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 part 4, part 10 and part 32 storey student accommodation building with commercial unit (Use Class A1, A3 or A4 or D1), D1 unit at upper ground level and associated access; parking; alterations to public realm and landscaping works on the site of 44 Merrion Street, Leeds, LS2 8LW

(Report attached)

With reference to the meeting of 20^th February 2020 when the Panel received a pre-application presentation on the emerging redevelopment proposals,

the Chief Planning Officer now submitted a report which set out details of a

an application which sought the demolition of the existing building and erection of part 4, part 10 and part 32 storey student accommodation building with commercial unit (Use Class A1, A3 or A4 or D1), D1 unit at upper ground floor level and associated access; parking, alterations to public realm and landscaping works on the site of 44 Merrion Street, Leeds, LS2 8LW.

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

The City Centre Team Leader addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  Site / location / context

·  Situated within an emerging cluster of tall buildings in the Arena area

·  Proximity to neighbouring properties, St John’s Church 55m away

·  The existing building is a redundant red brick office block (Former Santander Building)

·  Positive feedback/ support received at the pre-application stage

·  Historic England and the Leeds Civic Trust had objected to the proposal commenting that the proposal was unduly dominant

·  The proposal is to demolish the existing building and construct a multi-storey student residential-led development comprising a 4 to 10 storey street building with a tower element rising up to 32 storey’s containing a total of 660 student bedrooms (A mix of cluster and studio apartments)

·  Shared communal space 1100sqm

·  Night time lighting scheme

·  Triple height entrance hall

·  Double height ground floor frontage with retail space

·  Public realm and connecting corridors, high quality landscaping scheme including green walls and planters, aspiration to include greenery within the arcade space

·  Servicing area to be located to the rear of the building, accessed from Merrion Place. Two disabled parking spaces located in this area

·  Materials – the building podium to include red brickwork and ceramic tiling with deep windows and utilising quality materials in context with the street scene, the tower element to be extensively glazed in clear fritted double glazed panels, perforated metal screen and insulated panels faced with black painted glass

·  Aspiration to reduce dominance of the highway along Merrion Street, potentially narrowing the carriageway; reducing or relocating the taxi rank and decluttering street furniture

Members raised the following questions:

·  Had any pre-application wind surveys be undertaken

·  Could the provision of green walls be extended within the landscape scheme

·  This buildings green credentials/ aspect need designing into the building from the start, they should not be just an “add on”

·  The CGI graphics, were they a true representation of how the building would look, in particular the materials

·  In terms of the level of student accommodation within the City Centre, was the city approaching saturation point

·  In view of Covid19 was there a danger that international students may not return

·  Were there any proposals to remove buses from Merrion Street

·  Could the tower element be repositioned to the west side of the site to be less dominant

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

·  Members were informed that wind impact assessments had been undertaken and had been independently peer reviewed. Subject to provision of mitigation measures (wind baffles and redesign of vertical columns to the east of the Merrion Street frontage) the proposals would result in an acceptable wind environment.

·  Members were informed that there was little opportunity for further green walls given the 3 storey glazed entrance hall, the detailed design to the podium element and the limited gaps to neighbouring buildings. However the proposals would provide views of the proposed green wall through the glazed atrium space and would include soft landscaping on the roof which would be visible from the roof edges.

·  Members were informed that biodiversity was included within the building and carbon reduction was at the heart of the design

·  The Architect said a unique and bespoke building was been created in the centre of Leeds. The tower would be fully glazed and capture light throughout the day, the building would not be a static image but be constantly changing. The solid base was all about setting the street scene. In terms of materials, sample panels could be viewed at condition discharge stage

·  Members were informed that recent studies had suggested that up to 38,000 students were not living in purpose built accommodation

·  The developers were of the view that there was still a demand for student accommodation in the city and they remained confident in their investment

·  In responding the Highways Officer said there was an expectation that buses in the future would no longer use this part of the loop road for stopping

·  Members were informed that moving the tower element to the western side would have an adverse impact on the residential windows to Symons House.

In offering comments Members raised the following issues:

·  All Members welcomed the scheme commenting that; this was a really strong proposal, the building looked fantastic, this building is iconic in design and will enhance the skyline

·  Members were of the view that the height, scale and massing were right for this area

·  Members emphasised the need for quality materials, sample panels need to be viewed as the scheme develops

·  Members welcomed the landscaping proposals including the provision of green walls, it was further suggested that the greenery be extended to the roof tops

·  Some Members commented that the tower emerging from the base was a really clever design concept

The Chair thanked the developers for their attendance and presentation commenting that this was a really impressive scheme and Members were clearly supportive of the development.

RESOLVED –

(i)  That the application be deferred and delegated to the Chief Planning Officer for approval subject to the specified conditions identified in Appendix 2 of the submitted report (and any others which he might consider appropriate) and following the completion of a Section 106 agreement to include the following obligations:

·  Occupation of student accommodation solely by students in full-time higher education during recognised term-times

·  Compliance with agreed Green Travel Plan measures and an indexed review fee of £4,609;

·  Contribution of £400,000 (indexed) towards off-site highway and

  environmental improvements on Merrion Street;

·  24 hour public access through the site;

·  Local employment and training initiatives;

·  Section 106 management fee £2,250.

(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.