The Reserved Matters application was presented
to Plans Panel to seek views on the proposals for 407 dwellings on
the first phase of the development within the Whinmoor Fields, ‘Northern Quadrant’ of
the East Leeds Extension. This followed a pre-application
presentation for 423 dwellings, which had been brought to the Panel
on 30th June 2022.
Members had attended a site visit earlier in
the day. Slides, photographs and CGI’s were provided throughout the officer
were informed of the following points:
application related to the north-western part of the
‘Whinmoor Fields’ site,
spanning from Wetherby Road to east of Coal Road. The application
is one of a number of Phases that
already benefits from an outline planning permission for means of
access and erection of up to 2,000 residential properties, retail,
health centre, community centre and primary school development. It
was noted that the remainder of the site was to be developed by
- Members were informed that the primary means of access via the
East Leeds Orbital Road (ELOR) and through the site in the form of
the spine road were fixed under the outline consent. The spine road
will serve the interior of the site and will connect to
neighbouring phases of the development and is designed to
accommodate bus services.
- Previously the area had been used as agricultural fields and
there is vegetation along the edges of the site with significant
trees and hedges along the north side of Red Hall Lane and the west
side of Coal Road.
- It was
noted that there is no specific house type character locally in
terms of architectural style. The submitted proposal indicated
three broad character areas – the ‘rural edge’
abutting ELOR, a ‘contemporary’ area along the spine
road and the ‘urban edge’ spanning across the southern
side of the site. Details of house types and materials was set out
at Paragraph 9 of the submitted report. The proposed houses would
be predominantly 2 storey, 2.5 storey with room in loft space, and
3 storey apartments.
around the site would be linked by footways and cycles lanes and
would connect to ELOR, future development sites and also the existing residential area to the south.
A buffer of trees and hedgerows would be planted along ELOR, in
addition to the planting already carried out as part of the ELOR
scheme. The spine road would take a route through the site with
tree planting within verges proposed.
The streets are arranged in a deformed grid, providing connected
loops within the site.
- On the
site there would be dwellings for wheelchair uses, as well as
accessible and adaptable dwellings, in accordance with
- Affordable housing throughout the site is to be provided, in
accordance with policy.
would be a ‘gateway feature’ on entry to the site from
Wetherby Road but this was still to be decided through local
site would have a formal Local Equipped Area of Play (LEAP), as
required by the S106 Agreement on the outline consent. In response to Members previous comments, the
proposal would now also include two less formal Local Areas of Play
revised drainage strategy including the provision of two new swales
to improve water quality and aid biodiversity.
is currently landscaping along ELOR, but the development would add
to this with further planting of trees and shrubs.
- Workshop sessions had taken place with the developers on designs
for the blocks of flats, however there was still work to be done on
these. It was noted that the details of the houses had progressed,
though there were also to be further discussions.
- Further to comments from Members, there would be a growing area
on the site within one of the greenspaces.
applicant addressed the Panel and provided the following
the pre-application a series of meetings and workshops had taken
place with officers, and it was the view that the applicant had
responded positively to comments.
- Members were advised that all dwellings were now to be gas free
and heated by electrically powered air source heat pumps. This
exceeds the current Building Regulations and the Council’s
planning policy requirements.
was to be a further workshop with officers to work on the finer
details of the scheme. The applicant is aware that some refinement
is still required in terms of boundary treatment, footpath
connections and design – particularly of the apartment
blocks. These elements, among others,
will be discussed with officers.
applicant was in control of the whole site and wanted to start work
on the development as soon as possible.
S106 Agreement on the outline consent contains a large number of obligations and contributions,
including the ELOR contribution, primary school, public transport
and parks. The development would also attract significant Community
Infrastructure Levy (CIL) payments.
noted that at the site meeting, Members had questions in relation
to width of footways and cycles lanes as it was the view that the
one parallel to Red Hall Lane may not be wide enough and could
cause conflict with users in future.
Responding to this, the applicant stated that in other areas
across the site, appropriate separation distances have been
provided for – so it was not envisaged that on those shared
footway-cycle lanes there would be any concerns regarding the
conflict of users. In addition, it was
likely that only the one parallel to Red Hall Lane would be used by
commuters other than simply residents.
Such that only that stretch was likely to be used at any speedy by
cyclists. It was agreed that officers would consider the ability
and implications of widening the cycle lanes, so they were the same
as ELOR and discuss further with the applicant.
response to questions from the Members the Panel were informed of
are currently no plans to install solar panels and the air source
heat pumps should be sufficient. However, changes to the Future
Homes Standards may make solar panels statutory on new build and be
required by the time there is build-out of the phase.
applicant would include fencing to play areas but was currently
proceeding as advised.
- It was
acknowledged that Members were unhappy with the design of the flats
on the entrance to the site from Wetherby Road and this would be
looked at during future design discussions.
noted that the small piece of land outside the red line boundary
would remain undeveloped as the applicant had not been able to have
dialogue with the owner. However, it would not appear out of
character with the development and is sandwiched between two areas
Officers provided the following information in response to
questions from the Panel:
The S106 agreement was secured for the extension of
bus services to loop through the site on the spine road. The spine
road had been designed to ensure that the buses could use the route
to serve the development. It was recognised that wider consultation
on the bus services in Leeds was still ongoing.
Parking had been allocated to the front and side of
dwellings for balance and to allow for verges.
Members were advised that Coal Road would remain
open so there was access to ELOR but there would be a point closure
at a point in time when the spine road meets Coal Road. Separately,
Highways had required a signalised junction as part of the Red Hall
scheme (subject of a separate planning application) and should this
go ahead there may not be the need for the point closure, but this
can only be resolved through submission of evidence via a condition
discharge application. The Red Hall application would be brought
before Panel for consideration.
were invited to provide feedback, in response to the following key
questions and their responses were as follows:
1. Do Members have any observations in relation to
the detailed means of access and connectivity?
the discussions had in relation to Red Hall Lane junction it was
the view that this should be actioned so that it would be
consistent with the comments of Cllr Grahame provided at the
previous meeting. It was suggested that the developer should look
at this again with the other applicants in line with what has been
suggested by the East Leeds Extension (ELE) Consultative
2. Do Members have any comments on the proposed
layout of the
- Members wanted the developers to look at again at the block of
flats in the gateway to the site as it was the view that the drive
into the site could be over-dominant. It was suggested at a
previous meeting that a pair of semi-detached properties would be
better in this position. It was not thought appropriate to have
such a large building in the gateway to the site. Members agreed that a streetscene section through this part of the site
may be helpful.
3. Do Members have any comments in relation to the
4. Do Members have any comments about the appearance
and elevations of the proposed houses and apartments or the scale
and siting of the proposed buildings?
houses were well designed. However, Members were of the view that
the design of the blocks of flats was not of appropriate standard
of design and should be looked at again.
5. Are there any other matters which Members would
wish to raise?
further matters were raised.
RESOLVED – To note the content of
the report and presentation.