Agenda item

PREAPP/19/00240 - Pre-application proposal for full planning permission for a 13-storey building for hotel accommodation (Use Class C1), bar and restaurant (Use Class A3 and A4), landscaping and associated works at Sovereign Square, Sovereign Street, Leeds.

To consider a report by the Chief Planning Officer which sets out details of a pre- application proposal for full planning permission for a 13-storey building for hotel accommodation (Use Class C1), bar and restaurant (Use Class A3 and A4), landscaping and associated works at Sovereign Square, Sovereign Street, Leeds 10.

 

 

 

(Report attached)

 

 

Minutes:

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

pre-application proposal for full planning permission for a 13 storey building for hotel accommodation (Use Class C1), bar and restaurant (Use Class A3 and A4), landscaping and associated works at Sovereign Square, Sovereign Street, Leeds, LS1 .

 

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

·  New building to be in context with the surrounding area

·  13 storey building for hotel accommodation

·  321 short and long-stay rooms with ground floor bar and restaurant

·  Materials – use of two types of brick, terracotta and a light beige, with recessed detailing around the recessed window bays. The ground floor frontages would be behind a colonnade, which would feature recessed detailing around the “arch”- heads and down the columns with fully glazed frontage behind.

·  There would be two entrances to the hotel, both accessed from Sovereign Square.

·  There would be no dedicated car parking

·  Deliveries and refuse collection would be accessed from Swingate, from the existing multi-storey car park access road.

·  Provision of urban park space

 

Members raised the following questions: 

 

·  What effect would sunlight have on the arches and architectural shadowing proposed

·  The hotel accommodation, could more clarification be provided about short and long stay rooms

·  What was the relationship between the building and the rill, particularly whether  a walking space is to be retained alongside the rill

·  There would be no servicing from the rear of the building

·  Height of the building proposed in the context of surrounding buildings

·  In terms of the lighting scheme, could some assurance be provided that there would be no “dark areas”

 

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

 

·  It was suggested that as the sun moves around the building the shadows on the arches would change and highlight the characteristics of the building

·  Members were informed that the accommodation arrangements would comprise usual short-term hotel stays, but with some as extended stays of 2-3 nights or more that were similar in nature to a apart-hotel – with studio rooms being available for these extended stays, but with Members being reassured that the only intention was for use as a hotel under Use Class C1.

·  Seating was provided in close proximity to the rill so people using that outside space could experience the rill, crossing it and sitting alongside it etc. with walking space and seating to be provided in the Square.

·  Members were informed that service vehicles would use the existing route into the proposed service area.

·  The intention was to create security by design, so the lighting scheme could be enhanced if considered necessary.

 

In offering comments Members raised the following issues:

 

·  The majority of Members welcomed the modern design of the building

·  Members requested that strong carbon reduction measures be incorporated within the development

·  The need to ensure that servicing arrangements do not require vehicles and access over the Square in any way that will interfere with sustained use of this space by the public

·  More consideration was required to the external lighting strategy to ensure a safe night time environment

·  Sample material should be provided at the reserved matters stage

 

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

 

·  Members were of the view that the principle of hotel development was acceptable at this site

·   There was strong support for the layout, massing and emerging design of the building, sample materials to be provided at the reserved matters stage

·  The majority of Members were supportive of the approach to landscaping around the proposed building

·  The approach to servicing provision, transport access and pick up and drop off arrangements at the site were considered acceptable

 

The Chair thanked the developers for their attendance and presentation suggesting that Members appeared to be generally supportive of the scheme and welcomed the submission of a formal application.

 

RESOLVED –

 

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

 

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

 

 

Supporting documents: