Agenda item

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for proposed residential development of 380 dwellings on land at Red Hall Lane, Red Hall, Leeds.

(Report attached)

To consider a report by the Chief Planning Officer which sets out details of a pre-application presentation for proposed residential development of 380 dwellings on land at Red Hall Lane, Red Hall, Leeds.

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 site is located immediately to the north of the existing main urban areas and spans between the existing Ring Road (A6120) and Wetherby Road (A58)

·  The development is a key component of the East Leeds Extension

·  This application is sited on the former LCC Horticultural Nursery which existed at the western side of the site.

·  The proposal is for a residential development of 380 dwellings on the Red Hall site, excluding Red Hall House

·  Concept Masterplan

·  Green infrastructure opportunities plan – Buffer planting, wild flower planting, biodiversity strategy, communal orchard, equipment area for play and fitness trails

·  Landscaping and public realm through the site

·  Public consultation – 1500 leaflets circulated, engagement with local Parish Council and details of the development are included on the developers website

·  Street scene/ house types

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

·  The proposed house types, would these be taken from the developers existing pattern books or had they been designed bespoke for the site.

·  The proposed garages, were these large enough to accommodate a standard family sized vehicle.

·  How do you prevent residents from parking on the pavement

·  Could acoustic fencing be installed along the boundary with the ELOR

·  The proposed scheme suggested there would be through routes throughout the site, were there any proposals to prevent ‘rat running’. 

·  The public right of way through the site, where did that lead to

·  Could consideration be given to safe walking and cycling routes, particularly ensuring cyclists and pedestrians were kept separate from the vehicular traffic.

In responding to the issues raised, the applicant’s advised as follows:

·  Members were informed that the developers had a wide range of house types within their catalogue, but house types could be adapted to fit the local area. It was also reported that the proposed design of the apartments would be unique to this site.

·  The applicant’s representative confirmed that the garages were large enough to fit a standard family sized vehicle

·  Members were informed that there was sufficient space on the driveway to accommodate parking, all of which was in the curtilage of the property.  However, whether residents do utilise the parking facilities within the curtilage of their own properties was not something the developer could fully control.

·  Members were informed that acoustic modelling report was being prepared as part of the application proposal which may identify that acoustic fencing or similar noise mitigation measures are required.

·  The Applicant’s representative said consultation with LCC highways was ongoing, a through road would be beneficial for the purposes of accessibility but there was awareness of the potential for this to cause ‘rat running’.  The applicant intended to work with LCC highways to incorporate necessary design features to try and mitigate this.

·  The public right of way ran in a northerly direction from Red Hall Lane towards the village of Shadwell.  ELOR has been designed to incorporate and retain the existing public right of way, via a footbridge.

·  Members were informed that a detailed lighting scheme would be considered for the footpaths. The footpath routes as currently proposed also benefit from some natural surveillance.

·  Detail was provided of the footpaths and cycleways around the site, with reference to the Concept Masterplan. The footpath and cycle links were noted as being completely separate to the vehicular highway.

In offering comments, Members raised the following issues:

·  Members were generally supportive of the proposals

·  Members acknowledged and welcomed the consultation that had taken place

·  Members were of the view that the development needs to be iconic with all house types having a strong contemporary design and exceptional in quality

·  High quality greenspace was required, the proposal to wrap the greenspace around the site was welcomed

·  Further consideration needs to be given to prevent parking on grass verges and pavement.

·  Consideration needs to be given to ensure a strong approach across the development to carbon reduction and sustainability credentials.  There was the opportunity for the development to become an ‘iconic’ site in respect of the LCC’s climate change agenda also. 

·  All Members were of the view that through routes could lead to rat running problems and careful consideration was required to address this issue

·  Consideration needs to be given to mitigation measures to reduce traffic noise from the ELOR

·  This development forms part of the East Leeds Extension creating up to 5,000 new dwellings. It was important that work was undertaken strategically along the ELOR with all developers, to put in place the necessary health, education and transport provisions.

In offering comments on the officers’ questions in the report:

·  Members were supportive of the emerging principles in respect of the design and layout, but further information was required on the details.

·  The development needs to be iconic with all house types having a strong contemporary design, all units meeting adopted standards, accessible housing units should be included and there should also be 15% affordable housing provision.

·  Further details were required in relation to the landscape proposals.

·  In relation to transport and connectivity, Members were of the view that through roads should be minimised or incorporated with appropriate speed reduction design features, because they could otherwise lead to ‘rat running’ problems.

·  Work strategically along the ELOR and across the ELE with other developers to put in place the necessary health, education and transport provisions.  The overarching, master-planning element should not be missed.

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