Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding an application for a proposed residential development, commercial space and associated public realm at former Arla Foods site, 87-91 Kirkstall Road, Leeds

The report of the Chief Planning Officer presented an application for the demolition of existing buildings and structures; construction of 618 residential dwellings (C3) and flexible commercial space (E and F1); associated refuse and plan infrastructure, landscaping, new public realm and open space at the former Arla Foods site, Kirkstall Road, Leeds.

Members visited the site prior to the meeting and site plans and photographs were displayed and referred to throughout the discussion of the application.

The application had been deferred at the meeting of City Plans Panel on 3 November 2022 to allow further consideration to the following:

·  Housing Mix (proportion of 3 bedroom properties)

·  Provision of balconies.

·  Matters around bio-diversity net gain.

·  Provision of greenspace.

·  Proposed level of affordable housing.

The following was highlighted in relation to the application:

·  There would be 618 buy to rent apartments in five blocks with additional ancillary and commercial use space.

·  There would be 226 parking spaces.

·  There had been a viability appraisal which limited the affordable housing provision and other Section 106 contributions.

·  The development would provide a high density residential scheme with open spaces and pedestrian through routes.  There would be a riverside park and walkway connections to other developments.

·  There had been a proposed increase in affordable housing to 31 units which was still short of policy requirements but a significant improvement of what was previously proposed.  All other Section 06 contributions would be met with the exception of off-site greenspace.

·  Housing mix – it was not viable to increase the number of 3 bedroom apartments but this was felt acceptable within the character of the location.

·  There would be an increase in the number of apartments with balconies.  There would be an additional 27 balconies and the provision of 4 roof terraces.

·  There would be a bio-diversity net gain of 78% and there was a condition agreed with the Environment Agency to ensure targets would be achieved.

·  The greenspace provision would create a sense of community with play spaces.  The riverside park would cover 25% of the sire with additional landscaped area.

·  There had been improvements to the provision of affordable housing and balconies and an improvement in the biodiversity net gain.  The proposals would see the re-use of an old industrial site and the application was recommended for approval.

In response to questions from the Panel, discussion included the following:

·  There would be elements of formal and informal play areas in the open spaces.  The applicant was willing to work with officers and Ward Members with regards to the finer details.  Different types of play equipment were discussed and the applicant was willing for this to be addressed through conditions to the application.

·  The site would be fully maintained by a management company and this would include all public open spaces.

·  The wall between the site and the river was part of the flood alleviation scheme.  There would be pedestrian access to the riverside.  The applicant’s ownership was up to the boundary wall.

·  There would be conditions through this and other applications to develop and maintain the riverside walk.

·  It was proposed to do the development in one overall phase and it was hoped to commence work later this year.

·  It was proposed to use Copenhagen style road crossings which would emphasise the priority of pedestrians and cyclists where appropriate.

·  There would be crossing upgrades and improvements on routes to Burley Road towards primary schools.

·  Rents for affordable housing would reflect those of the existing market and be at 80% of market rates.  Further detail had been included in the District Valuer report.

·  There would be provision of water safety equipment as part of the public realm works.

Members comments included the following:

·  The significant improvement in affordable housing was welcomed even though it still not policy compliant.

·  The additional balconies would improve the development.

·  Could there be further involvement of Ward Members with regards to outstanding issues and conditions to the application?

·  Concern regarding the rental cost of the properties.

·  The need for inclusive play equipment for disabled children.

·  Concern that there was not enough greenspace on site.

·  This would be a good quality development which would blend in with other new developments in the area.

·  Accessibility was important.

RESOLVED – That the application be approved in principle and the final decision be deferred and delegated to the Chief Planning Officer subject to the conditions outlined in Appendix 1 (and such other conditions or amendments he may consider appropriate) and following the completion of a Section 106 agreement to secure the following:

·  Public Access Rights and maintenance of public areas.

·  Employment & Skills co-operation/initiatives

·  Sustainable Travel Fund £158,053.50

·  Bus Shelter £20,000

·  Off-site Highways contribution £197,000

·  Travel Plan Monitoring Fee £6,875

·  Legible Leeds Wayfinder contribution £10,000

·  Affordable Housing on site provision (31 units)

·  Education Contribution £162,510.31

Together with such other and ancillary clause as the Chief Legal Officer shall consider appropriate and with due regard to viability considerations as outlined in section 8.55 of the report.