With the development industry traditionally very quiet over the Christmas and New Year season, it has been a quieter few weeks for the Planning Committee. This is also reflected in the meetings of Leeds Council’s Planning Panels that were cancelled in December and January – I hope it is not sign of a development slow-down?
There were no presentations at the three meetings I am covering here so it’s straight into notes on the planning applications we reviewed. Unfortunately, there were none that we felt merited support but we did make comments on two. Firstly, we commented on plans for a ‘pavilion’ in front of the Corn Exchange – we objected to previous plans for the site but, as they were approved by the Council, there is an extant consent. The scheme has been significantly redesigned and is now far more appropriate to the site – however, we still feel the design requires some adjustment and we would far rather see the open space and existing trees retained. Our second sets of comments related to the Peace Garden at the rear of the St John’s Centre (adjoining Merrion Gardens) – it is proposed to turn this into a Harry Potter themed play attraction but we felt there needed to be more consideration of the area’s role as a through route and the type of ‘huts’ proposed to shelter activities.
We objected to the following applications:
• McDonalds in the Arndale Centre, Headingley: our principal objection here was to the construction of an access ramp outside the shop unit as it would create a significant obstruction under the existing arcade (any ramp necessary should be within the restaurant) – we also had concerns about the number of delivery bikes that could be attracted to this busy location (they should go around the back)
• 34-35 Commercial Street: this would see the introduction of another take-away into what was at one time seen as the ‘Jewellery Quarter’ – again, obstruction caused by delivery bikes would be a problem, particularly as the door identified for their use is immediately adjoining the Halifax Bank cash machines
• 34 Boar Lane: we objected to the provision of a roller shutter to close off the service yard opposite the stairs to Leeds Station now under construction – this would bring an industrial feel to this prime location and we could not see why the existing barred gates could not be used
• Meanwood Church: although the church was well restored for a new congregation, their beliefs required the removal of decorative carved heads from the external stonework and this was done – they are now seeking retrospective consent to leave the space empty rather than install the floral carvings agreed as part of the original consent and we feel approval would open the door to more ‘unauthorised works’
• St Johns Centre: a unit facing onto Merrion Street is to be used as a ‘cookie shop’ but this will involve placing obscure vinyl on the windows to prevent views into the kitchen – we feel this should not be permitted on what is a prime retail frontage.
Turning to those planning applications reviewed where we decided to make no comment, these included a rooftop extension to a student housing scheme on East Parade (largely invisible from the street), a ‘patients’ garden at St James’s Hospital, a decorative pattern on a new residential block at Whitehall Riverside (adds interest to a bland building), a new clinic conversion at Thorpe Park, an amended re-roofing scheme at the listed Braime’s works in Hunslet (the company has maintained its historic estate in an exemplary manner) and ‘stripping out’ of modern interiors within King Edward House, the former Halifax Bank branch behind the old Debenhams.
Updates on subjects discussed previously include planning consent being granted for the redevelopment of Weetwood Police Station for residential apartments and new apartments at the former St Margaret’s Home in Moor Road, Headingley. Approval was given for the demolition of existing buildings at Aire Place Mills on Kirkstall Road – the Trust felt that this should not go ahead until a scheme for the site’s redevelopment is approved and that this should consider the retention of some of the historic buildings. An application for a simpler (cheaper?) landscaping scheme at Centenary House in North Street was refused – the current sheet of tarmac adversely affects the setting of the listed building.
Other planning matters discussed at our meetings included the following:
• Tetley Building, Aire Park: we are concerned that plans for the former headquarters could involve stripping out many of the historic interiors – we feel these should be seen as an asset to attract potential office users
• 84-86 Kirkgate: after many months delay within Westminster, an Urgent Works Notice was issued to the owner of the fire-damaged buildings in Kirkgate – this requires him to make good the damage and protect the building but there is no sign of any activity as yet
• 97-98 Kirkgate: on a more positive note, the scaffolding has been taken down in front of these buildings alongside the First White Cloth Hall and we look forward to seeing the shops in use
• Highland PH, off Burley Road: this is to be taken over by the operators of the Empire Café who have stated they will retain the traditional Tetley ambience
• Wellington Square: we understand that work on this 45 floor hexagonal tower of apartments by the Inner Ring Road will start on site soon – scaffolding is being removed on ‘Triangle Yard’ alongside to reveal a distinctive curved block of apartments to rent.
On the transport side, we submitted a response to the government’s consultation document outlining a potential Integrated Transport Strategy – we feel it is the lack of a credible strategy that sees the stop/start investment in new infrastructure that makes such construction far more costly in the UK than elsewhere in comparable countries. Leeds City Council is consulting on the reconstruction of the car park at Golden Acre Park (Arthington Road side). New notices have been erected at the entrances to the city centre precincts requesting cyclists to ride more carefully and potentially dismount at busy times, reminding them that there are fixed penalties for cycling which causes danger to the public – it is interesting the pictogram shows a food delivery rider on an electric motorbike not a traditional cyclist!
January sees us saying goodbye to our Planning & Transport Officer, Anna, who has decided to pursue an alternative career in event catering. We will all miss her enthusiastic efficiency in keeping the committees in line. I will miss receiving the draft minutes within seconds of the end of the meeting – back to me to keep notes until a replacement is appointed! All the best to Anna.
Mike Piet
Chair of LCT Planning Committee
Title image: CGI model of the proposed Corn Exchange pavillion
