To consider a report by the Chief Planning Officer which sets out details of a Pre-Application Presentation for mixed use development of residential, offices, hotel and Multi Storey car Park (MSCP) with ancillary leisure and retail uses, to Land Off Whitehall Road, Leeds.
The Chief Planning Officer submitted a report which set out detail of a
pre-application presentation for mixed use development of residential, offices, hotel and Multi Storey car Park (MSCP) with ancillary leisure and retail uses, to Land Off Whitehall Road, 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 currently used as long stay car parks, 423 car parking spaces in total
· The site is located to the west of the city and to the south of Whitehall Road.
· Office accommodation and residential flats are located to the south west border and eastern boundary with buildings ranging in height from 8 to 11 stories
· Pedestrian links are located to the east and west, linking to the riverside and further a footbridge over the River Aire which leads to the Leeds Liverpool Canal towpath.
· Existing vehicular access to the site is gained from Riverside Way, an additional access point is located further east along Whitehall Road, which serves Premier Inn and No.1 Whitehall Riverside.
· The proposal – Full planning permission would be sought for: one residential building providing up to 532 (Build to Rent) C3 residential units, of 16 and 19 storeys, linked at podium level. Four commercial units (Class E) would be provided at ground floor level to the four corners of the BTR building. The following mix of apartments are proposed: 281x 1 bed flats (53%), 210x 2 bed flats (39%) and 41x 3 bed flats (8%)
· A Hybrid planning permission will be sought for the following development: One Multi Storey Car Park providing 478 spaces, one
retail/commercial unit (Class E) would be provided at ground floor level
one office building (plot 2) use Class E (g)(i) providing approximately
13210sqm of office space and 584sqm of retail space Class E (a or b),
measuring 12 storeys + plant. The following development would be included in outline: one hotel building (C1) providing approximately 5300sqm of hotel space and 140sqm of office accommodation Class E (g)(i), measuring 9 storeys + plant, one office building (plot 9) providing approximately 11268 sqm of office accommodation Class E (g)(i), measuring 14 storeys.
· The development would also feature new Landscaping, public realm, cycle and pedestrian infrastructure throughout. The landscaping would also incorporate new tree planting along Whitehall Road.
Members raised the following questions to the developer’s representatives:
· Could further consideration be given to the housing mix with fewer 1 bed flats being provided and more 3 bed flats (Minimum 10%)
· With respect to the multi storey car park (MSCP), how would long stay commuter parking be prevented
· The provision of secure cycle parking, was this compliant with policy
· Over 100 semi-mature trees are to be provided, could an indication be given to how large these trees are
· The design of the car park refers to “an oil filter”. What is meant by this.
· Referring to climate change and sustainability how would the development meet the requirements of planning policies EN1 and EN2 so that the finished buildings do not need to undergo retrofitting works
· The design of some of build to rent apartments blocks appears to be dark and gloomy (Eastern European in looks), could lighter warmer colours be provided
In responding to the issues raised the developer’s representatives said:
· The applicants’ agent confirmed that the MSCP would only provide parking dedicated to the development on the site or for public short-stay visitor parking with pricing used to prevent long stay public commuter car parking
· The applicants confirmed that secure cycle parking provision would be compliant with policy
· Members were informed that semi-mature trees would be approximately 6 – 7m in height and have a 67cm girth
· Members were informed that the design of the car park created natural ventilation, the timber cladding created obscure views into the car park allowing the building to work. The building was not considered ugly in design
· The buildings would be designed to be all electric and deliver net savings in carbon emissions through building construction, longevity of materials and use of renewable energy sources such as Photovoltaic Panels
· Members were informed that the residential block images were not fully rendered. Further consideration needs to be given to the design details and there will be a lot of depth and shadow to the elevations
In offering comments, Members raised the following issues:
· Members were generally supportive of the proposal
· Further consideration was required around the design of the build to rent apartments blocks
· The design of the car park was welcomed
· Could further consideration be given to the housing mix, more 3 bed flats (Minimum 10%)
· Could affordable housing be provided in accordance with existing policy
· There was a need to see and understand the pallet of materials
· Long term car parking should be discouraged, there was a preference for more short-stay car parking
In offering comments on the officers’ questions in the report:
· Members were of the view that the proposed use of the site for residential, office, hotel and multi storey car park was appropriate in principle
· Members were supportive of the emerging scale and layout of the development
· Members supported the emerging public pedestrian routes and
landscaping throughout the site
· In terms of general public car parking, it was suggested that short- term parking be encouraged through the use of price control mechanisms.
The Chair thanked the developers for their attendance and presentation suggesting that Members appeared to be generally supportive of the development.
(i) To note the details contained in the pre-application presentation
(ii) That the developers be thanked for their attendance and presentation