Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation of revised proposals for redevelopment of Tower Works comprising 243 residential units, ground floor commercial floorspace and new public realm, Globe Road, Leeds

(Report attached)

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

pre-application for revised proposal for redevelopment of Tower Works, comprising 243 residential units, ground floor commercial floor space and new public realm at Globe Road, Leeds.

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

·  The site as a whole comprises 1.1 hectares of brownfield land.

·  Five of the surviving buildings are listed: The Engine Shed (Grade II), 6-8 Globe Road (Grade II) and three towers.

·  The proposal is to create two new buildings, the first building ranging in height from 5 to 11 storeys, the second building 9 storeys in height

·  243 residential apartments: 127 one-bedroom, (52%), 104 two bedroom (43%) and 12 thee bedroom (5%)

·  The relationship between the three towers with the towers being allowed to dominate

·  Massing

·  Key Views

·  The concept of three piazzas/ squares/ flexible space

·  Interactive public open space

·  Retail and commercial space

·  Materials – brick with red brick tones closely related to that of the towers

Members raised the following questions:

·  Are the applicants aware that the area can be prone to flooding

·  Could alternative materials/ colours be used to contrast with the appearance of the towers

·  Do the size of the apartments conform to the Nationally Described Space Standards (NDSS)

·  Is the use of a sprinkler system and absence of a multitude of escape routes regarded as acceptable and best practice

·  What will be the proposed use of the Towers and the Engine House

·  Could more three bedroom apartments be provided

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

·  Members were informed that a flood risk assessment has been undertaken and would accompany any formal planning application

·  The intention is that there will be no residential or similar accommodation included at ground level

·  The applicant confirmed that consideration would be given to the use of an alternative brick, to provide a subtle contrast

·  The City Centre Team Leader said the proposed apartments do not conform to the NDSS and justification had been sought from the applicant why conformity to the standard was not appropriate in this development. The applicant’s position was that the open plan layout would still provide net room sizes that met the minimum space standards where these are stated although the gross floor areas did not

·  The City Centre Team Leader confirmed that the policy requirement for three bedroom apartments is one that is a blanket policy across the city, but can be applied with discretion in the City Centre and this has been the case in this instance – as it is acknowledged that there is a lower requirement for three bedroom / family-orientated accommodation in city centre locations

·  The Chief Planning Officer stated that the approach of installing sprinkler systems was increasingly used and accepted as best practice across developments of this type

·  The applicant reported that the towers and Engine House were not in the ownership of the developer so their use could not be confirmed, however, there was ongoing dialogue with the City Council concerning the use of the buildings and their relationship to the proposed development of the remainder of the site

·  The applicant suggested there was a preference for more one & two bedroom apartments for City Centre Living, however, further consideration would be given to the provision of more three bedroom apartments

·  The applicant emphasised that they have already gone through a tender process and so have a contractor in place ready to start work on the site once planning permission is obtained, such that there would hopefully be no repeat of previous instances where delivery of a development on this site has not been achieved and development has not been progressed

In offering comments Members raised the following issues:

·  In general Members appeared to be supportive of the concept of the development but emphasised the need to respect the setting of the existing Listed Buildings including Globe Quay to the west of the site

·  Some Members to have certainity about the future maintenance and use of the towers and Engine House

·  All Members were of the view that the apartment sizes were too small and did not comply with the NDSS – this is a clear policy requirement and must therefore be met

·  Some Members welcomed the removal of an entry corridor in the apartments, to ensure that greater square-footage was given over to actual ‘living’ space

·  Provision of more three bedroom apartments (Family accommodation) should be required to future proof the development

·  Some disabled car parking was required

·  Further details were required around the public realm provision but the general approach was supported

·  The materials proposed for the new buildings create a bland and unrelieved appearance, there was too much red brick and some variation in colour was required

·  The space between the Engine House and the new block to the north appeared to be too small

·  There was a suggestion that more architectural detailing could be provided to the tops of the new buildings and their design could better reflect the historic design principles of the area

·  Proposals for carbon reduction and high sustainable construction standards need to be included in any subsequent planning application

·  The wall on Globe Road needs to be retained and better incorporated into the building design

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

·  Members were of the view that the proposed mass and form of the development and its relationship with the surrounding context was acceptable

·  Members were supportive of the emerging architectural approach, however, further details were required and the comments of Members regarding materials etc. were to be noted

·  Members were of the view that the approach to car parking provision within the site was acceptable with the inclusion of some disabled parking required

·  Members were generally supportive of the design of the public realm areas with a suggestion that more greenspace be provided

·  Members considered the proposed housing mix was generally acceptable

·  Members expressed the view that the sizes of the apartments within the development was not acceptable

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