Agenda item

To consider a report by the Chief Planning Officer which sets out details of an outline application (means of access only) for a multi-level mixed use development, including demolition if existing office building, totalling up to 150,407 sqm (GEA) of development comprising office floor space (B1(a)) hotel (C1) residential (C3); and supporting uses (A1,A2, A3, A4, A5, D1, & D2); car parking (basement and multi-storey); public spaces, landscaping; cycle parking; access; servicing; and other associated infrastructure and engineering works at Wellington Place, Leeds, LS1 4AP

(Report attached)

The Chief Planning Officer submitted a report which sets out details of an outline application (means of access only) for a multi-level mixed use development, including demolition of existing office building, totalling up to 150,407 sqm (GEA) of development comprising office floor space (B1(a)) hotel (C1) residential (C3); and supporting uses (A1,A2, A3, A4, A5, D1, & D2); car parking (basement and multi-storey); public spaces, landscaping; cycle parking; access; servicing; and other associated infrastructure and engineering works at Wellington Place, Leeds, LS1 4AP.

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

The Planning Case Officer reported that, following publication of the report to Panel, a further representation had been received from Quod Planning Consultants representing YP Real Estate, who had an interest in a nearby site.  The Planning Case Officer outlined the contents of this representation to Members and officers responses on each point raised. This included a recommendation to add an extra condition requiring that the proposed loop road is managed so that it is only to be used to access the development and is not used by general city centre traffic. In addition, the Planning Case Officer clarified on two points outstanding in the report to Panel – that affordable housing would be provided at a level of 7% in accordance with policy requirements and the developer had committed to making a £250,000 transport contribution.

Planning Officers addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  Site / location/ context

·  Revised Masterplan – Phase 2

·  Existing buildings

·  Access arrangements

·  Active frontages: bar/restaurant, hotel, leisure use and back of house

·  Basement car parking

·  Proposed pedestrian and cycle linkages

·  Landscape plan

·  Flood risk strategy

·  Massing

·  Affordable housing obligation of 7%

·  Permeability through site to tie in with neighbouring schemes 

·  The application is seeking to achieve BREEAM excellent for commercial plots

·  Use of low carbon building techniques

·  Proposed Travel Plan and associated measures to promote sustainable travel

Members were reminded by Planning Officers, reinforced by the Chair, that the developer has submitted this outline application for means of access only – albeit some indicative detail has been provided at this stage for information and background context to the application proposals.

Members raised the following questions:

·  Accessing the “Leeds Highline” via the viaduct was a concern, had consideration been given to the provision of a ramp, up onto the viaduct, to enable equality of access (particularly by those with disabilities)

·  Car parking provision was raised as a concern

·  It was suggested that the loop road surrounds the residential buildings and therefore would undermine sustainable living and good standards of residential amenity for residents

·  It was suggested that connectivity between the former Yorkshire  Post site and the application site was important

·  Vehicles turning right onto Wellington Street may delay buses

·  The impact envisaged on the surrounding road network more generally

·  How it is envisaged that the out-of-centre Park & Ride facility could interact with the scheme in the long-term

In responding to the issues raised, Planning Officers said:

·  Members were informed that access to the top of the viaduct would be through the provision of lifts as  space constraints preclude provision of a ramp

·  The applicant was currently following car parking guidelines (in the Council’s policy and SPD) in terms of its proposed parking provision. It was suggested that, at this time the applicant was unsure of the car parking take up at the hotel and the residential development, but that the parameters established here would be an absolute maximum and act as a ‘marker’ for the developer of accepted levels.

·  Members were informed that the loop road services the development and would not be used for general access, so residential amenity should not be adversely affected.

·  Members were informed that enhanced pedestrian connectivity would be delivered between the former Yorkshire Post site and the application site as part of the proposals but it was not considered reasonable or proportionate to insist upon this from the start of the development.

·  Conditions in both the outline and reserved matters permissions will be drafted so as to ensure that all necessary infrastructure and connectivity requirements are sought from the developer, and can be suitably enforced (if expedient and proportionate to do so) in the event of default.

·  It was reported that network assurance work had been undertaken, there were two access points so any impact would be spread. It was determined that the network could cope with possible increased traffic numbers from the site and was within acceptable parameters.

In offering comments Members raised the following issues:

·  The 6 buildings, presented simply as blocks, does not provide enough information, they are “meaningless blocks”. These graphics need to be presented in a different format.

·  The provision of key views to and from the site would be useful

·  The massing of the buildings needs to be exciting and different, with overall design also requiring increased innovation

·  Climate change measures – permanent fresh / innovative solutions are required and a need to keep abreast of the Council’s developing approach to and requirements from a climate change / sustainability perspective

·   The development so far is “brilliant” and the landscaping will be enhanced as further development takes place

·  The architectural ambition for this site is very high and we need to keep pressure on the architect to deliver

·  Need for the architectural / design approach to be ‘at one’ with the existing and proposed new developments at Wellington Place

·  Concerns remain that the residential blocks are surrounded by the loop road and away from landscaped areas, but care must be taken to ensure an appropriate level of amenity is maintained for future residents of the development.

·  Concern that delivery of connections to surrounding areas and the “Leeds Highline” will need to be given clear focus to ensure they are provided to an appropriate standard, actually delivered, and ongoing access for members of the public maintained in perpetuity.

Commenting on the “meaningless blocks” the Chief Planning Officer acknowledged that the blocks had not been presented in an ‘exciting way on the submitted images. However, Members were reminded that the application is at the outline stage and agreement is being sought for access only – which has a very definite legal meaning in terms of what can be considered as part of this. The grey blocks had been shown on the images here to give a general view to Members of the site’s overall layout, but everything else can be considered further (including design) at later stages.

In summing up, the Chair thanked all parties for their attendance and contributions, commenting this was an ambitious and exciting scheme and the majority of Members appeared to be supportive of the application

RESOLVED –

(i)  That the application be deferred and delegated to the Chief   Planning Officer for approval subject to the draft conditions   included at Appendix 1 of the submitted report with the inclusion   of an additional condition concerning the use of the loop   road (and any others which he might consider appropriate)   and also the completion of a Section 106 Agreement to include   the following obligations:

• Affordable housing to be provided on site at a policy requirement of 7%

• Provision of pedestrian link to viaduct public open space

• Public access to open space area to be accessible 24 hours

• Maintenance of public open space areas

• Footbridge across the River Aire

• Contribution to off-site highways works (£250,000)

• Residential Travel Plan Fund (£250.25 per dwelling)

• Connection and location points to former Yorkshire Post site

• £19,000 Car Club Trial Fund

• Car Park Management Plan

• Employment and training opportunities

(ii)  In the event of the Section 106 Agreement not having 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.