Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding a reserved matters application (appearance, landscaping, layout and scale) for first phase of the Whinmoor Fields, ‘Northern Quadrant’, East Leeds Extension development comprising 423 dwellings with public open space on land east of Wetherby Road and Coal Road, Whinmoor, Leeds.

The report of the Chief Planning Officer informed Members of a pre-application for a reserved matters application relating to the first phase of the Whinmoor Fields “Northern Quadrant”, East Leeds Extension development comprising 423 dwellings with public open space on land east of Wetherby Road and Coal Road, Whinmoor, Leeds.

Members had attended a site visit and were shown slides and photographs throughout the officer presentation.

The Planning Officer and representatives from Permission Homes Ltd presented the application, providing the following information:

·  The outline planning consent was submitted prior to ELOR being pursued by the Council.

·  There is a proposed two form entry primary school and local centre (including health facilities and retail) to be provided as part of the wider Northern Quadrant development.

·  The site is located to the north of the existing main urban area and spans between Wetherby Road (A58) to the west, Red Hall Lane, and Skelton Lane to the south and a field boundary east of Coal Road.

·  There is a public transport route wide enough for buses to pass through with setback houses, a segregated cycleway, footway and tree planting.

·  A layout of the proposals was provided including a description of bicycle accessibility.

• The proposed character areas of the residential development were described.

·  An overview of public open spaces and green infrastructure included in the proposals was provided.

·  It was noted that there is 15% provision of Affordable Housing on site with the proposed layout indicating 65 units and providing accessible housing.

·  Sustainability measures include high levels of insulation and EV charging points proposed.

·  An overview of the public consultation undertaken online and drop-in exhibitions.

In response to questions from Members, the following was confirmed:

·  Developer will consider a “gateway feature” at the entrance from the roundabout.

·  There is parking to the rear of the apartments, and parking spaces have been set to the side of dwellings to reduce on-street parking. Members also raised concerns about refuse collection.

·  In response to concerns relating to pollution and air quality from ELOR, officers noted that this is subject to conditions attached to the outline planning permission and that the applicant is liaising with consultants on this matter.

·  The site will be equipped with a local play area that will be fenced, accessible greenspace, cycle ways and footways. Members asked that play equipment is fully inclusive for all children and to consider not fencing in the play area and to be more creative with such considerations.

·  ELOR is intended to take the bulk of traffic and the closure of Red Hall Lane will be monitored.

·  Members requested that the applicant do more in terms of creative  play spaces, as well as working on landscape proposals. It was confirmed that the applicant will consider community spaces / allotments, as well as places for residents / children to sit.

·  Measures will be in place in terms of grey water and recycling.

·  The first phase of the site will use gas boilers and further clarity is required regarding the future heating of homes on the site.

·  The opening of the school is dependent on triggers being reached in the S106 Agreement requiring the transfer of the necessary land to the Council or an Education Body (by 459 dwellings).  Separately, the developers are to pay contributions towards the funding of the school.

·  Discussed greenspace outside of red line, owned by Samuel Smith’s Brewery.

Councillor P Grahame attended the meeting and explained that her main concern, as well as her constituents related to the closure of Red Hall Lane. Residents use this road to access Wetherby and Shadwell. Further concerns were relayed regarding possible ‘rat running’ issues relating to the proposals.

Panel Members discussed concerns regarding the closure of Red Hall Lane and were keen to identify a way to keep this road open for existing residents. Officers confirmed that whilst there is not a formal mechanism at this moment in time to remove the condition relating to the closure of Red Hall Lane, officers have noted Members comments and will  have regard to these when the considering this issue in the future.

Members relayed comments in relation to the officers questions in the submitted report:

1. Do Members support the emerging principles in respect of the design and layout? Comments were made regarding the entrance of the site from ELOR. Members were of the view that the proposed apartment block would not provide an attractive feature.  It was considered that the layout should be amended so that dwellings should be sited, to the north and south of the entrance road, so that they look out across the site’s access road towards ELOR. There is also an opportunity to include a gateway feature.

2. Are there any observations Members would wish to make in respect of housing provision, including regarding the house-flat ratio, no. of bed units, and affordable housing proposed? It was suggested, as mentioned in response to question 1, that the location of apartments on the entrance be re-considered.

3. Do Members have any observations in relation to the landscape proposals? Issues were raised in relation to the proximity of the northern boundary to ELOR and concerns regarding air pollution and the need for further buffer planting.

4. Do Members have any observations in relation to transport and connectivity?There are concerns regarding on-street parking and further work needs to be done around discouraging on-street parking along the spine road.

5. Are there any other matters which Members would wish to raise? Members highlighted the importance of ensuring open spaces are accessible and to include inclusive play areas for all children. Officers were also encouraged to utilise the woodland for informal recreation purposes. Members also suggested that the proposals include some form of community space, such as allotments or ‘grow your own’ spaces. Furthermore, officers noted comments regarding the closure of Red Hall Lane and will take this forward in future considerations relating to the proposals.

RESOLVED – To note the content of the report on the proposal and to provide views in relation to the questions posed in the submitted report to aid the progression of the application.