Agenda item

To receive the report of the Chief Planning Officer for the residential development of 153 dwellings and associated works at land off Beckhill Approach and Potternewton Lane, Meanwood, Leeds.

(Report attached)

The report of the Chief Planning Officer set out an application for 153 dwellings and associated works at land off Beckhill Approach and Potternewton Lane, Meanwood, Leeds.

Members had attended a site visit earlier in the day. Photographs and slides were shown throughout the presentation.

The proposal was for the erection of 153 dwellings consisting of 24 apartments and 129 dwellings. All of the flats would be 2 bed with the dwellings consisting of 31 two bed, 72 three bed & 26 X four bed at a vacant site located off Beckhill Approach. The site formally contained a school and some sheltered accommodation, these had been demolished.

The Panel were informed of the following key points:

·  The proposal creates a development of predominantly residential dwellings and apartments

·  The surrounding area predominantly consists of residential dwellings, with the Beckhills Estate to the South-East, and flats to the North-West along Stainbeck Lane

·  Meanwood Centre is approximately 300 yards to the West; bus accessibility on Steinbeck Road

·  The proposal includes 11 affordable units

·  The development would be served by two accesses, one off Potternewton Lane and the other Beckhill Approach; the proposal would require the formation of a new junction on to Potternewton Lane as well as Beckhill Approach

·  2 car parking spaces per dwelling

·  To the South of the site, work is proposed to locate a drainage attenuation tank, with the inclusion of an access point for vehicles

·  Alterations are proposed to retaining an existing wall located to the South-East of the site, and visual work would be undertaken by the local community

·  A total of 56 trees would be removed to facilitate the public open space and improve drainage; 7 of the trees being removed are TPO protected. In respect of this, 90 trees would be replaced on site.

·  Two, 3 storey apartment blocks would include 12 apartments per block, being 2 bed apartments, some of which have ensuite facilities

·  The on-site greenspace would be a central feature of the development, and would include a MUGA (Multi Use Games Area) and an informal play area

·  The car parking area would include additional planting

·  There would be no significant impact in regard to highways and electric charging points would be provided for each dwelling

·  The proposal incorporates measures to reduce the impact of non-renewable sources

·  It was highlighted that there had been no objections from local residents nor ward members

·  Following the distribution of the submitted report, Members were informed of an addition of the following conditions and amendments:

  I.  Details of scheme for delivery, and verification of delivery, of accessible housing.

  II.  Details of existing and ground levels and finished levels of new buildings to be submitted and approved.

  III.  S106: Residential Travel Fund figure of £82,082 is based on old layout for 164 units. The new figure should be £76,576.50.

Members’ raised the following with officers:

·  Details on whether local residents would be employed for future job opportunities

·  Whether additional trees could be salvaged

·  Whether there was a loss of habitats, and if so, what measures would be put in place to encourage wildlife back to the site

·  To consider amenities in the play area for children with disabilities

·  The types of trees that would be replaced and a request that a copy of the indicative landscaping scheme is sent to a Panel Member

·  Concern that the ginnels would attract levels of ASB

·  Whether the structure of the existing MUGA building, would be efficiently re-used

·  In regard to the concrete wall, a suggestion was made that creepers are planted for visual aesthetic purposes.

·  The consideration undertaken in regard to planned traffic

Responding to Members questions, the Panel were informed of the following:

·  The Section 106/S111 required the applicant to liaise with Employment Leeds, to employ locally and within the Leeds District.

·  In regard to tree loss, Members heard that extensive work and negotiations had taken place to look at alternate solutions i.e. the layout of the MUGA. However, due to the different levels on site, it wasn’t possible to salvage any additional trees in that particular location. Additionally, a remediation strategy had been undertaken.

·  The development maximised greenspace along the edge of the site, providing good connectivity and recreational space, meeting the aspirations of the Beckhill Framework.

·  A detailed landscape plan had been created to show the trees planted along the road including shrubs and hedgerows, all of which would be beneficial for carbon capture. Further to this, a Member requested details of the landscaping scheme.

·  The Ecology Plan details that the land is neutral grassland with no protected species. Members were informed that there are opportunities to improve biodiversity and there is an existing condition to protect bats and bird boxes across the site.

·  In response to the siting of the apartments, the mass of the blocks are deemed appropriate with the spatial separation of the houses and surrounding greenspace.

·  The deliverability of the MUGA would help in terms of ASB within the locality.

·  It was confirmed that there would be no public ginnels, and these would provide a route for the properties, whilst also being gated and only accessible by the residents. Mid terrace unit to create access to the frontage of the properties, for their bins.

·  In terms of the construction scheme, the conditions set out in the submitted report at 14 & 15 have to be satisfied. There are a few access points, with main roads easily accessible.

·  The Chair sought clarity on how local framework such as the Beckhill Neighbourhood Framework, was produced for other communities. Officers confirmed that the document set the agenda for developers including the objectives and design criteria. The Legal Officer clarified that the framework wasn’t legally binding such as a Neighbourhood Plan (NP), and set out the key principles for communities.

The Panel welcomed the engagement and community involvement that had been undertaken by the applicant, and the 3:1 off-site tree planting replacement initiative.

RESOLVED – To defer and delegate approval to the Chief Planning Officer subject to the signing of a Section 111 agreement to cover the following:

·  Affordable housing – 11 properties in total;

·  Real time passenger information display at a cost of £10,000 at bus stop 10858;

·  Bus shelter to be provided at a cost of £13,000 at bus stop 11123

·  Travel Plan review fee £3384;

·  Residential Travel Plan Fund £76,576.50 [figure amended at Panel to reflect reduction in total number of units being provided];

·  Commuted Sum for the Council to undertake the on-site greenspace works £475,514.39;

·  Local Employment & Skills Initiative;

·  Off-site tree planting, to meet the requirements of Policy LAND2, within the local area.

And with the inclusion of the following additional conditions:

·  Details of scheme for delivery, and verification of delivery, of accessible housing;

·  Details of existing and ground levels and finished levels of new buildings to be submitted and approved;

·  Wheel washing facilities for construction traffic be implemented before construction works starts on site;

·  The submitted landscaping scheme to be shared with Cllr Nash;

·  To discuss the potential for the re-positioning of the apartment blocks with the applicant;

·  That the relevant neighbourhood cleansing team be advised that the site needs to be cleaned in light of the amount of litter on the site.