Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the demolition of existing building and erection of student residential accommodation development with flexible commercial space (use classes A1, A2, A3, A4, A5 or D2), 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 an application which sought the demolition of an existing building and erection of student residential accommodation development with flexible commercial space (use classes A1, A2, A3, A4, A5 or D2) site of Leeds College of Technology, Woodhouse Lane, Cookridge Street and Vernon Street, Leeds, LS2 8BL.

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

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

·  Site/ location/context

·  The site is within a sensitive heritage setting, directly abutting the northern edge of the City Centre Conservation Area, the Queen Square Conservation Area is situated across Woodhouse Lane to the north east with a number of listed buildings close to the site

·  The proposal is to demolish existing building and to construct a multi-level building in its place

·  20 storeys in height with part 6,7,8 and 9 storey linked elements located to the west

·  The building would contain 465 bed spaces (385 bedrooms in 4,5,6,7 and 8 bedroom clusters and 80 studios.

·  Cluster bedrooms would range in size from 13.25m2 to 18m2 with supporting cluster amenity spaces ranging from 23m2 for the four-bedroom clusters to 40m2 in the largest clusters. The studios would range in size from 21-27m2, with an average size of 23.5m2. A total of 442m2 of dedicated amenity space (in addition to the cluster kitchen amenity spaces) would be provided for the students at lower and upper ground levels of the building.

·  Areas for secure cycle storage, bin storage and plant would also be provided at lower and upper ground levels.

·  The new scheme would provide level access and permeability within the street scene

·  New courtyard spaces would be provided

·  New widened footpaths would be provided around the site

·  Removal of the existing car parking spaces was currently being sought

·  A loading bay would be formed on Cookridge Street to enable servicing of the building

·  Photovoltaic to be located on the roof space

·  Materials – reconstituted cast stone cladding with glazed curtain walling

·  Street trees to be planted along Woodhouse Lane and Cookridge Street.

·  Glazing to linked elements

·  Proposals for public art

Members raised the following questions to officers:

·  Members queried why the average room size appeared to have been reduce from 25m² to 23m²  following the pre application presentation

·  Where was the loading area/ lay by located

·  Members questioned if the proposed environmental treatment for the area, with only a small number of trees was sufficient. Had any consideration been given to the provision of hedges, living/ greenwalls

·  Commenting on the use of carbon capture trees, Councillor Nash suggested that not all trees were tolerant to pollution, they also shed leaves in the winter period and trees in planters often struggled to become established. Councillor Nash requested if she could be provided with a list of the tree species to be provided

·  Could clarification be provided as to what was being located on the smaller rooftops

·  The contributions/ obligations associated with the Section 106 Agreement appeared to be on the low side

In responding to the issues raised, Planning Officers/ applicant representatives said:

·  The architect informed Members that the number of bed spaces at the pre application stage was 458, the full planning approval was now seeking 465 bed spaces, there was also more detailed design which had impacted on the size of the bedroom areas

·  Members were informed that the loading bay/ servicing area was located on Cookridge Street, with the lay by being located on the road

·  Members were informed that the intention was to use carbon capture tree species. Living/ green walls had been considered but long term management and maintenance implications were considered to be prohibitive

·  The City Centre Team Leader confirmed that a list of the proposed tree species would be supplied to Councillor Nash

·  Members were informed that photovoltaic cells would be located on some of the roof tops together with amenity space

·  The City Centre Team Leader confirmed that all contributions/ obligations associated with the Section 106 Agreement were in accordance with established planning policy

In offering comments Members raised the following issues:

·  In general, Members welcomed the building design

·  Members welcomed the inclusion of photovoltaic cells but would also like to see further zero carbon proposals to reflect the City Council’s health and climate change agenda

·  There was a desire to see/ understand the proposals for Vernon Street/ Cookridge Street

·  All Members were of the view that further consideration was required as to the provision of living/ green walls or alternatively a “Virginia Creaper” which was low maintenance. The suggestion that long term management and maintenance implications was a prohibitive factor, was not acceptable

·  Members welcomed proposals for public art celebrating former students/ Lecturers/ Professors or other relevant people, diverse in representation so as to ensure diversity and broad representation

·  In terms of the Section 106 Agreement, more challenging contributions/ obligations should be investigated

·  Could the timescale for the completion of the Section 106 Agreement be adhered to, or could a realistic timescale be provided in the first instance

·  It was the general view of Members that there was a desire to see other schemes come forward for city centre living for other members of the population in addition to students

Commenting on the latter point the Chief Planning Officer said the Site Allocation Plan had now been adopted and proposals for up to 20,000 houses would now be brought forward across all markets. Housing delivery was a key priority within the Core Strategy

In summing up, the Chair thanked all parties for their attendance and contributions, commenting that Members appeared to be generally supportive of the application. However, the provision of living/ green walls was clearly an important issue for Members and due consideration was required by the applicant. The City Centre Team Leader stated that the matter could be considered further and reported back to Panel. 

RESOLVED –

(i)  That the application be deferred and delegated to the Chief Planning Officer for approval subject to conditions specified in Appendix No. 1 of the submitted report (and any others which he might consider appropriate) and also the completion of a Section 106 agreement to include the following obligations:

·  Accommodation for use solely by students in full-time higher education;

·  Travel plan review fee of £3,252;

·  Implementation of approved travel plan;

·  Removal of College of Technology parking from Vernon Street;

·  Contribution of £150,000 towards Vernon Street environmental improvements;

·  Contribution of £18,095 per space lost towards the loss of pay and display income;

·  Contribution of £7,500 for traffic regulation orders, including to provide a loading bay on Cookridge Street;

·  Local employment and training initiatives;

·  Section 106 management fee of £2250.

(ii)  In the event of the Section 106 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.