Agenda item

To consider a report by the Chief Planning Officer which sets out detail of an hybrid planning application for the demolition of existing buildings and structures; earthworks to form development platforms, drainage features, embankments and bunds; strategic landscaping, alteration of existing access road, including works to existing Topcliffe Lane and junction with A653 and construction of new access road, to serve employment development and outline consent for the construction of employment floorspace (Use Classes B2 and B8 with ancillary office) and associated servicing and infrastructure including car parking, vehicle, pedestrian and cycle circulation, landscaping and ecology works, noise mitigation, drainage features and all associated infrastructure to land at Capitol Park, Topcliffe Lane, Morley, Leeds.

 

 

(Report attached)

 

The Chief Planning Officer submitted a report which sets out detail of an hybrid planning application for the demolition of existing buildings and structures; earthworks to form development platforms, drainage features, embankments and bunds; strategic landscaping, alteration of existing access road, including works to existing Topcliffe Lane and junction with A653 and construction of new access road, to serve employment development and outline consent for the construction of employment floorspace (Use Classes B2 and B8 with ancillary office) and associated servicing and infrastructure including car parking, vehicle, pedestrian and cycle circulation, landscaping and ecology works, noise mitigation, drainage features and all associated infrastructure to land at Capitol Park, Topcliffe Lane, Morley, Leeds.

 

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 which included the following issues:

 

·  Site/ Location/ Context

·  Identified as a suitable general employment site within the Site Allocation Plan (SAP) – 38.44 hectares in size

·  Some land to the north of the site is designated as Green Belt

·  The development is located near strategic highway network and employment land

·  The proposal is to construct five large scale units ranging in size from 3,901.9sqm to 49,238.7sqm (Employment space)

·  Social, economic benefits

·  Full demolition of existing buildings on site

·  Earth works to create the necessary development platforms,

  associated accesses, embankments and attenuation areas.

·  Extensively landscape the site and surrounding zones to provide visual buffers and ecological benefits

·  Biodiversity improvements to the area including drainage and surrounding greenspace

·  The development to achieve BREEAM standard and will be designed to maximise energy efficiency and incorporate energy generation on site

·  Contribution of £3m for highway mitigation works at Junction 28 (Prior to the development becoming operational) £1.18m on other road junctions within the vicinity

·  Travel Plan to connect with the Morley area

·  Good connections to the wider region

·  Creation of 1300 jobs to serve the local community

·  Construction and operation to be undertaken in phases

 

The Planning Case Officer reported the receipt of a further 13 further representations from members of the public and 2 representations in support of the application. All representations received raised no new issues, all material considerations having been previously considered and dealt with in the report.

 

The Panel then heard from Town Councillor Oliver Newton and Chris Bell who were objecting to the proposals.

 

Councillor Newton said he was aware of at least 393 objections but some had not been put onto the planning portal, there was complete disrespect for local residents. Councillor Newton said if the proposal was to proceed the units would be operational 24 hours a day, 7 days a week leading to light pollution and noise. Commenting on the public rights of way he said there had been much discussion on the issue, but no one would use the footpaths during the construction period. Referring to the highway implications, Junction 28 was referred to as a bottle neck, a single accident could bring traffic to a standstill in the surrounding areas, and this could be further compounded by increased traffic generated by this development.

 

Mr Bell said he was supportive of Councillor Newton’s comments but in addition there was overwhelming opposition from local residents to the proposal. He said Leeds City Council had signed up the Climate Emergency agenda, it was now time to back this up.

 

Questions to Town Councillor Oliver Newton and Chris Bell

 

·  Could you expand further on the noise, pollution and traffic implications associated with the site

·  Would the creation of new woodland not bring environmental benefits to the area

·  How would local people travel to the site

·  Was there existing alternative empty warehouse space in the Morley area

·  The site is designated as employment land in the SAP, is it this particular proposal you’re objecting to, or any development on this site

·  We’ve already been informed that there’s lots of industrial space locally so any development locally would add to traffic congestion in the area

 

In responding Town Councillor Oliver Newton and Chris Bell said

 

·  The construction phase would be for a period of 4 -5 years, during that time construction traffic would use the local road network creating further noise/ air pollution and traffic generation

·  Members were informed that the woodland would take a long time to become established, so any benefits would be far into the future

·  It was suggested that with up to 1300 car parking spaces employees would be encouraged to access the site by car, the site was on the top of a hill so cycling would be difficult

·  Members were informed that the end users were in the logistics sector, Howley Park, Asquith Avenue and Bruntcliffe Lane all had empty warehouse space

·  There had been no confirmation of end user in terms of employment opportunities

·  Other locations would spread the traffic generation but the proximity to Junction 28 would compound the problem

 

The Chair thanked Town Councillor Oliver Newton and Chris Bell for their attendance and contributions

 

The Chair then invited the Hannah Richardson (Agent) to speak in support of the application.

 

Ms Richardson said the application was recommended for approval in planning terms because it was identified as a suitable general employment site within the Site Allocation Plan. She explained the area of biodiversity would be maintained and would deliver change and improvements for the local community. Members were informed that opportunities for large scale warehousing was expanding and this development would bring 1300 new jobs to local people and would also contribute £2.2m in Business Rates which would be a huge boost for the Morley area.

 

Questions to the Developers:

 

·  What type of employment is likely to be generated from this site

·  The use classes proposed for this site are a concern to local residents

·  This is a high location visible from miles around, presumably a significant amount of landscaping would be required to reduce the visible impact

·  What measures are to be incorporated to mitigate against traffic generated from the site

·  The configuration of the buildings was an area of concern

·  Was the layout indicative at this stage

·  You suggest this would be a huge boost for Morley but only 5 out of the 398 representations are supporting this application, are the objectors misguided

·  Unit No.5 appeared to be very large, had any consultation been undertaken with local residents

·  Could consultation on Unit No.5 be undertaken as part of the Reserved Matters Application

 

In responding the Developers said:

 

·  Members were informed that the site may include a Logistics Scheme but there may also be some advanced manufacturing, but no occupiers had been identified yet

·  The rise in online retail requires manufacturers to have nearby large scale warehousing, there are no other large scale warehousing opportunities in the Morley area.

·  Members were informed that 10,000 trees would be planted for this development, there would also be sympathetic improvements to local footpaths and high bunds would be created to mitigate against visual amentity.

·  Working with LCC Highways, Kirklees Highways and the National Highways Agency we are contributing to an £8m scheme of highway improvement work at Junction 28. In terms of traffic generation from the site, it was intended that heavy goods vehicles would operate outside peak hours.

·  It was suggested that the layout could be altered, but it was necessary to use a sufficient quantum amount of floorspace

·  Members were informed that the Masterplan was indicative at this stage

·  The objectors were not wrong, but this application would bring huge benefits to the people of Morley with links to the Morley Town Fund which would create and deliver local jobs.

·  Members were informed that a website had been created to publicise the proposals, but no consultation had taken place with local residents.

·  It was confirmed that public consultation would be undertaken on Unit No. 5 as part of the Reserved Matters Application

 

The Chair thanked the Developers for their attendance and contributions

 

Members raised the following questions to officers:

 

·  How does the proposal represent a sustainable development and deliver biodiversity gain

·  The indicative design was confusing, we need to see the detail to understand the potential impact of the height of the units; does panel get restricted to the layout and height parametres; why can’t unit 5 be moved away from residential premises

·  It was suggested that existing views should be maintained

·  Why is the identified highway congestion in the report acceptable

·  Is there a lack of travel planning details because we don’t have identified occupiers

 

In responding to the issues raised, officers said:

 

·  The location of the site was considered sustainable in regards to its access to the services and facilities at Morley Town Centre and the building construction aims to meet BREEAM excellent sustainable design standards.

·  The existing site is mostly agricultural land. The proposals would provide enhanced tree and other soft planting and provide a variety of plant species which results in significant biodiversity gain

·  The Planning Case Officer said the parametres set the maximum limits of the buildings but the actual size and details of the design within these limits would be considered and determined at reserved matters application stage. It was considered that the proposed bunding and gap between unit 5 and the nearest residential premises creates an acceptable relationship

·  The Planning Case Officer said the loss of private views were not a material planning consideration

·  The planning requirement in relation to this development was not to demonstrate “nil detriment”. There would be an addition to existing traffic queues but these will not gridlock the existing road network and therefore the impact is considered acceptable.

·  The full details of the travel plan measures would be agreed prior to occupancy

 

In offering comments Members stated the following:

 

·  It was generally accepted that this location was suitable as a general employment site

·  Members welcome the footpath improvement works

·  A number of Members were of the view that this was inappropriate development within the greenbelt given its potential 24 hours operation, suggesting greenbelt should only be used in special circumstances

·  A Logistics business had the potential to generate a significant amount of noise, create light pollution and was not acceptable in close proximity to local residents

·  Traffic generation from the site was highlighted as a potential issue

·  The site was visible from most areas of the city, Members were not convinced that the proposed mitigation measures were effective enough  

·  Members considered that further details about the height and configuration of the units was required, CGI’s and cross sections would have been useful

·  Clarification about the type of employment to be generated from this site would be useful

·  Members express concern about the significant number of objections received from local residents.

 

In drawing the discussion to a conclusion, the Chair suggested that a significant number of concerns had been raised by Members and that further details/ clarification was required.

 

It was moved and seconded that the application be deferred to receive further details about:

 

·  The impact on the greenbelt and in particular whether the proposed drainage works could be provided within the employment site,

·  The position of the units,

·  The proposed hours of operation,

·  Greater clarity on the landscaping proposals, particularly the tree planting

·  Greater clarity on connectivity with Morley Town Centre

·  Greater clarity on the local employment agreement measures.

 

Upon being put to the vote, the motion was passed unanimously.

 

RESOLVED – That the application be deferred to receive further details about:

 

·  The impact on the greenbelt and in particular whether the proposed drainage works can be provided within the employment site,

·  The position of the units,

·  The proposed hours of operation,

·  Greater clarity on the landscaping proposals, particularly the tree planting

·  Greater clarity on connectivity with Morley Town Centre

·  Greater clarity on the local employment agreement measures

·  Greater clarity on possible congestion associated with the junction of the A653 and the A650.