to 40.1m². The studios would range in size from 21.6-31.4m², with an average size of 25m². 880m²of dedicated amenity space (in addition to the cluster kitchen amenity spaces) would be provided for the students at lower levels of the building.

·  Areas for cycle storage, bin storage and plant would be located on the lower levels.

·  The 3 inter-linked buildings would create courtyard and public realm areas

·  The provision of wider footpaths enhance pedestrian / public realm areas (Public Art with the public realm areas)

·  Proposed no parking on Vernon Street 

·  Materials – Natural stone or reconstituted stone

·  Two commercial units along the Woodhouse Lane frontage

Members raised the following questions:

·  The size of the apartments appeared to be too small, what were the actual sizes of the living accommodation

·  Provision that would be made for communal areas and inclusion of cluster flats vs. studios to combat potential isolation of occupants

·  Were there any proposals for the building to be carbon neutral/ achieve BREEAM Excellent standards

·  There was a lack of street level greenery, could green walls be considered

·  Where would the pick-up and drop off areas be located

·  How did the developer intend to work with the Council to ensure the pedestrianisation of Vernon Street and creation of this into an area of public realm provision

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

·  Members were informed that the living accommodation for a typical cluster flat was 13m²but in addition there was a further 880m² of dedicated amenity space for students at the lower levels of the building. Members were informed that there was a push by developers to create more social space to avoid student isolation.

·  Members were informed that carbon reduction would be achieved by the use of a central CHP heat recovery system reducing co² emissions by up to 30%

·  Members were advised that the introduction of green walls within the court yard areas would be considered

·  Highways officers reported that an area designated for drop-off/ pick up and loading would be located within the roadway on Cookridge Street

In offering comments Members raised the following issues:

·  Members were generally supportive of the application

·  Further details about the size of the living accommodation was required

·  Could further consideration be given to the provision of more street  level greenery and the use of green walls

·  Could further consideration be given to the refuse storage areas, would these areas be large enough to cater for future recycling systems 

·  Members were of the view that removal of car parking on Vernon Street to create enhanced public realm was important, with the applicant and Council needing to work closely together to ensure this

·  Could the stone sets on Vernon street be retained

(With reference to Vernon Street, the Chief Planning Officer informed Members of the “Our Spaces Strategy”. Operated by the Regeneration Unit, the scheme receives contributions from developers to fund off-site enhancement works. It may be possible to include Vernon Street as part of that strategy). 

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

·  Members considered the proposed development of the site for student accommodation was acceptable in principle

·  The majority of Members considered the living conditions within the student accommodation to be acceptable. One Member was of the view that the size of the living accommodation was too small

·  Members considered that the proposed mass and form of the development and its relationship with the surrounding context to be acceptable

·  Members expressed the view that natural stone or reconstituted stone should be used as the primary external building material (having all agreed an amendment to the question put to Members regarding whether natural OR reconstituted stone could be used). A sample panel of the material to be made available for viewing on site.

·  Members were supportive of the emerging approach to the public realm, including the aspiration to remove vehicles from Vernon Street

The Chair thanked the developers for their attendance and presentation suggesting that Members appeared to be generally supportive of the scheme

RESOLVED –

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

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