Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the proposed demolition of existing office buildings and redevelopment to provide offices (B1) with a flexible range of supporting uses (A1-A4, D1 and D2), with new access to double basement with cycle and car parking, high level terraces and improvements to the public realm at land bounded by Wellington Street / Grove Street, Cropper Gate, Skinner Street and Lisbon Street, Leeds LS1 4LT

(Report attached)

With reference to the meeting held on 6^th December 2018 when Members received a pre-application presentation in respect of this site, the Chief Planning Officer now submitted a report which set out details of an application which sought the proposed demolition of existing office buildings and redevelopment to provide offices (B1) with flexible range of supporting uses (A1 – A4, D1 and D2), with new access to double basement with cycle and car parking, high level terraces and improvements to the public realm at land bounded by Wellington Street/ Grove Street, Cropper Gate, Skinner Street and Lisbon Street, Leeds 1.

Members visited the site prior to the meeting. 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 proposal is to demolish the existing buildings on site and replace with a single building up to 17 storey’s in height

·  The basement would contain car parking for 120 vehicles, including 12 disabled bays and 12 electric charging spaces and a cycle hub incorporating cycle storage, changing areas, lockers and drying space

·  Four commercial units would be located at ground floor level together with main office reception located on the south-eastern corner of the building, with a secondary access from Skinner Street

·  Large external terraces located on the upper levels with ornamental planting

·  The building elevations would be predominantly glazed curtain walling overlaid with a bronzed metal frame breaking the elevation into smaller modules

·  Granite planters located either end of new bench seating to Grove Street with landscaping proposals identifying up to 15 new trees

·  Footways around the north, east, west and southern edges would be widened to 3.1m, 3.1m and 4.5m respectively

·  The open bus stop to the front would be replaced with an enclosed one

Members raised the following questions to officers/ applicant’s representatives

·  Was all the land within the “red line” under the control of the developer

·  Members expressed concern that there were no comments from the Access Officer contained within the submitted report

·  The public realm should be considered as “shared spaces” and as such could paths within that space be marked for the visually impaired

·  Had the species of trees to be planted been identified yet, particularly with consideration being given to ensure these would be resistant to traffic pollution as far as possible

·  The proposed new building was predominantly a glazed structure, would it be difficult to cool

·  Where was the pick-up and drop-off area located

·  Level access to the building was achieved via Skinner Street, this appeared to be a long distance to travel for a disabled person, particularly from any proposed pick-up and drop-off location

·  Would “light pollution” from the building be an issue

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

·  Officers confirmed that all land within the green line was in control of the developer and land between the green line and red line was adopted highway. Referring to the “building line” Members were informed that work was also being carried out below ground

·  Members were informed that the Access Officer had been consulted and had raised no objections to the principle of the development, but this was not stated within the report

·  Transport Strategy officers have undertaken pre-consultation meetings with the relevant user group(s) to ensure that equal access requirements are appropriately considered and taken into account in relation to the application

·  Members were informed that shared spaces could be delineated and include appropriately differentiated surfaces to mark-out cycle paths, which would be provided for as part of the s278 Agreement

·  The LCC Tree Officer confirmed that careful consideration would be required when determining the species of trees to be used taking into account issues such as depth of soil, the trees root system and underground services

·  The Architect informed Members that the building incorporated new technologies / mitigation controls which prevented the building from overheating (Coated glass and ventilation systems)

·  The LCC Highway Officer confirmed that a pick-up and drop-off area was located on Skinner Street, and all existing Pay & Display bays (except those on Cropper Gate) will be removed and replaced with loading bays.  It was further confirmed that a clear frontage is to be retained on Wellington Street Officers confirmed that the Main Entrance (Wellington Street) was accessed via stairs with a graded slope and ramp running across the front of the building, as  raising of the building floor level is  required to avoid flood risk. There was secondary level access on Skinner Street with the ability to drop off close to this entrance 

·  The Architect informed Members that active lighting would ensure rooms were not lit when there was no one present outside core office / working hours and external and internal lighting would not have a major impact on neighbouring properties

In offering comments Members raised the following matters:

·  The majority of Members welcomed the design of the building

·  Disabled access was a significant concern for Members and it was felt that the potential travel distance for wheelchair users to the Main Entrance were too long, such that an alternative access solution would be welcomed

·  One Member suggested the base of the building could be

re-designed to provide a more solid appearance 

·  Careful consideration was required as to the type of trees to be planted, in particular the ornamental planting on the upper external terraces, as well as to ensure that there would be suitable ground conditions for the tree planting to the publically-accessible areas at Grove Street

·  This building would accommodate a large number of people, could the replacement bus shelter be of a suitable size to accommodate a large number of people

·  Could it be ensured that the comments of the Access Officer are incorporated within the reports to Members

The Chair thanked the developers for their attendance and presentation, commenting that Members were generally supportive of the design of the building but disabled access and landscaping were areas where further discussions/ negotiations were required.

RESOLVED –

(i)  That the application be deferred and delegated to the Chief Planning Officer for approval subject to further discussions in respect of the; disabled access arrangements, a satisfactory planting scheme and subject to the conditions specified in Appendix 2 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:

•   Compliance with agreed Travel Plan measures and a review fee   of £21,163

•   1 car club space to be provided on-street outside the site;

•   A contribution of £13,505 for Car Club free trial;

•   Contribution of £10,234 per space lost for removal of Pay and   Display parking spaces outside the site;

•   24 hour public access around the periphery of the site;

•   Local employment and training initiatives;

•   Section 106 management fee (£2,250).

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