A busy month for the planning committee with two presentations, quite a few applications to review and a lot planning & transport news to pass on to Trust members.
Our first presentation of the month related to the refurbishment of the Old Medical School alongside the LGI on Great George Street. This listed building, the oldest part of which was built in 1894, has recently been used as a pathology lab, but is to be refurbished as a base for medical innovation start-ups, linked to the hospital and the universities. The plans see the introduction of new lifts and courtyard bridges to overcome the difficulty of accessing the many different floor levels in the building. It is intended to provide public access to a café within the outstanding library and, hopefully, access to the ‘operating theatre’, where trainee doctors would have observed demonstrations of medical procedures. We welcomed the approach and the careful consideration of the historical elements of the scheme by the developer (Scarborough Group) and the architects (AHR).
At our second meeting in the month, we were given an update on plans for new Purpose-Built Student Accommodation (PBSA) proposed for parts of the Merrion Centre. Previously, the Trust had objected to initial plans as we felt the 35 floor high block sited over what is now Home Bargains was too tall and too bulky (although we welcomed the façade design) and that recladding the existing Wade House (to be converted to PBSA) would mean the loss of its distinctive design. We were glad to see that many of our comments were taken on board in the scheme review, in particular the change to the refurbishment of Wade House which now would see a new façade to a large extent recreating its present appearance. We did have some concerns over the window pattern. However, while the new tower block is now slimmer and ‘cleaner’ in its design, it is taller. We reserved our judgement on the proposal until we see further illustrations of its impact on the city centre skyline and views from surrounding streets.
Again, we were unable to support any of the planning applications we reviewed, objecting to three schemes:
- The Original Oak, Otley Road: the pub is seeking retrospective consent for ‘temporary’ container bars in its beer garden but the proposed location has potential to adversely affect existing trees around the site
- Aire Place Mills, Kirkstall Road: this is an interesting scheme for family housing set out in terraces aligned to make best use of the sun. However, we felt we had to object as the project sees the demolition of historic buildings on the Kirkstall Road frontage (which could be converted to residential use) and the narrowness of the riverside walkway as proposed.
- New kiosk, alongside HSBC, Pudsey: it is proposed to erect a small kiosk (for coffee or similar) on an unused corner plot, designed to some extent with reference to the stone/brick of the bank. We objected due to its cramping of the footway. We felt that if anything were to be built there, a modern insertion would be more appropriate.
We commented on plans to convert 64 Otley Road in Headingley to a home for young children. We had no issue with the use but the plans were not fully developed and we felt the car parking provision took up an excessive element of the garden. Applications upon which we made no comment included minor changes to the elevations at the ‘reconstructed’ Mount St Mary’s Church, the renewal of consent for the new hospital at the LGI (will this ever go ahead?), a new shopfront in Cookridge Street and apartments on Town Street in Stanningley.
Updates on subjects discussed previously include planning consent being granted for a residential tower block on Springwell Road in Holbeck but consent being refused for a second time for a McDonald’s drive-thru on the site of the Red Lion PH on the A64 York Road at Whinmoor, due to many traffic issues and a close proximity. We also saw details of changes to the design of external terraces proposed at Trinity Kitchen but the amendments left more questions than answers; we hope more detail will follow.
Planning related matters which emerged during our meetings or through our involvement in city projects included the following:
- Eastgate: the developer of Victoria Gate has sold its interest in land between Eastgate and the Inner Ring Road to local developers who intend to bring forward a mixed use scheme including residential, workplace, hospitality, leisure uses and lifestyle amenities. We hope this can be an exemplar of good design.
- Arcadia site, Harehills: further details have emerged of plans for the redevelopment of the former Burton’s factory. We are seeking a presentation from the promoter.
- Elland Road Football Ground: now the club has been promoted, we hope plans for expansion of the ground will go ahead. The scheme has the potential to be transformational for the area, particularly if the tram passes close by.
- Aire Resilience Company: this proposed LCC-owned company would be responsible, with private sector partners, for delivering Natural Flood Management throughout the Aire Valley, complementing the ‘hard’ defences through Bradford and Leeds.
- City Square: a workshop was held to discuss options for temporary enhancement of City Square until funding for its reconstruction can be obtained – the workshop also looked at enhancing Briggate.
- City Living Research: in the past, a series of studies reported on the state of residential development in Leeds City Centre but this exercise has not been undertaken for over 10 years, during which the market (and provision) has changed significantly. The Trust is looking to contribute with others in the development industry to carry out a structured survey of what is here now, what is needed in the future and what are local people’s (and students’) aspirations for living in the city.
Turning to transport issues, we had the opportunity to walk around the City Centre with representatives of the WYCA Mass Rapid Transit team.
During this session, we learnt about the constraints which limit the options for a tram route from the Railway Station to St James’s Hospital while giving the officers some hints as to areas which need to be treated with great sensitivity. A group of committee members have also picked up a challenge given to us by a Member of the WYCA Councillor’s Board and set out the parameters for an ideal bus service for Leeds – we appreciate that this can’t be delivered immediately, notwithstanding the bus franchising process, but we feel that a radical review is needed to encourage greater use of buses for more than just journeys to the city centre.
Next month we already have one presentation lined up and hope to arrange more. We are able to contribute in a far more knowledgeable (and hopefully more valuable) way if we have a full understanding of the constraints within which the designers and developers are working. We might be able to offer suggestions to improve schemes at no greater cost which better relate to the aspirations of the wider community in the city.
