Agenda item

To consider a report by the Chief Planning Officer which sets out details of an application which seeks the demolition of the existing buildings and construction of a new building for residential (Use Class C3) purposes incorporating communal areas for residents use, along with servicing, car parking, cycle parking, landscaping, highways and associated works, at Land off Foundry Street And Saxton Lane, Leeds, LS9 8HE.

(Report attached)

The Chief Planning Officer submitted a report which set out details of an application which sought the demolition of the existing buildings and construction of a new building for residential (Use Class C3) purposes incorporating communal areas for residents use, along with servicing, car parking, cycle parking, landscaping, highways and associated works, at Land off Foundry Street and Saxton Lane, Leeds, LS9 8HE.

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

The Planning case officer addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  Site / location / context

·  The site is located within the defined City Centre and within the boundary of the Aire Valley Leeds Area Action Plan and identified for housing

·  Re-use of brownfield land and a major investment on the East Street corridor 

·  Access is provided into the east of the site via Foundry Street, with direct access into the north of the Site from Saxton Lane.

·  Demolition of existing building

·  The proposal is for a three stepped building, with a middle section of 20 storeys and two side sections of 17 and 15 storeys.

·  Residential apartments to upper levels, 204 build to rent apartments: 110 x one bedroom apartments, 69 x two bedroom apartments, 24 x three bedroom apartments and 1x four bedroom apartment

·  Lobby/reception area, communal space, a bin store, maintenance workshop and plant room and cycle storage located at ground floor level

·  The area around the building is proposed surface car parking (11 undercroft spaces including 1 disabled space) plus a car club parking space, a sub-station and a loading bay and further cycle storage, set within a hard and soft landscaped scheme.

·  Serviced from Saxton Lane

·  Landscaping and planting

·  Materials pallet; brick tones/ metal cladding with bronze tones

·  Wind mitigation measures: baffles/ canopy’s

·  Amenity space / roof gardens

·  Photovoltaic Panels

·  Viability report from District Valuer

·  Affordable housing provision 3.43% (7units)

Members raised the following questions to officers/ applicants representatives:

·  How would noise insulation between the apartments be addressed

·  Were 11 car parking spaces sufficient

·  Were there any proposals for new/ enhanced health facilities or schools within the area

·  Had any public consultation taken place within the local area.

·  The wording of Policy H9 as set out in the submitted report – “All new dwellings should comply with minimum space standard” was the word should correct

·  The pedestrian and walking routes around the building, for safety reasons, it was important that these areas were well lit.

·  A number of Members expressed disappointment at the amount of affordable housing (7 units)

In responding to the issues raised, officers said:

·  Noise insulation between the apartments was the subject of building regulations control

·  Officers confirmed 11 spaces were sufficient, the site was in a sustainable location with access to the many amenities offered by the City Centre which would be within easy walking distance, including the bus and coach stations.

·  Members were informed that the Primary Care Network were currently in the process of mapping the area to establish future need. It was also understood that there were also proposals to replace the Burmantofts Health Centre. No comments had been sought from Children Services in respect of school provision for the area. The Planning Group Manager advised that in line with the Council’s adopted Community Infrastructure Levy (CIL) arrangements a redevelopment of this site was not required to provide a planning obligation towards local school provision since  such infrastructure provision was not identified in the site allocation plan for this site and the CIL payment from the development could be put towards future education provision in the area

·  The applicant’s representative confirmed that a consultation event was held in October 2019 which had a small number of attendees, there was also a leaflet drop to approximately 900 properties

·  Officers confirmed that “all new dwellings must comply with minimum space standard”

·  Members were informed that as part of the development a lighting and landscape scheme was required. The LCC Highways Officer confirmed the front entrance would open onto a major highway where street lighting was to a high standard. The Planning Group Manager advised Members that a contribution of £51k was included within the Section 106 for improvements to pedestrian connectivity

·  The Planning Group Manager explained that costs associated with developing a brownfield city centre site were high and could lead to viability issues. Members were informed the proposed affordable housing provision of 3.43% had been the subject of a viability assessment as allowed for by the Council’s adopted Policy and had been independently verified by the District Valuer

In offering comments Members raised the following issues:

·  A small number of Members expressed disappointment at the affordable housing provision

·  In general Members were satisfied with the design of the building

·  Members welcomed the connectivity to the City Centre

·  Members were of the view that a high quality lighting scheme was important

·  A number of Members were of the view that the landscape scheme/ greenspace provision required enhancement

·  One Member welcomed the provision of a four bedroom apartment suggesting young people welcomed shared accommodation

It was moved and seconded that the application be approved subject to the conditions specified in the submitted report and following the completion of a Section 106 Agreement.

Upon being put to the vote, the motion was passed 11 votes to 2

RESOLVED –

(i)  That the application be deferred and delegated to the Chief Planning Officer for approval, subject to the conditions specified in Appendix 1 of the submitted report (and any others which the Chief Planning Officer considers appropriate) and subject to the completion of a Section 106 agreement to secure the following obligations:

·  Employment and training of local people

·  The provision of publicly accessible areas

·  The provision of affordable units at 3.43% of the total provision, equating to 7 units, resulting in a contribution of £705,187.00

·  The provision of a travel plan fee of £3,845.00

·  Provision of one Leeds City Council Car Club provider parking space with electric vehicle charging point

·  Residential Travel Plan Fund which includes a contribution towards pedestrian connectivity of £51,051.00

·  A contribution for Traffic Regulation Orders to address potential overspill parking of up to £10,000.00.

·  A management fee

(ii)  In the event of the Section 106 Agreement not having been completed within 3 months of the Panel resolution to grant planning permission, the final determination of the applications shall be delegated to the Chief Planning Officer.