Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre application proposal for a major development relating to a build to rent residential development of up to 20 storey’s in height with 204 apartments, landscaping, ground floor parking and associated works at land off Marsh Lane Saxton Lane and Foundry Street, Leeds, LS9 8HE

(Report attached)

The Chief Planning Officer submitted a report which set out details of a pre-application proposal for a major development relating to a build to rent residential development of up to 20 storeys in height with 204 apartments, landscaping, ground floor parking and associated works at land off Marsh Lane, Saxton Lane and Foundry Street, Leeds, LS9 8HE.

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 proposal is for one building, 20 storeys in height, stepping down to 17 then 15 storeys

·  Built to rent development with a total of 204 apartments: 110 x 1 beds, 82 x 2 beds, 11 x 3 beds and 1 x 4 beds

·  All apartments achieve minimum space standards (CS Policy H9)

·  Bike storage areas, maintenance workshop, plant and bin storage located at ground floor level

·  Residential community space provided in 3 locations

·  New improved access from Foundry Street

·  A total of 11 car parking spaces were proposed (6%)

·  194 long-stay cycle parking spaces and 20 visitor cycle parking spaces would also be provided.

·  The scheme would satisfy Core Strategy Policy EN1 (Climate change) and EN2 (Sustainable design and construction)

·  Desk top wind assessment undertaken to demonstrate necessary wind mitigation measures

·  Affordable housing 7%, commuted sum in lieu of on-site provision (CSSR Policy H5 (iii))

Members raised the following questions:

·  The proposed car parking provision appears to be low (6%) what is the thinking behind this

·  How would affordable housing provision be delivered and why has an off-site commuted sum been proposed

·  Car parking was a problem in the surrounding area, were there any measures proposed to address parking in the area 

·  Was it envisaged to provide any pedestrian links with Saxton Gardens and surrounding residential areas

·  Could more details be provided about the street level greenery and any wind mitigation proposals

·  The building would be located at a busy road junction, were there any proposed noise mitigation measures and measures to ensure suitable air quality for future residents

·  Would the applicant be willing to make a contribution towards public transport

·  Why is there to be provision of only 1 x 4-bedroom unit

·  There was a desire to provide a footbridge across Marsh Lane, would the applicants be willing to contribute to the scheme

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

·  The Architect suggested that evidence and experience at neighbouring developments has shown potential residents increasingly do not require a car parking space due to the sustainable location.  The applicant wants to give more innovative transport solutions here, including the option for residents to use an electric Car Club facility if required

·  If highway control measures are required to deal with overflow parking on surrounding streets, the applicant would be prepared to discuss with highways officers and consider appropriate mitigation measures

·  The applicant informed Members that their preferred option was to provide a commuted sum in lieu of on-site affordable housing provision at 7% in accordance with CSSR Policy H5 (III)

·  The Architect said service vehicles would be able to access the site via Foundry Street and a lay-by would be provided on Saxton Lane. It was suggested that such measures may assist in reducing on street parking in the area.

·  The Architect explained that a green screen would cover the wind mitigation structures and would also soften the edges of the building, with further proposals for greenery to be developed as the design progresses

·  The Architect confirmed a mechanical ventilation system would be incorporated within the building design to mitigate against traffic noise and ensure appropriate air quality.

·  The applicant informed Members that there is a good provision of 3-bed units (24 no.) and a single 4-bed unit (1 no.), such that in excess of 12% of the units to be provided are 3- or 4-bed.  This is in excess of the usual provision in city centre residential developments of this type.

·  The applicant confirmed that a contribution towards public transport would be made if there was a need identified, this was policy compliant, and it satisfied the necessary statutory tests for such a contribution to be legally provided.

·  The applicant confirmed that if identified as necessary, policy compliant, and it satisfied the necessary statutory tests, it may be possible to make a contribution to the footbridge across Marsh Lane, albeit any contribution over and above the Sustainable Travel Fund may cause viability concerns.

In offering comments Members raised the following issues:

·  The majority of Members were supportive of the scheme, commenting it was good design and well thought through

·  One Member suggested that the window and fenestration design appeared to be a little weak

·  Members welcomed the fact that the scheme would achieve Core Strategy Policy EN1 (Climate Change) and EN2 (Sustainable design and construction), including with lessened reliance on cars being encouraged amongst residents

·  A number of Members expressed the view that the affordable housing provision requires providing on site.

·  One Member suggested that a revised policy on the provision of affordable housing needs to be brought forward 

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

·  Members were supportive of the proposed housing mix and welcomed the provision of additional 3 bedroom accommodation.

·  Members were supportive of the emerging scale and form of the proposed building

·  Members were generally supportive of the emerging elevational treatment to the proposed building.

·  Members were of the view that the approach to car and cycle parking provision and servicing was acceptable, but noted that they would welcome a contribution being made to the footbridge across Marsh Lane.

·  It was the wish of a number of Members that the affordable housing provision should be provided on-site.

Commenting on the issue of affordable housing, the City Centre Team Leader reminded Members that the Council had adopted the CSSR as recently as September 2019.  Under the relevant CSSR policy, built to rent schemes were allowed flexibility in respect of affordable housing provision with options to provide a commuted sum in lieu of on-site provision (CSSR Policy H5 (iii) referred).  No preference on the Council’s part is expressed within this policy, such that which alternative is chosen in respect of affordable housing provision is left to the applicant to decide. Any revision of the CSSR policy would have to follow the appropriate statutory process and cannot be arbitrarily altered.

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

RESOLVED –

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

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