Minutes for Plans Panel (City Centre) meeting, Feb 26 2009, 1.30PM official page

            The Chair welcomed everyone to the meeting and asked Members and Officers to introduce themselves

To declare any personal/prejudicial interests for the purpose of Section 81(3) of the Local Government Act 2000 and paragraphs 8 to 12 of the Members Code of Conduct

            The following Members declared personal/prejudicial interests for the purpose of Section 81(3) of the Local Government Act 2000 and paragraphs 8 to 12 of the Members Code of Conduct

            Applications 08/05144/FU, 08/05145/LI and 08/05146/CA – Tower Works Globe Road Holbeck LS11 – Councillor Monaghan declared a personal interest as a member of Leeds Civic Trust which had commented on the proposals (minute 99 refers)

            Applications 08/05144/FU, 08/05145/LI and 08/05146/CA – Tower Works Globe Road Holbeck LS11 – Councillor Nash declared a personal interest as a member of English Heritage which had commented on the proposals (minute 99 refers)

            Applications 08/05144/FU, 08/05145/LI and 08/5146/CA – Tower Works Globe Road Holbeck LS11 – Councillor Latty declared a personal interest as he was in negotiations with British Waterways on a matter and was a Licence holder with British Waterways Board as British Waterways had commented on the applications (minute 99 refers)

            Application 08/05664/FU – Former ‘D’ car park site Portland Crescent LS1 – Councillor Monaghan declared a personal interest as a member of Leeds Civic Trust which had commented on the application (minute 100 refers)

            Application 08/05664/FU – Former ‘D’ car park site Portland Crescent LS1 – Councillor Nash declared a personal interest as a member of English Heritage which had been consulted on the proposals (minute 100 refers)

To approve the minutes of the Plans Panel City Centre meeting held on 29^th January 2009

(minutes attached)

            RESOLVED -  That the minutes of the Plans Panel City Centre meeting held on 29^th January 2009 be approved

To consider a report of the Chief Planning Officer on an application for demolition, new build and change of use of buildings at Tower Works, Globe Road Holbeck, to provide a major mixed use scheme comprising B1 (offices), C3 (residential), D1(community facilities), A1(retail), A3 (café) and A4 (bar) uses with a combined heat and power plant, ancillary public open space and landscaping and use of land at Water Lane as a temporary car park

(report attached)

            Further to minute 21 of the Plans Panel City Centre meeting held on 19^th July 2007 where Members undertook a site visit and received a further pre-application presentation for proposals for a mixed use development at Tower Works Globe Road Holbeck, the Panel considered formal applications for the scheme

            Plans, photographs, graphics, artist’s impressions, sample materials and a brochure providing further information on the proposed timber cladding were displayed at the meeting

            Officers presented the report which sought permission for a major mixed-use development in phases, at Tower Works, Globe Road Holbeck LS11 and the provision of a temporary offsite car park at Water Lane, to support the development

            Members were informed that the site had been vacant for several years and comprised a range of buildings, several being listed, including the Engine House, 6-8 Globe Road and the three Italianate towers, Giotto, Verona and little chimney.   The listed buildings would be retained and refurbished but the modern light industrial sheds around the site would be demolished.   Also to be demolished would be a single storey building adjacent to the canal.   Although this dated from 1899 it was not listed and was not considered to be of sufficient architectural merit to warrant its retention.   The walls forming the frontages of the buildings and site boundary walls would be retained and form part of the development and it was the intention to refurbish the existing historic frontage to Globe Road

            The western end of the site would house the larger, commercial uses together with Engine House which would be refurbished as a micro brewery and bakery/café.   A block of 17 residential units with ground floor commercial uses would also be included in this area

            The applications reflected the phased approach to be adopted to the scheme, with full planning permission being sought for the works to the first phase which included the listed buildings, and permission for uses, layout, access and scale for phase 2, together with Listed Building and Conservation Area consents.   Furthermore, the first phase could be developed in two mini phases to enable 6-8 Globe Road which was currently in a poor state, to be refurbished first to prevent further deterioration.   There would also be the delivery of some of the public access landscaping in the first phase which would also provide potential links to any redevelopment of the adjacent site known as the Antiques Centre, together with other consented schemes

            Details of the public realm/ landscaping were provided, with Members being informed that this would be predominantly hard landscaping using natural stone, with some decorative water rills planted with reeds to soften the area and provide interest.   There would be a lawned area in the central space, gable ends to provide ground level planting and climbing plants as well as a ‘secret’, walled garden at the eastern corner of the site

            Pending the development of the second phase of the site it was proposed to lay crushed aggregates and seed this with flowers to create some natural amenity

            A simple palette of materials was proposed and the brickwork of the existing buildings would be incorporated by recycling this at base level.   The proposed timber cladding comprised wood veneer fused together with paper composite to form a reputedly hard-wearing material.   To add interest, there would be timber shutters and glazed balconies with variations to reflect the different uses

            Vehicular access would be from two points, both on Globe Road and whilst the idea was to provide a multi-storey car park for the development in the future, initially an area of land at Water Lane was proposed for a 188 space car park which would be used for parking for the residential and commercial uses within the scheme.   Members were informed that the car park which was 500m from the Globe Road site would be accessed from Water Lane, with the egress being onto Bridge Road and not as stated in the report.   Ward Members had been consulted on the car park with no objections being raised provided the proposals were for a temporary use only

            Officers reported a late representation from Leeds Civic Trust which whilst being supportive of the proposals had raised detailed concerns.   Members were also informed of the continuing concerns of the Victorian Society regarding the impact of the development on key views of the Giotto Tower from the railway

            Officers updated Members on Section 106 obligations in respect of:

·        affordable housing – that phase one should provide three units, but due to viability issues, the applicant was seeking a deferral of this requirement to the second phase

·        canal side enhancement – that the applicant had requested the cost of the works to be taken into account as part of the public realm contribution, with Officers agreeing to this in principle

·        that British Waterways had withdrawn their request for mooring enhancements and had agreed in principle public access to the towpath and its enhancement

·        that the Environment Agency (EA) considered the proposals to be acceptable subject to flood alleviation measures, which would be controlled by condition.   However, the EA had asked that otter mitigation measures should be considered.   As there was no evidence of otter activity on this site and it was felt that there were more suitable areas in close proximity for otters to haul out, Officers were of the view that this request was unreasonable

            Officers commended the scheme to Panel as a major mixed-use, highly sustainable development which would see the restoration of a number of Listed Buildings, would preserve and respect the three towers and in the case of little chimney, reuse this as the extraction flue for the combined heat and power plant

            Members commented on the following matters:

·        the height of the walls to be used as a walkway

·        the proposed timber cladding and whether this had been used elsewhere in the city

·        the need for an effective management scheme for the maintenance of all the landscaped areas

·        the need for further details of the proposed tree species to be planted

·        the need to ensure the reed beds were adequately oxygenated to prevent the water turning stagnant and becoming a breeding ground for mosquitos etc

·        highways matters, including concerns at the quality of the junction between Globe Road and Water Lane and the need for further information on the proposed TROs

·        the need for security lighting around the development to address the problems of prostitution which currently occurred around the site

·        the need for the canal frontage also to be adequately lit to prevent anti-social behaviour from occurring

·        that the development should include solar panels

·        that the provision of a sensory garden could be considered

·        concerns at the proposals to widen part of the wall on the eastern boundary to enable public access

·        the mix of residential units proposed in the first phase

·        the relationship between block A1 and the Antiques Centre with some concerns being raised that this was too high and should be lowered

·        concern about the loss of views of the towers when entering the city by rail

·        the need for high quality materials and construction methods to be used in this scheme

·        that guard rails along Hol Beck should be wrought iron to complement the scheme

            Officers provided the following comments:

·        that the height of the site boundary walls were to be lowered to 4m, and noting Members’ concerns, a condition was proposed to ensure that any security fencing/safety measures for the walkway along the wall would be included within that measurement

·        regarding the proposed timber cladding, the Civic Architect, Mr Thorp, stated that the material had been tested and was reliable, however he was of the view that if agreed, 1:10 scale profiles of joints, shadow lines etc should be requested.   Members were informed that this type of material had been used in Leeds Valley Park

·        that an effective management scheme for the site would be controlled by condition and that the maintenance of the green areas was covered by the S106 Agreement

·        that the water features would utilise a renewable energy pump which together with gravity would ensure the water remained free flowing, but that the applicant would be reminded of the need for aeration of the water

·        regarding highways matters, that Water Lane would become one-way as far as Bath Road, so creating a one-way junction in the final scheme.   In respect of parking, the applicant had agreed to fund any necessary TROs arising out of increased on-street car parking associated with the development.   Whilst Members requested, if the scheme was approved, that this matter be addressed prior its commencement, the Highway’s representative stated that the development was highly sustainable in transport terms and therefore it would be difficult to require the applicant to fund this up front

·        that a condition regarding the provision of security lighting could be included

·        in respect of the provision of solar panels within the development Officers stated that the development aimed to meet level 4 (of 6) of the Code for Sustainable Homes for the residential units, and a BREEAM ‘excellent’ rating for commercial buildings, and therefore it was felt the request for the provision of solar panels could not be taken forward

·        that the proposals for the ‘secret’ garden were a reserved matter but that Members’ suggestions would be considered

·        that the planned public access to a wall walk could be conditioned to restrict access to residents of the neighbouring block, with exact details including the height to a maximum of 4 metres to be controlled

·        that the first phase of the residential units would consist of 17 flats, in a mix of one, two and three bedroom units, with the majority of the residential accommodation being provided in the second phase

·        that Officers had debated the height issue in respect of block A1 in relation to the Antiques Centre and had concluded that this was acceptable and was in line with other consents in the vicinity

·        that the scale and layout of the development was considered to adequately preserve the key views of the towers which had been identified in the Holbeck Urban Village framework

·        that the beck railings were part of the public realm works within the highway, but that Members’ comments on the need for high quality railings which were in keeping with the historic surroundings would be forwarded to the relevant Officers

Members discussed the position regarding the provision of affordable

housing.   A range of views on how this should be addressed were provided, with Members expressing their concern at the proposed deferral of affordable units to the second phase.   Having considered the nature of the scheme, on this occasion Members suggested that a fall back position could be included within the S106 Agreement that if after 5 years the second phase of the development had not taken place, then a commuted sum in lieu of three units would be required towards off-site provision

            Councillor Nash reiterated her concerns at the height of the scheme and loss of views from the railway

            RESOLVED – To note Members’ comments and that the applications be determined as set out below

            Application 08/05144/FU

            To agree the application in principle and to defer and delegate final approval to the Chief Planning Officer subject to the conditions specified in the submitted report, additional conditions in respect of:

·        provision of details of security lighting

·        provision of 1:10 scaled drawings of typical junctions in respect of the timber panelling

·        restricted access to the wall walk and a maximum height of 4 metres to include appropriate boundary treatment

·        that materials remain reserved and that a site visit be arranged for Members to see the timber panelling in use prior to discharge of the condition

·        that details of tree species be provided to Councillor Nash prior to planting

(and any others which might be considered appropriate), the completion of a S106 Legal Agreement within 3 months from the date of resolution unless otherwise agreed in writing by the Chief Planning Officer, to include the obligations as specified in Appraisal, Main Issue 7 in the submitted report, including a fall back position as discussed in respect of the provision of affordable housing in the first phase of the development

            (Under Council Procedure Rule 16.5, Councillor Nash required it to be recorded that she voted against this matter)

            Application 08/05145/LI

            To approve the Listed Building application in principle and to defer and delegate final approval to the Chief Planning Officer subject to the conditions specified in the submitted report (and any others which might be considered appropriate) and the referral of the proposals to the Secretary of State for Communities and Local Government

            (Under Council Procedure Rule 16.5, Councillor Nash required it to be recorded that she voted against this matter)

            Application 05/05146/CA

            To agree the Conservation Area application in principle and to defer and delegate final approval to the Chief Planning Officer subject to the conditions set out in the submitted report (and any others which might be considered appropriate)

Further to minute 86 of the Plans Panel City Centre meeting held on 8^th January 2009, to consider a report of the Chief Planning Officer on an application for a part 6 storey, part 14 storey hotel building with ground floor restaurant and coffee/juice bar

(report attached)

            Further to minute 86 of the Plans Panel City Centre meeting held on 8^th January 2009 where the Panel deferred consideration of a revised scheme for a hotel building with ground floor restaurant and coffee/juice bar on ‘D’ car park, Portland Crescent LS1 to enable further negotiations concerning height, design and the provision of improved graphics, Members considered a further report

            Plans, graphics and drawings were displayed at the meeting

            The Central Area Planning Manager presented the revised proposals which now included the removal of the plant room off the upper level roof and its relocation within the lower block rooftop plant room; the provision of a green, sedum roof to the upper level roof; the reintroduction of the recessed banding in Portland Stone composite elevations and stainless steel pillars at ground level together with alterations to the windows to permit inward opening and create more effective shadow lines.   In respect of the window arrangement to the southern elevation, this had also reverted to the previously approved treatment to the taller element, with additional windows being retained on the lower element to help break up the blank façade from the Academy service yard

            Images of the proposals in relation to the Rose Bowl development and the second phase of that scheme were displayed.   Members were informed that the current tall buildings strategy, whilst still in draft form, did see the scope for tall buildings on the north-south ridge line from the Parkinson building down to the River Aire, and that the proposal for a part 6, part 14 storey building was on this line

            Regarding the hotel entrance, Members were informed that this had been resited and would now be adjacent to the taxi drop off facilities

            The Highways representative stated that it was important not to create a drop off facility which would be used by anyone with business in the Portland Crescent area, thereby leading to congestion.   Officers had considered this matter and were of the view that relying on double yellow lines was the best way to ensure the purpose of the drop off point specifically serving the hotel was maintained

            In respect of Members’ previous comments regarding the provision of a right turn on Woodhouse Lane, Officers had considered this and the amount of traffic that was likely to be generated by the hotel and had concluded that if a right turn was implemented without other measures alongside it, it would have implications including safety issues especially when New Generation Transport (NGT) was introduced, and therefore it had been concluded that this was not the way to proceed

            In respect of the query regarding the distribution of public transport contributions from city centre schemes, these could be spent anywhere on the basis that people travelled from all of the suburbs to the city centre, although the prime funding was for the NGT proposals

            Members were informed of a correction to the report in that the parking bay reference on page 45 should have referred to a maximum 10 minutes waiting time

            Members discussed the following matters:

·        the height of the proposals with concerns being raised that the scheme remained too dominant

·        that concerns remained regarding parking and access, particularly when the second phase of the Rose Bowl development was completed

·        the sum requested for the provision of a real time display at the nearest bus stop, with Officers explaining the amount requested included maintenance

Members noted the amendments to the scheme and the return to the

quality of the extant permission

            RESOLVED -  To approve the application in principle and to defer and delegate final approval to the Chief Planning Officer subject to the conditions specified in the submitted report (and any others which he might consider appropriate) and the completion of a legal agreement within 3 months from the date of resolution unless otherwise agreed in writing by the Chief Planning Officer, to include the following obligations:

-          commuted sum for loss of on-street parking bays - £7,428 per space lost

-          co-operation with local employment and training initiatives

-          provision of a strategic public transport contribution - £185,217

-          commuted sum for loss of trees - £2,000 per tree (based on the net loss of trees on site)

-          £2,500 for the Council monitoring of the Travel Plan provisions

-          Provision of a real-time transport information display at the nearest bus stop on Woodhouse Lane - £16,500

-          Provision of a real time transport information display in the hotel reception lobby

-          £3,600 for the Council’s Section 106 management fee

Thursday 26^th March 2009 at 1.30pm

            Thursday 26^th March 2009 at 1.30pm