Agenda item

To receive and consider the attached report of the Chief Planning Officer regarding a Planning Application for demolition of existing buildings and

construction of a hotel with ancillary restaurant/bar (Class C1) and ground

floor commercial uses (Use Class E (a, b, c, d, e) and Sui Generis uses public

house, wine bar, drinking establishment, drinking establishment with

expanded food provision, hot food takeaway) and access points to Kirkgate

Market and associated works; infilling of vacant basement toilets and

associated works and internal works to Butchers Row elevation at 4-32

George Street, Leeds and a Listed Building Consent application 23/05229/LI for demolition of existing buildings and construction of a hotel with ancillary restaurant/bar (Class C1) and ground floor commercial uses (Use Class E (a, b, c, d, e) and Sui Generis uses public house, wine bar, drinking establishment, drinking establishment with expanded food provision, hot food takeaway) and access points to Kirkgate Market and associated works; infilling of vacant basement toilets and associated works and internal works to Butchers Row elevation at 4-32 George Street, Leeds

The report of the Chief Planning Officer presented a Planning Application and List Building Consent Application for demolition of existing buildings and construction of a hotel with ancillary restaurant/bar (Class C1) and ground floor commercial uses (Use Class E (a, b, c, d, e) and Sui Generis public house, wine bar, drinking establishment, drinking establishment with expanded food provision, hot food takeaway) and access points to Kirkgate Market and associated works; infilling of vacant basement toilets and associated works and internal works to Butchers Row elevation at 4-32 George Street, Leeds.

The scheme was presented to Plans Panel in June 2023 as a pre-application presentation and Members visited the site prior to that meeting.

Sire plans and photographs were displayed and referred to throughout the discussion of the application.

Further issues highlighted in relation to the application included the following:

·  The proposal included a 6 storey building with a hotel on the upper floors and commercial units at the ground floor.  A previous application had been approved but this permission had now lapsed.

·  At the pre-application stage, Members considered the proposals and massing to be acceptable but stressed the importance of issues surrounding highways, landscaping and sustainability.

·  The building would be set back from Leeming House which was a listed building.

·  There would be a high quality focal entrance to Kirkgate Market with a glass wall design.

·  Historic England had been consulted regarding the design and had not raised any concerns.

·  Floor plans were displayed.  The ground floor containing 6 commercial units including a council run gym.  There would be restrictions on the number of hot food takeaways.  There would also be cycle storage for the hotel.  Upper floors included hotel reception, bar and restaurant on the first floor.

·  There was no proposed car parking for the hotel.  There were long stay car parks in the vicinity.

·  There were three on street accessible parking spaces on George Street and four on Eastgate.

·  There would be amendments to the existing traffic regulation order which would see the loss of three parking spaces but strengthen arrangements for delivery.  Markets had been consulted and it was not expected to have an adverse impact.

·  Following a feasibility study with Yorkshire Water, it was not possible to place any trees on George Street due to underground water mains.  There would be moveable planters and this would be conditioned.

·  The footway to the front of the building would be resurfaced.

·  The proposals complied with the Council’s sustainability targets and energy policies.

·  There had been a representation from Leeds Civic Trust who supported the proposals but had suggested more windows to the rear elevation.  It was reported that this would cause maintenance problems.

·  The applicant had undertaken public consultation with the Kirkgate Market Board and local residents and commercial properties.

·  The proposal presented a positive opportunity for the regeneration of this part of the city. 

·  The application was recommended for approval.

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

·  The plaque that was currently positioned at the back of Leeming House would be relocated in a prominent position.

·  It was acknowledged that there was high demand for parking in the area and it was felt that there would not be an impact on the markets through the introduction of the traffic regulation order.  The situation would be monitored.  It was not felt that drop offs for the hotel would cause a problem.

·  The feasibility study with Yorkshire Water had shown where underground mains were, and it was advised that it would not be possible to plant trees.  The Council’s landscaping team were aware of this.

·  The developer and hotel operator had been confirmed and the capital funding and borrowing was in place for the scheme to commence.

·  Other options for trees and landscaping would continue to be explored.

·  There would be a level of control regarding hot food takeaways through the planning system which limited the number that could be in one area.

·  West Yorkshire Archaeology Service had requested details of the works with regards to potential for human remains relating to a 17^th century plague outbreak.

·  The end gable would mirror the existing building and would have features in the brickwork.

Members were asked to comment on the application.  Discussion included the following:

·  This was a good development that had the ability to lift the area around the market.  The links to Butchers Row would hopefully increase footfall later in the day and on an evening.

·  There was still concern about traffic but there currently was in the area.

·  The proposals would be uplifting for the area and would be good for the market and local area.

·  The proposals were welcomed and it was hoped that the development would commence soon.

·  The proposals were really well designed and brought a variety of uses including the gym and hotel.

RESOLVED –

That application 23/05228/FU be deferred and delegated to the Chief Planning Officer for approval subject to the specified conditions set out in paragraph 17 (and any amendments to or addition of others which the Chief Planning Officer might consider appropriate), and a legal agreement in the 3form of a Unilateral Undertaking to secure a Travel Plan Review Fee of £3,999.

That application 23/05229/LI be deferred and delegated to the Chief Planning Officer for approval, subject to the conditions set out in paragraph 18 (and any amendments to or addition of others which the Chief Planning Officer might consider appropriate.