Agenda item

To consider a report by the Chief Planning Officer which sets out details of

Pre-application Presentation for a proposed mixed use scheme comprising two student residential accommodation buildings and a multi-use event building on the site of Yorkshire Bank, Merrion Way and land fronting Clay Pit Lane, Leeds LS2 8NZ.

(Report attached)

The Chief Planning Officer submitted a report which set out detail of a

pre-application presentation for a proposed mixed-use scheme comprising two student residential accommodation buildings and a multi-use event building on the site of Yorkshire Bank, Merrion Way and land fronting Clay Pit Lane, Leeds LS2 8NZ.

Site photographs, plans, a model and materials were displayed and referred to throughout the discussion of the application.

The Planning Case Officer and applicant’s representatives addressed the Panel, speaking in detail about the proposal and highlighted the following:

·  Site / location / context

·  The site is located within an area which was designated as a Prestige Development Area in the 2001 Unitary Development Plan where large scale, landmark, buildings were encouraged at a gateway into the City Centre.  The Tall Buildings SPD, adopted in 2010, identified the area in which the site is located as having an opportunity for a cluster of tall buildings.

·  Adjacent to Conservation Area (Grade II Listed Buildings located in Queen Square)

·  The Yorkshire Bank Building dating from the early 1980’s is clad in granite and embodies the solidity of a bank, symbolising Leeds’ regional commercial position and is considered a non-designated heritage asset.

·  The proposal - Redevelopment of Yorkshire Bank offices at 20 Merrion Way and two parcels of land to the north situated between Clay Pit Lane and Leeds Arena. The development would involve the demolition of the existing office building and the construction of a multistorey student residential accommodation development fronting Clay Pit Lane, Merrion Way and Brunswick Terrace; a second student accommodation building located between Clay Pit Lane and Elmwood Close and a multi-use event building abutting Clay Pit Lane to the west of Leeds Arena.

·  Block A, would have a singular, symmetrical form comprising 11 angled facets. The building would rise to 38 storeys and contain 728 student bedrooms in a mix of 6-bedroom clusters (59%) and 296 studios (41%). The building would be serviced from Elmwood Close with the principal entrance point on Clay Pit Lane

·  Block B, would be U-shaped, rising incrementally from the western 3 storey limb adjacent to Clay Pit Lane, to 7, 12 and 18 storeys along Merrion Way. The building would contain 543 student bedrooms, in a mix of 5 and 6-bedroom clusters (60%) and 216 studios (40%).

·  The multi-purpose event building, located to the north of Block B, would have a total floor area of approximately 9,900sqm incorporating a main exhibition area of approximately 3,000sqm; a conference space of circa 1,700sqm; an 800-900 capacity auditorium; pre-function circulation space and bar areas; and supporting ancillary spaces.

·  Form of the buildings and its relationship with the Leeds Arena (Views of the main frontage to be retained)

·  Landscaping / public realm/ retain public access areas/ increased tree count

·  All student accommodation meets emerging space standards

·  The development would address climate change proposals and would include air source heat pumps and photovoltaic cells

·  Materials - Block A would be planar, faced in polished anodised aluminium with flush panels of clear glazing and ventilation panels. Block B, the external grid of the majority of this building would utilise a white masonry finish, projecting forward and framing the secondary layer of glazing and panelling behind. The central, 12-storey, element would sit a little further back and would employ a tighter grid than neighbouring elements. The lowest limb of the building, facing Clay Pit Lane, would utilise a similar expressed grid but finished in brickwork in response to its relationship with Queen Square.

Members raised the following questions to the developer’s representatives:

·  Could more details be provided about the low/zero carbon emission proposals.

·  Could the area of greenspace at the northern end of the Yorkshire Bank building be retained

·  A number of Members expressed concern about Block A’s relationship to the Arena building, it was too tall, blocked views, over-shadowed and detracted from the Arena building

·  The shimmering effect of the building had the potential to create dazzle

In responding to the issues raised the developer’s representatives said:

·  The design, construction and operation of the buildings would seek to achieve low/ zero carbon emissions and would include a full electric system, incorporating; air source heat pumps, photovoltaic cells, the inclusion of specific mitigation design features and the procurement of locally-sourced sustainable materials

·  The architect confirmed that the area of greenspace at the end of the Yorkshire Bank building would be looked at again

·  The architect said that although the footprint of Building A was small, the tall, elegant crystal tower (130m in height) and unique in design would create an important counter point to the Arena whilst also retaining the view of the entrance

·  Members were informed that a report on the potential of dazzle would be provided

In offering comments, Members noted the following:

·  Members were generally impressed with the design of the crystal tower but expressed concern that the tower was too tall, it would create over-shadow and would detract from the Arena building. This was not the right location for the crystal tower

·  One Member suggested that any proposals for the northern development plot that entailed development above 7 storeys would block the views of the arena

·  There was a need to see further design details about the multi-use event building

·  The quantum of purpose-built student development in this area was a concern, particularly in light of changes to studying plans and arrangements resulting from the Covid-19 pandemic and Leeds is not just to be regarded as a student city.  There was a need for strategic consideration of the levels of student accommodation being provided to avoid creating problems for the future

·  The loss of greenspace/ trees was a concern, as well as open space for the public congregating in advance of visiting the Arena

In offering comments on the questions poised in the Officer Report:

·  Members considered the loss of office accommodation and proposed use of the sites for a multi-use events’ building and student accommodation was acceptable in principle. The amount and density of student accommodation in the area was highlighted as a concern.

·  Members were supportive of the approach towards living conditions for the student accommodation

·  Members did not support the proposed scale and form of Block A and had concerns about the appearance of Block B.  Further design details about the multi-use event building were required

·  Members considered the development’s proposed provisions for

  transportation and accessibility were acceptable

·  Members did not support the approach to green space and landscaping around the development, particularly the loss of trees

·  Members were supportive to the approach to sustainable development

The Chair thanked the developers for their attendance and presentation suggesting that Members welcomed iconic designs, but on this occasion the location was not right

RESOLVED –

(i)  To note the details contained in the pre-application presentation

(ii)  That the developers be thanked for their attendance and presentation