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From YouTube: Leeds City Council = City Plans Panel - 11 August 2022
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A
Thank
you.
Thank
you
andy
good
morning,
everyone
and
welcome
to
meeting
of
city
plans
panel.
My
name
is
councillor
jim
mckenna
and
I'll
be
chairing
today's
meeting.
As
most
of
you
will
know,
city
plans
panel
deal
with
applications
from
the
city
center,
as
well
as
the
largest
and
most
significant
applications
the
council
receive.
A
The
aim
of
the
panel
is
to
hear
all
the
relevant
information
from
applicants.
Members
of
the
public
and
council
officers
to
help
members
of
the
panel
make
their
decision.
Could
I
now
invite
members
and
officers
to
introduce
themselves
and
mute
your
microphone
once
you
have
introduced
yourself?
If
you
would,
if
you
could
start
on
my
left,
please
dodger.
C
I'm
robin
coughlin
principal
planning
officer.
B
Good
afternoon,
councillor
asghar
khan
council
for
birmingham
richmond
hill
ward,.
B
H
Good
afternoon,
adam
lavery
technical
officer
from
the
validations
team
good
afternoon
council
paul,
what's
with
representing
guys
in
road
good
afternoon,
councillor
davey
blackburn
family
of
worldly
ward,
good
afternoon,
councillor
barry
anderson,
alan
warfdale
doing
a
reward.
I
mean
admin
worth
the
award
and
I'm
substituting
for
councillor
cohen
today.
D
A
Thank
you,
for
that.
Can
we
move
on
then
to
agenda
item
number
one
over
to
you
andy.
Thank
you,
chair.
H
A
H
A
Thank
you
for
that
andy
and
thank
you
barry
for
substituting
moving
on
then.
Can
we
go
to
item
number
six
minutes
of
the
previous
meeting
held
on
the
14th
july.
A
A
A
C
Please,
thank
you.
Just
wait
for
the
presentation
to
come
up.
C
Oh
there,
it
is
so
overall,
this
is
a
proposal
for
the
multi-generational
building.
I
think
it's
a
commendable
scheme
with
high
ideals
to
be
sustainable
and
support
a
more
balanced
population
in
this
part
of
the
city
center
and
in
terms
of
meeting
our
policy
requirements.
I'll
I'll.
Take
you
through
that.
C
So
this
is
a
slide
of
you
can
see
it's
a
brownfield
site
and
in
the
top
left
picture
you
can
see
the
allied
glass
works
on
the
edge
of
the
site,
the
site.
Sorry,
the
air
valley
area
action
plan
allocated
this
site.
Well,
the
whole
the
much
bigger
part
of
the
situation,
but
it
actually
envisaged
there
being
a
a
buffer
next
to
allied
glass.
C
Now,
that's
not
actually
been
carried
forward,
so
the
multi-gen
building
doesn't
have
such
a
buffer,
but
we
have
had
noise
and
air
quality
reports,
and
these
have
been
agreed
by
our
environmental
health
people
it.
It
basically
relies
on
mechanical
ventilation
of
the
buildings
and
that
avoids
harmful
immunity.
Problems
of
poor
air
and
noise.
C
And
again,
this
master
plan
shows
that
the
multi-generational
building
is
sort
of
on
the
left-hand
side,
but
it
does
fit
in
with
the
rest
of
the
the
estate.
C
Probably
the
same
goes
for
the
nursery.
That's
proposed,
it's
not
the
first
nursery
in
the
city
centre,
but
it
will
help
residents
of
the
city
centre
who
have
children
to
be
able
to
stay
living
in
the
in
the
city
centre.
C
There's
also
a
care
home
70
beds
and
again
it's
a
welcome
contribution
to
the
diversity
of
population
in
the
city
center.
There's
also
a
cafe.
This
will
be
located
fairly
centrally
and
serve
the
whole
neighborhood.
C
So
a
slide
of
some
of
the
key
facts,
there's
very
good
provision
of
cycle
parking.
The
scheme
is
essentially
traffic
free,
except
for
a
handful
of
spaces
for
care,
home
visitors
and
for
disabled
spaces
highways.
C
There
are
trees
being
lost
on
site,
but
our
policy
expects
replacement
at
a
three
to
one
ratio,
and
that
would
mean
51
trees
being
planted
and
based
on
the
illustrative
drawings
that
have
been
submitted.
We
believe
that
at
least
six
at
least
51
trees
will
be
viable,
but
in
case
that
turns
out
not
to
be
possible.
C
The
applicants
have
agreed
through
condition
and
section
106
agreement
for
fallback
so
that
they
would
pay
a
commuted
sum
if
it
turns
out
that
that
number
of
trees
can't
actually
be
planted
to
be
fully
feasible
in
terms
of
biodiversity.
C
C
But
they've
agreed
to
pay
a
commuted
sum
of
32
000
for
the
biodiversity
short
form
and
then
in
terms
of
the
80
dwellings,
they're
all
considered
to
be
policy
compliant
in
in
terms
of
housing
mix.
You
really
got
to
look
at
the
whole
estate,
where
there's
provision
of
nearly
30
percent
of
three
and
four
bedroom
dwellings,
which
is
probably
one
of
the
best
provisions
in
in
the
city
city.
C
C
In
terms
of
carbon
saving,
the
multi-generational
building,
like
all
of
their
buildings
on
this
day,
will
be
highly
sustainable
and
exceed
council
and
building
regulation
standards
on
a
number
of
fronts.
C
In
terms
of
briem,
an
assessor
has
been
appointed
and
we've
been
told
to
expect
that
a
pre-commencement
assessment
will
show
that
the
excellent
standard
which
is
expected
by
policy
would
be
exceeded.
C
So
actually
the
colors
don't
show
up
very
well
on
this
on
the
slides,
but
I
was
basically
just
going
to
talk
you
through
the
overall
plan
arrangement.
You
can
see
on
that
sorry.
C
The
orientation
that
that
way
is
north
and
at
the
bottom
part
of
the
site
around
here,
that's
where
the
care
home
is
proposed.
C
The
nursery
is
next
door
just
there
and
then
the
school
wraps
around
the
courtyard
like
so
and
the
entrance
to
the
school.
Oh,
I
pressed
the
wrong
button.
Sorry.
C
The
entrance
is
there
into
the
courtyard
there's:
separation
for
the
care
home
and
the
nursery
use
there
and
all
along
this
eastern
side,
there's
bike
storage
which
exceeds
our
standards
in
terms
of
numbers
and
then
at
first
full
level.
C
The
care
home
is
the
same
at
first
full
level,
but
above
the
school
you've
got
residential
that
wraps
around
the
sides.
There
it's
pretty
much
the
same
at
second
floor
level
and
then
at
third
floor
level.
The
only
difference
is
that
you've
got
residential
above
the
care
home.
D
Thank
you
so,
in
terms
of
the
off-site
highway
works
and
delivery.
What
we're
looking
at
are
well
there's
the
car
park
in
the
corner
here,
and
we've
got
requirements
for
traffic
calming
around
the
site,
so
crossing
points,
junction
islands
that
line
up
with
the
the
pedestrian
routes
that
we've
got
in
the
mix
the
scheme
over
here
is
to
be
conditioned
on
this
application,
but
it's
also
conditioned
on
phase
two,
so
it
would
just
depend
where
what
comes
forward
first,
really
as
part
of
the
278
works.
D
We're
also
looking
at
the
the
traffic
regulation
orders
on
the
frontage
and
and
around
this
part
of
the
site,
to
see
to
to
see
whether
we
can
limit
some
of
that
to
to
our
limited
waiting
and
protect
junctions
and
other
areas,
so
that
that
process
is,
of
course
it
will
be
part
of
the
278
agreement,
but
it
is
subject
to
public
consultation,
so
we
can
never
specifically
require
it
just
require
that
we
go
through
the
process.
D
There
is,
then,
a
further
25
000
pounds
towards
other
off-site
traffic
regulation
orders
just
to
make
sure
that
we
are
looking
at
the
entirety
of
this
south
bank
area
at
one
go
because
there's
quite
a
lot
of
unrestricted
parking
in
the
area
at
the
moment
and
the
parking
we
would
be
looking
at
effectively
extending
the
city
center
controls
so
that
it
would
be
pain,
display
or
paid
by
phone,
as
as
it
is
in
other
areas.
Now.
C
Thanks
julian
so
landscaping,
I've
really
talked
about
the
three
situation
already.
C
And
then
the
next
few
slides
just
give
you
an
indication
of
roughly
the
scale
and
sort
of
design.
That's
proposed.
C
So
you
know
the
elevations
you
can
see.
Most
of
the
buildings
are
four
stories
and
that's
the
kind
of
design
that's
proposed
and
generally
it's
felt
that
this
is
appropriate
for
this
part
of
the
city
center
and
wouldn't
be
harmful
to
the
brain
listed
building,
which
is
quite
close
by.
A
Thank
you
robin.
There
are
no
objectors,
so
can
I
do
what
I
usually
do
and
invite
the
applicants
to
come
forward?
There
may
well
be
questions
directed
at
them.
Thank
you
for
that
so
open
to
members.
Now
questions
to
officers
or
the
developers
council,
khan.
I've
seen
you
first.
B
Thank
you
chair,
and
you
know
this
morning,
site
visit
and
I
did
mention
about
the
connectivity
to
this
development,
existing
communities
and
also
the
further
education.
Can
you
just
go
through
those
connectivities
for
me?
Please,
and
then
I've
got
another
two
questions
to
follow
on
from
there.
B
Counselor
khan,
in
terms
of
connectivity
as
as
robin
outlined,
the
scheme
this.
This
application,
which
is
standalone
application,
is
part
of
a
wider
estate,
and
we
went
there
this
morning,
as
you
know,
and
the
development
is
well
underway
on
low
fold.
It's
just
off
the
map
here,
but
we
walked
over
the
river
bridge.
So,
as
part
of
the
law
fall
development,
there
is
public
access
rights
from
e
street.
B
On
the
back
of
other
developments,
we've
now
got
a
crossing
in
place
on
east
street
and
one
will
be
able
to
walk
from
richmond
hill
and
birminghaft
across
e
street
through
the
low
fall
site
over
the
footbridge
which
hopefully
will
be
open
completely
when
the
works
are
completed
at
law
fold
and
then
be
able
to
walk
through
this
phase
of
the
site,
as
we
were
able
to
this
morning
and
then
into
this
this
side
of
clarence
road
and
these
will
be
publicly
accessible
routes,
which
will
then
allow
you
to
commit
the
onward
journey
to
saint-elaine
or
even
up
here
to
carlisle
road
and
go
on
towards
where
the
colleges
are
and
hunslet
road.
B
So
I
think
we
are
going
from
position
where
sites
were
impenetrable
because
they
had
no
access
through
to
a
network
of
pedestrian,
but
pedestrian
cycle
routes
basically
were
we're
emphasizing
those
rather
than
vehicle
routes,
but
the
connectivity
is
there
makes
walking
very
easy
in
terms
of
what
was
the
other
part
of
your
your
question
about
the
school?
B
Yes,
well
that,
no,
yes,
there
are
existing
schools
in
the
areas
in
birmingham,
richmond
hills
and
not
even
in
hunslet,
but
also
we're
getting
to
a
situation
in
this
part
of
the
city,
where
we've
got
the
ruth
course
academy,
which
is
for
older
children,
which
is
not
too
far
away
on
black
bull
street
and
clearly
the
proposals
before
you
today
are
to
provide
schooling
for
younger
children.
B
B
Thank
you.
Thank
you
to
follow
from
those
your
answers.
Can
you
ensure
the
panel
members
the
safety
of
the
connectivities?
Will
they
be
lighted,
safety,
wise
and
that's
one
just
on
the
school?
Do
we
know
who's
going
to
be
running
the
school?
If
the
developers
can
answer
that
question,
and
also
at
jillian
in
your
presentation,
tro
older,
just
covers
the
parking
issue.
B
D
D
That's
great,
thank
you,
so
so
in
terms
of
the
access
to
the
school.
My
understanding
is
it's
it's
coming
in
in
this
sort
of
direction.
So
that's
the
kind
of
pedestrian
access
that
we're
aiming
for
at
the
school.
The
the
the
totality
of
the
highway
works,
we'll
look
at
pain
display
on
street
parking.
So
there
is
no.
There
is
no
proposal
for
a
school
specific
pick
up
and
drop
off.
What
there
will
be
are
more
opportunities
potentially
for
short
stay
parking
in
and
around
the
site
on
the
surrounding
streets.
D
The
applicant's
very
much
been
of
the
basis
that
this
is,
you
know
a
a
school
that
where
the
the
staff
will
be
encouraged
not
to
own
and
bring
a
car
where
the
pupils
will
very
much
be
encouraged
not
to
be
dropped
off
by
car.
We
know
in
reality,
that's
not
a
not
something
we
can
either
condition
or
you
know,
insist
on,
albeit
the
travel
plan
measures
aim
towards
it.
Big
car
car,
free
development,
but
I
think
so
so
I
can't
say
to
you:
yes,
there's
a
specific.
D
For
example,
here
we've
got
an
area
of
two
hour
limited
stay
proposed
up
here.
We've
got
other
areas,
so
we've
got
some
down
here
on
the
frontage,
which
would
be
two
hour
limited
stay.
D
There
are
other
areas
that
are
no
waiting
at
any
time,
so
you
know
there
will
potentially
be
opportunities,
but
we're
not
branding
into
school
pick
up
and
drop
off
because
it's
it's
off-site
and
it's
you
know,
I
suppose
it's
it's
a
last
resort
if
the
ethos
of
the
school
doesn't
come
about
and
it
isn't
completely
car
free,
just
in
terms
of
the
nursery
and
the
care
home.
So
the
parking
area
is
in
here,
so
I
think
in
terms
of
drop
off
for
the
nursery.
D
There
is
the
potential
to
use
some
of
this
space.
There
are
eight
spaces
in
that
car
park
and
there
are
two
two
disabled
spaces
over
here
as
well,
which
again
can
be
used
for
school,
school,
drop-off
or
school
parking
if
there
are
requirements
for
disabled
blue
badge
holders,
so
so
that's
the
general.
You
know:
we've
gone
along
with
the
applicant's
ethos
that
this
is
car
free,
not
that
it's
just
car
parking
space
or
not
not
quite
space
free
because
there
are
the
10
spaces
com
on
the
site
in
totality.
D
But
nearly
car
car
parking
space
free-
but
yes,
I
mean,
like
I
say,
surrounding
streets-
will
give
some
opportunity
for
short,
stay
and
turnover.
C
I
was
just
gonna
say
in
terms
of
the
safety
of
the
roots.
Most
of
the
footpaths
through
the
development
are
actually
through
residential
areas.
So
there'll
be
quite
a
lot
of
natural
surveillance.
C
A
But
if
you
can
address
that-
and
you
might
want
to
comment
on
who
will
be
running
the
school,
you
know
will
be
an
academy,
it
may
well
be
linked.
To
course,
for
I
guess
it's
not
really
a
planning
matter,
but
please
please
address
it.
If
you
can.
J
Yeah,
thank
you
for
the
questions
I
think
to
address
the
question
of
who
we
haven't
appointed
a
provider
at
this
moment
in
time.
Our
view
was
that
we
needed
to
get
over
the
planning
hurdle
and
get
planning.
However,
we've
been
speaking
to
a
range
of
different
providers
in
the
city.
J
I
think
to
go
back
to
some
of
the
points
raised
around
the
aspiration
of
the
scheme
is
that
we
are
we're
really
confident
and
we're
really
committed
to
changing
and
reshaping
the
way
we
live
in
our
cities.
If
we,
if
we
are
to
get
to
the
target,
the
lead
is
set
by
2030
with
reducing
its
carbon
emissions
by
85.
J
That
requires
us
to
have
to
to
design
and
change
the
way.
Certainly
we
we
treat
these
brownfield
areas
on
the
within
and
on
the
edge
of
the
city
center.
So
I
think
to
that
point,
the
provider
has
has
very
much
got
to
be
on
board.
J
With
that
vision
and
with
we,
we've
been
speaking
to
a
range
that
are
all
very
much
aligned
to
that
vision
and
can
can
see
this
school
being
a
success
in
terms
of
the
roots
and
with
the
emerging
community
that
already
exists
now
at
the
climate
innovation
district.
J
We
we're
always
very
conscious
whilst
we're
going
through
what
is
a
23
acre
site
in
total
to
making
sure
it's
safe,
every
house
will
have
its
own
light
and
then
there's
street
lighting
that
sits
on
celery
outside
the
front
of
each
one
of
the
homes
and,
as
as
already
mentioned,
all
these
routes
are
through
residential
areas
and
are
designed
to
to
incorporate
both
safety
and
the
residents
themselves.
B
Coming
back
to
julian's
point
drop-off
and
pickups,
I
know
it's
going
to
be:
probably
the
school
will
be
provided
for
young
people
from
within
the
development.
But,
however,
as
you
know,
jillian
there
will
be
other
young
people
will
be
coming
not
from
the
site
but
surrounding
the
areas,
and
we
all
have
done
it
as
well.
B
We've
all
dropped
our
young
young
ones,
and
this
morning,
when
I,
when
the
panel
members
were
there
on
the
side,
we
felt
definitely
there
needs
to
be
a
drop-off
and
pick-off
point
for
school,
and
you
can't
imagine
young
people
or
a
parent
to
park
right
in
the
middle
of
the
street
and
open
the
door
and
get
young
people
because
it
was
busy
parking
street.
So
I
think
I
would
be
putting
in
my
comments,
the
wheelchair,
so
I
think
pick
up
and
drop
off
definitely
needs
to
take
up
the
other
one.
B
B
We
are
struggling
with
gp
surgeries
in
the
area
and
if
you're
gonna
have
a
over
a
thousand
people
more
than
900
houses
and
apartments,
definitely
there
needs
to
be
a
parisian
penciled
in
and
imposed.
C
There's
no
actual
provision
in
this
scheme,
but
I
think
in
the
wider
situ
estate
that's
being
looked
at
and
planned
the
the
I'm.
I'm
sure
there
would
be
opportunity
for
some
of
the
commercial
space
to
be
taken
up
by
a
gpi,
perhaps
put
that
to
the
applicants.
C
Who
might
be
able
to
confirm
that.
I
think
currently,
the
nearest
gp
surgery
is
probably
saxton
gardens.
C
Isn't
there
there's
one
that
was
showing
up?
I
thought
it
was
showing
up
on
google,
but
maybe
it's
gone
so
it
obviously
is
an
issue.
J
Yeah,
absolutely
we
when,
whenever
we
take
on
a
new
development,
we
look
outside
of
our
red
line
first
and
we
spend
as
much
time
looking
outside
and
makes
inside
the
red
line
a
lot
easier.
I
think
the
point
is
a
really
good
one
and
something
we
agree
with.
We've
got
one
final
phase
of
the
development
to
come
back
through
planning,
and
if
that
is
the
case,
and
I'm
sure
it
is,
then
we
we
can
certainly
look
to
integrate
a
gp
surgery
and
yeah
agree
with
the
point
entirely.
E
Thank
you,
a
question
for
the
applicants.
If
I
may
share
and
slightly
more
philosophical
one,
the
questions
so
far
have
definitely
been
around
the
issues
that
were
identified
on
page
22,
where
the
feedback
of
this
panel
at
the
pre-app
is
summarized
and
at
the
bottom
it
states
that
parking
for
school
staff,
disabled
parking
and
pickup
and
drop-off
areas
were
of
significant
issues,
and
that's
why
these
questions
have
been
arisen.
E
Now
you
use
the
term
behavior
changing
or
changing
behavior
a
lot,
and
I
absolutely
get
the
concept
of
your
designs
are,
are
deliberately
as
they
are
to
change
people's
behavior
attitudes
make
new
things
possible,
but
do
you
think
that
design
alone
in
terms
of
a
development
like
this
is
enough
to
change
people's
behavior?
J
Absolutely-
and
I
think
one
of
the
things
and
the
reason
I
I
guess
I
I
feel
that
I
can
sit
here
relatively
confident
with
about
how
we
are
creating
the
places
that
change
behavior
is
because
we
are
capturing
the
data
of
the
people
that
have
moved
there
and
we've
got
a
community
of
66
homes
that
people
are
living
in.
J
113
people
live
there
and
the
the
data
that
we've
already
collected
has
shown
that
most
of
those
66,
I
think
approximately
52
of
them
were
two
car
households
they're
now
one
and
we're
seeing
the
first
wave
of
that
community
of
people
who
acquired
a
car
parking
spaces
in
their
purchase
of
the
house,
who
are
now
actually
handing
that
car
parking
space
back
to
us.
J
J
However,
I
think
what
we,
what
we,
what
we
we
realize
are
the
goals
between
getting
to
zero
carbon
and
changing
the
way
we
live
in
our
city
is
quite
a
big
one,
and
so
we
we
have
an
in-house
design
team
of
20
people
that
work
tirelessly
trying
to
create
small
shifts
to
getting
us
to
that
that
position.
It's
simply,
we
couldn't
just
say:
let's
remove
everything
and-
and
we
need
to
be
here
on
day
one
so
we're
confident
with
this.
We.
J
We
also
appreciate
the
challenge
that
that
that
gives
us-
and
we
know
that,
having
a
zero
car
school
in
this
area
at
this
very
moment
in
time
is
it's
quite
a
significant
challenge,
but
we
firmly
believe
that
you
build
it
and
they
will
come
and
it's.
It
is
very
much
a
chicken
and
egg
situation
with
as
a
city.
Right
now
in
the
city
centre,
we've
got
10
000
units
that
have
gone
through
planning
and
approved.
J
So
our
belief
is
that
we
will
we
as
a
developer,
will
introduce
the
school
into
the
city
center
alongside
the
care
facility,
and
that
will
again
give
an
opportunity
to
people
who
are
leaving
the
city
centre,
because
these
amenities
don't
exist
to
remain
in
the
city
center
and
they're.
They
are
actually
predominantly
carlos.
J
So
we
we
understand
that
the
challenge
and
the
the
gap
between
the
status
quo
and
where
we've
got
to
get
to,
but
we're
we
feel
we
feel
really
proud
to
be
hopefully
leading
that
agenda
for
leads
and
taking
that
responsibility.
J
E
K
E
J
So
the
the
cheapest
unit
that
will
in
the
wider
situ
development
is
about
140
000
pounds,
and
that
ranges
all
the
way
up
to
a
to
some
large
apartments
that
are
going
to
sit
at
the
top.
We
haven't
yet
released,
and,
but
I
think
so
really
importantly
in
this-
is
that
we're
off
we're
delivering
affordable
homes
throughout
throughout
the
scheme.
And
one
of
the
things
we
have
been
asked
to
do
is
to
to
have
them.
Have
the
affordable
homes
put
in
this
position
over
here
and
we're
absolutely
against
that.
J
We
want
them
to
be
integrated
into
the
scheme
across
the
whole
scheme,
with
the
same
level
of
quality,
of
course,
and
but
it's
yeah
we're.
We
are
in
a
market
and
we
are
a
developer
to
buy
land,
but
we're
we're,
hopefully
sat
very
comfortably
in
the
middle
of
that.
E
Okay,
so
I
think
I
think
it
said
on
the
slide
that
there's
110
or
117
new
jobs,
something
like
that.
I
was
just
wondering
like
because
we
we
would
like
to
see
walkable
neighborhoods,
as
I'm
sure
you
would
as
well.
Are
there
that
number
of
affordable
units
on
site
in
order
to
cater
for
that
number
of
workers,
because
care
care
workers
on
lower
incomes,
nursery
workers,
lower
incomes,
education
workers,
lower
incomes,
admin,
cleaning
or
all
of
all
of
the
all
of
the
jobs
that
are
being
created
are
low-income
jobs.
E
So
I
was
just.
I
was
just
wondering
where
the
walkable
neighborhood
bit
will
fit
in
to
the
job
creation.
Is
there
any
plans
to
allocate
units
for
workers
as
part
of
the
as
part
of
the
build
or.
J
Yeah,
certainly
as
part
of
the
the
affordable
housing
offer,
we
can,
we
will
work
with
the
provider.
We've
already
had
this,
this
conversation
with
them,
we've
been
working
with
leeds
community
homes
about
having
key
workers
and
work
in
a
way
in
which
we
can
allocate
them
to.
J
I
think
I
I
take
the
point,
and
one
of
the
things
that
we
we
are
doing
here
is
we're
delivering
a
medium,
relatively
low
density
in
terms
of
scale
and
products,
and
what
that
means
is
we're
offering
two
bedroom
houses,
three
bedroom
houses,
four
bedroom
houses
and
we're
also
offering
studios
one
two
and
three
bedroom
apartments,
so
we're
committed
to
that
mix.
Certainly
within
the
scheme
that
we're
we're
here
to
address
today
when
we
originally
looked
and
took
actually
brought
to
the
pre-op,
some
of
the
those
units
were
slightly
bigger
and
we've.
J
We
realized
that
we
need
to
be
offering
more
one,
two
bedroom
which
becomes
more
affordable
units,
so
the
apartments
that
are
going
and
they're
integrated
into
the
multi-generational
building,
predominantly
one
and
two
bedroom
apartments.
Not
there
aren't
many
three
to
try
and
to
try
and
bring
an
affordability
to
it.
For
us,
the
utopia
would
be
that
we
had.
We
had
the
the
uses
of
the
school
and
the
care
integrated
very
much
with
the
people
who
live
and
were
there.
A
E
Thank
you,
chair
yeah,
it's
related
to
the
question,
which
is
why
I
was
going
to
erase
it
at
an
earlier
point,
really
I'm
very
supportive
of
this
development.
I
I
really
enjoy
the
design
of
it,
and
I
I
feel
that
it's
a
movement
forward
and
it's
really
nice
to
see
the
development
of
this
quality
in
the
position
in
the
city
that
it
is
and
forming
part
of
the
whole
picture.
E
Are
you
assuming,
then
that
employees
of
the
school
will
all
be
local,
or
are
you
assuming
that
the
usual
mix
of
employees
from
around
the
city
and
further
than
the
city
will
be
attracted
to
work
in
this
school
and
will
therefore
find
alternative
ways
of
traveling
door-to-door
from
where
they
live?
Which
of
those
two
things
are
or
is
a
mix
of
the
two?
Because
I
think
I
just
struggle
with
the
concept
really
as
I
did
before,
and
I'm
definitely
not
anti-conservation,
I'm
looking
for
ways
myself.
E
You
helpfully
pointed
out
that
you
do
these
things
in
stages.
You
don't
suddenly
go
from
a
three-car
family
to
no
car
at
all.
You
just
reduce
the
number
of
journeys
that
you
make
gradually,
but
this
is
this
seems
an
extreme
adjustment,
and
so
I'd
just
like
to
hear
a
little
bit
more
justification
on
that
and
understand
other
people's
views
as
well.
G
I
was
going
to
come
in
around
the
same
thing
really
because
I
remember
we
had
this
conversation
when
it
came
to
pre-app,
which
does
seem
quite
some
time
ago
now
and
been
round
a
few
in
it.
I
think
the
main
struggle
we
had
was
the
people
that
work
in
the
school,
because
obviously,
teachers
don't
necessarily
always
choose
where
they're
going
to
work
when
the
jobs
come
up
and
work
in
the
the
place
that's
closest
to
them.
It's
a
really
difficult
one,
because
unless
something
like
this
comes
forward,
then
there's
nothing
to
grow.
G
That
change
that
you
need
and
working
with
things
like
bus
routes,
which
I
do
quite
often
unless
there
are
the
passengers
for
them
and
the
incentive
to
to
use
them,
then
you
won't
get
the
routes
in,
and
so
you
need
developments
like
this
to
create
that
requirement
to
have
sustainable
transport
to
then
push
it,
and
I
think
I've
gone
full
circle
in
a
way
with
my
concerns
that
it
would
be
a
shame
not
to
try
this
out
now
and
see
whether
it
works
to
make
sure
that
they
have
an
opportunity
to
encourage
people
to
move
sustainably
because
were
their
school
pick
up
and
drop
off.
G
Were
there
car
parking
spaces
for
staff,
then
they
would
at
the
moment
be
used
and
unfortunately
they
were
stunting.
Then
their
behavior
changed.
So
I
think
that's
where
I've
got
to
on
it.
That
we'll
see
this
happening,
and
I
very
much
hope
it
doesn't
then
lead
on
to
difficulties
for
the
people
in
the
surrounding
area
around
the
large
number
of
cars
that
we
all
see
outside
the
schools.
G
But
it's
a
good
one
to
see-
and
I
guess
we'll
just
have
to
maybe
with
the
travel
plan,
keep
an
eye
on
how
people
are
actively
behaving
at
this
and
maybe
come
in
with
additional
measures.
If
we
need
to
help
to
create
the
changes
needed
here
or
to
mitigate
any
impacts
when
that
change
hasn't
come
through.
G
But
I'm
quite
happy
with
what's
here,
as
as
I
think
something
has
to
come
through
first,
and
we
may
be
coming
to
developments
like
this
in
three
or
four
years
and
find
that
that
they're
all
car
free
and
that's
the
way,
we're
being
it,
may
give
us
the
opportunity
to
be
a
bit
more
firmer
on
those
points.
If
we
see
it
working.
A
E
I
just
wanted
to
say
I
agree
with
you
peter
on
everything
that
you
said,
I
think
you're
absolutely
right.
The
only
caveat
that
I
would
make
is
that
I
would
hope
a
car
free
school
would
not.
No
would
would
not
result
in
a
scenario
where
people
who
are
interested
in
being
car
free,
quite
rightly
for
the
right
reasons
and
want
to
work
there.
I
wouldn't
want
it
to
detract
from
the
educational
quality
of
those
working
in
the
school.
H
I've
got
to
say
it
seems
a
dream
project
he's
perfect,
but,
like
colleagues,
we
live
in
realities
at
worlds
and
every
one
of
us
I've
got
seven
primary
schools
in
my
world
and
an
high
school
and
every
one
of
them
we've
got
problems
with
parking
outside,
and
some
of
it
is
not
somebody
coming
miles.
It's
somebody
who
lives,
100
yards
up
road
and
it's
too
lazy
to
walk
up
road
with
the
child.
I
think
I
can't
do
both
my
children
were
taking
the
school
unfortunately
and
brought
all
my
unfor.
H
Luckily
I
lived
near
enough
to
to
the
schools
the
winter,
but
the
thing
is:
is
it
it's
a
courageous
project?
It's
where
we
should
be
going
and
as
we
were
saying
when
we
were
out
this
morning,
if
it
was
somewhere
in
like
dartmouth
in
germany,
this
would
work,
but
we've
got
to
make
it
work
here.
So
I've
got
to
support
it,
but
I
think
what
we've
got
to
do.
We've
got
certainly
regards
at
school.
H
We've
got
to
keep
his
eye
on
it
and
make
sure
it
it
delivers
it
where
it
it
would
do.
I
mean
what
might
be
interesting
is
to
actually
get
the
figures
of
how
many
likely
children
living
in
the
dead
in
the
developments
within
the
walking
distance
of
that
school.
There
is
because,
but
when
you
want
it
generally
enough,
but
as
I
said
the
point,
the
point
is,
is
we've
got,
this
is
how
we've
got
to
go.
H
This
is
the
way
we
have
to
go
forward
and
I've
got
to
support
it,
but
I'm
dubious
we
might
be
pushing
the
envelope
a
little
bit
faster
than
some
people
want
to
go.
A
Any
more
comments,
or
can
we
move
to
our
decision?
Is
there
anybody
prepared
to
move
the
recommendation?
Peter
and
I've
got
counsel
calm,
please
all
those
in
favor
of
the
recommendation
to
defend
delegate
with
conditions.
Please
show
and
I'll
definitely
put
my
hand
up
for
this.
One
too
yep,
I
think
that's
unanimous,
there's
nobody
against
the
low
abstentions.
Is
that
right?
A
Yes,
it's
unanimous!
Thank
you
for
that,
and
thank
you
for
coming
forward
and
answering
questions
for
those
of
us
who
were
able
to
make
the
side
visit.
Thank
you
for
showing
us
around.
We
walked
over
the
new
bridge
and
we
saw
firsthand
the
quality
of
the
buildings
that
urf
you
are
currently
building
and
how
energy
efficient
they
are.
Please
keep
up
the
good
work.
Thank
you.
B
I
know
we
closed
the
debate,
but
I
also
want
to
say
jonathan
councillor
kim.
I
just
want
to
say
thank
you.
You
know
for
the
showing
us
this
this
morning
and
also
I
welcome
the
nhs
provision
that
you
are
thinking.
Gonna
deliver
on
the
site
as
well.
That's
gonna
be
welcomed.
Thank
you.
A
Can
we
can
we
move
on
please
to
page
63
the
water
lane
application,
which
you
know
you
deferred?
Last
time
there
has
been
some
discussion
with
the
developers
and
there
are
further
amendments
for
your
consideration.
Can
I
ask
you
to
introduce
this
report?
Please.
B
B
After
that
we
also
have
brian
mcguire
here
the
district
valuer,
because
as
members
we'll
we'll
we'll
recall,
there's
a
viability
issue
on
this
particular
site.
So
in
terms
of
the
issues
that
members
raised
last
time,
there
were
concerns
about
the
financial
viability
position
that
was
presented
and
particularly
the
lack
of
provision
of
affordable
housing
and
the
proposed
level
of
section
106
contributions.
B
B
Concerns
were
also
raised
with
the
how
the
proposals
were
relating
to
our
policies
for
carbon
carbon
dioxide
emissions,
and
there
was
concern
about
the
lack
of
100
electric
vehicle
charging
from
from
the
outset.
There
was
also
questions
raised
about
how
this
site
fitted
in
with
the
wider
development
area,
particularly
in
terms
of
pedestrian
safety
and
security
and
in
terms
of
accessing
other
facilities
beyond
the
site,
and
also
in
terms
of
how
the
architectural
treatment
of
the
buildings
on
this
site
would
relate
to
the
wider
context.
B
This
this
slide
shows
what's
happening
currently
in
the
area.
This
the
site
is.
B
This
the
site
is
here
and
when,
when
we
went
on
site
previously
because
of
the
camber
of
water
lane
on
the
railway
infrastructure
here
visually,
it
can
feel
very
disconnected
to
the
rest
of
holbeck's
south
bank
here,
but
actually
it's
immediately
next
door
to
midland
mills
and
then,
as
soon
as
you
get
under
the
railway
viaduct,
it's
it's
next
to
the
cg
holdings,
which
are
then
next
to
tower
works,
which
are
then
next
to
the
granny
wharf
car
park,
and-
and
this
is
one
of
the
early
phases
of
development
in
this
part
of
the
area
which
is
candle
house
and
the
the
waterman's
flats
and
on
the
south-
and
this
is
water
water
lane
and
on
the
south
side
of
waterloo.
B
B
We
have
the
office
development.
The
first
phase
for
cg
come
coming
out
the
ground
almost
completed.
We
have
a
residential
scheme
at
tile
works
for
245
homes.
There,
the
mustard
war
scheme
for
247
homes
has
been
delivered.
Iron
works
here,
a
is
for
68
homes
has
is
almost
delivered.
B
B
The
216
home
development
has
been
delivered,
or,
at
the
bottom
of
marshall
street,
called
the
pineyard
and
clear
and
clearly
on
midland
mills.
We've
granted
planning
permission
for
residential
redevelopment,
which
both
saves
the
bill
and
provides
new
development.
A
number
of
these
schemes
have
tall
buildings.
You
can
see
here.
Cg
have
proposals
for
up
to
40
stories.
B
Midland
mills
has
a
proposal
for
up
to
32
stories
that
there
are
points
of
height
within
these
sites,
as
as
candle
houses
in
terms
of
one
of
the
earlier
schemes
and
therefore,
as
a
development
proposal,
which
is
for
375
homes,
ranging
in
height
from
2
to
26
stories.
B
B
Ceg
this,
this
is
a
purple
area
as
part
of
their
development
proposals
that
provided
highway
improvements
which
are
going
to
result
in
wider
footpaths
and
more
pedestrian
crosses.
These
green
dots
indicate
areas
where
pedestrian
pedestrians
can
cross.
There
will
also
be
movement
through
their
land
holdings,
as
those
schemes
develop
and
there
will
be
connections
from
water
lane
on
and
through
these
sites,
and
these
hatch
lines
show
other
public
routes
which
will
be
delivered
as
part
of
the
redevelopment
I've
just
described.
B
Midland
mills
will
also
be
provided.
Pedestrian,
improve
highway
improvements
outside
their
site
from
silver
street.
Up
to
this
site,
which
results
in
wider
footpaths
and
and
speed
tables
and
crossing
points,
this
site,
as
we
presented
last
time,
is
very
much
doing
its
bit.
It
will
be
providing
improved
footpaths
and
reducing
the
traffic
calming
along
waterline.
B
In
most
cases,
they'll
also
be
additional
lighting
underneath
the
viaduct
arches.
We
think
that
that
will
actually
provide
an
enhanced
pedestrian
environment.
Not
only
does
it
make
the
pedestrian
footpaths
wider,
but
it
will
provide
improved
lighting
and
hopefully,
in
terms
of
the
location
of
this
site,
in
the
context
of
those
other
schemes,
then
we
get
a
much
better
pedestrian
environment
through
the
area
than
what
exists
at
the
moment.
B
And
and
then
this
is
just
a
revisit
of
the
works
that
were
already
committed
last
time
and
just
a
summary
there's
there's
there's
a
new.
B
Vehicle
and
pedestrian
access
point
into
the
site,
there's
a
widening
of
the
bellmouse
junction.
There's
a
new
vehicle
nearby
there's
the
installment
of
five
speed
cushions.
B
In
addition
that
this
part
of
the
site
includes
a
reception
area
for
the
whole
development,
the
management
suite-
and
there
is
natural
surveillance
from
here
over
this
part
of
water
lane.
So
what
we've
done
as
officers
with
the
applicants?
We've
tried
to
improve,
look,
looked
at
opportunities
for
improving
the
environment
as
much
as
we
can.
We
can't
change
the
camber
of
the
road.
We
can't
change
the
railway
viaducts,
but
what
we
can
do
is
ensure
that
the
works
outside
this
site
connecting
with
the
planned
works
for
the
wider
area.
B
When
we
considered
it
last
time,
member
members
did
question
the
viability
position
and
members
did
seek
a
stronger
offering
than
the
options
that
we
put
forward
in
july.
B
The
applicant
has
considered
those
they're
still
a
viability
position
and
that's
been
verified
by
brian,
but
they've
looked
at
they've
worked
closely
with
their
funding
partner
and
they've
reviewed
the
viability
of
the
project
and
and
they
inform
us
that
they've
taken
a
longer
term
view.
So,
despite
the
current
challenging
market
conditions,
they
they
have
come
forward
with
an
enhanced
offer
and
in
summary,
in
july
they
were
offering
two
percent
of
the
total
units
as
affordable
eight
units.
B
B
The
applicants
also
responded
to.
I
think
some
of
the
member
comments,
which
was
that,
in
terms
of
the
travel
plan
funding
that
we
we
had
put
assigned
some
money
to
last
time
that
that
was
focused
that
should
be
focused
mainly
on
hard
measures
rather
than
soft
measures
and
that
perhaps
that
could
be
reduced.
Some
of
that
could
be
reduced
and
that
money
put
elsewhere.
B
As
a
result,
the
travel
fund
has
been
reduced
to
sixty
six
thousand
five
hundred
pound
there'll
still
be
a
significant
provision
of
cycles
basis.
There'll
still
be
a
cycle
hub,
so
in
terms
of
hard
measures,
they're
still
there,
but
50
000
pounds
will
now
be
set
aside
towards
green
space
improvements
in
the
local
area.
B
B
So
overall,
there's
an
increase
in
the
affordable
housing
provision
and-
and
there
is
an
increase
in
the
section
106
contributions
by
some
38
000
pounds.
Overall,
there's
an
extra
52
to
the
highway
improvements
but
they're
reallocating
some
of
the
others.
The
reduction
in
travel
fund
and
therefore
the
overall
pot
has
been
increased
by
only
38
000.
B
Now
the
viability
position
hasn't
changed
and
brian's
independent
review
was
that
the
scheme
couldn't
afford
this
extra
amount,
but
the
applicant,
as
I
said,
has
taken
a
a
view
with
a
long-term
view,
with
their
funder
and
and
they're,
offering
that
improved
position
just
moving
back
to
the
the
slides.
I
think
one
of
the
other
issues
was
housing
mix
there.
There
was
a
feeling.
Members
were
saying
that.
Well,
our
policies
asked
for
20
as
a
minimum
three
bed
units.
Now
this
is
a
flatter
development
scheme.
It's
in
the
city
center.
B
Our
policies
do
have
a
some
targets.
However,
those
are
subject
to
housing
needs
assessment,
so
the
policy
does
allow
flexibility
and
in
this
particular
case
in
the
city
center,
there
is
evidence
that
the
demographic
is
for
smaller
units
for
younger
people,
about
61
percent
of
the
population
are
20
to
30
that
currently
live
in
the
city
centre.
B
However,
they're
cognizant
of
members
concerns
about
the
need
for
for
family
housing
and
they
are
offering
10
percent
of
the
total
units.
That's
36
apartments
as
three
bed
units-
and
you
know,
as
I
said
earlier,
19
of
those
will
be
affordable
apartments
so
that
that
that's
the
position
on
on
mix
it
hasn't
changed
it.
B
Our
policy
also
says
that
the
the
those
those
targets
are
subject
to
viability
and
there
is
a
viability
case
on
this
site,
but
from
an
officer's
point
of
view,
the
10
3-bed
provision
is
actually
more
in
line
with
recent
approvals
than
approvals
that
we
may
have
agreed
up
this
panel
in
the
recent
past.
B
So
I
think
it
it's
an
acceptable
offer,
but
obviously
it's
for
members
to
consider
that
in
the
round
and
then
I
think
in
terms
of
addressing
the
points
about
how
the
development
here
ties
in
with
the
vernacular
and
character
of
development
in
the
immediate
area.
This
slide
is
really
just
showing
in
terms
of
the
the
buildings
immediately
around
this
site.
But,
firstly,
there
isn't
a
lot
there's
a
lot
of
cleared
site
the
it
doesn't
show
up
on
your
slides,
but
this
area
is
all
clear.
B
Obviously,
the
site
itself
is
cleared,
midland
mills
is
listed
and
the
vernacular
for
that
is
an
industrial,
historic,
vernacular
red
brick,
the
the
the
ribbed
roofing,
the
windows
with
small
paints
and
then
wider
on.
Yes,
there's
some
listed
buildings,
but
again
there's
a
lot
of
cleared
area
as
well,
but
working
with
the
listed
buildings,
the
heritage,
the
the
applicant
has.
Yes,
the
buildings
are
taller
and
of
modern
scale,
but
the
applicant
is
intending
to
use
materiality
and
detailing
which
resonates
with
that
historic
character.
B
So
this
slide
shows
how
the
the
the
brickwork
will
be
detailed
in
the
infill
panels.
You
know
it's
just
it's
not
just
all
in
one
plane
and
all
stacked
in
the
same
way,
there's
a
strong
vertical
emphasis
to
to
to
the
buildings.
B
There'll
be
subtle
tall
differences
in
the
brickwork
and
it's
very
similar
approach
to
some
of
the
older
developments
that
we've
approved
and
I
think
that
been
successful.
But
again,
members
can
take
a
view
on
that.
B
And
then
there
was
a
discussion
last
time
about
the
the
quality
of
the
landscaping,
and
particularly
since
this
was
residential
development
opportunities
for
for
children's
play.
Now,.
B
The
approach
here
is
very
much
that
we're
not
going
to
have
separate
play
areas
etc
for
children
as
such,
but
and
these
landscaping
areas
need
to
work
for
the
the
whole
development,
but
there
are
opportunities
to
provide
informal
play
and
what
this
show
I'll
just
get.
My
notes.
B
B
What
this
shows
is
that
in
in
this
location,
which
is
a
bit
more
secluded-
and
there
won't
necessarily
be-
there-
won't
be
probably
access
to
this
and
in
this
location,
where
there
won't
be
public
access,
there's
an
opportunity
for
pieces
of
natural
play,
equipment,
tunnels,
boardwalks,
climbing
frames,
etc,
and
and
they
can
provide
opportunities
for
prolonged
active
play.
B
So
it's
not
just
set
out
for
sitting
down
and
running
around
in
you
know,
seating
and
and
planting
so
on,
but
there
can
be
some
some
form
and
design
which
encourages
interaction,
boulders
logs
and
stumps.
B
In
addition,
there
will
be
you
know,
a
landscape
setting
two
to
to
the
proposed
development
and
in
in
terms
of
last
time,
we
we
showed
imagery,
which
showed
high-level
communal
multi-spaces
to
development,
so
there's
different
types
of
external
spaces,
but
they
can
look
at
some
facilities
and
some
treatment
for
for
younger
for
children
and
that
those
are
details
we
can
control
through
the
conditions.
B
And
then,
in
terms
of
the
sustainability
issue,
now
I
think
members
some
members
picked
up
on
the
fact
that,
in
terms
of
our
policy
for
reducing
carbon
emissions,
the
development
just
fell
short
19,
but
that
that
was,
if
you
measured
the
development
on
the
basis
of
what
are
now
accepted
as
outdated
carbon
factors,
the
2013
partel
building
control
factors.
B
The
problem
with
those
factors
is
that
it
was
heavily
predicated
on
fossil
fuel
generation,
and
in
this
case
the
development
is
going
to
be
a
100
electric
heating
system
in
terms
of
its
heating,
and
nowadays
the
grid
can
provide
a
lot
more
energy
which
is
less
reliant
on
fossil
fuels,
and
so
those
factors
have
changed
and
if
you
take
the
most
recent
up-to-date
factors
into
account,
the
overall
betterment
against
carbon
dioxide
emissions
is
actually
74.
B
In
addition,
the
development
will
be
providing
mechanical
ventilation,
heat
recovery
units
they'll,
be
providing
photovoltaic
cells
to
generate
energy
from
renewable
resources,
and
then
the
issue
that
members
picked
on
picked
up
on
in
terms
of
the
electric
vehicle
charging
delivery.
The
developer
has
now
decided
to
provide
100
electric
vehicle
charging
points
from
first
occupation.
B
B
So
in,
in
summary,
there's
been
an
increase
in
affordable
housing
from
eight
to
nineteen
units.
All
of
those
will
be
three
bed
apartments,
there's
an
additional
financial
contribution
towards
pedestrian
safety
improvement
works
and
how
it
works.
On
water
lane
there's
also
been
an
agreement,
a
different
approach
to
waterline
to
make
it
one
way
which
allows
better
pedestrian
and
cycle
facilities.
B
A
Chair,
thank
you
indulgent.
I
think
it's
appropriate
for
me
to
say
that
officers
have
done
an
awful
lot
of
hard
work
and
I'm
very
conscious
that
sarah
was
involved
with
you
for
bringing
forward
this
revised
package
for
members
to
make
the
mind
up
it's
less
than
a
month
ago.
So
thank
you
for
that
regarding
the
viability
we
have
brian
here
and
at
this
stage
I
I
can
invite
brian
to
say
something
if
he
wants
to.
H
I
suppose
the
the
number
of
the
matter
is
everybody's,
probably
asking
themselves
how
they
manage
to
suddenly
come
up
with
a
much
larger
number
of
affordable
houses.
I
think
the
report
basically
says
they've
done
so
by
taking
a
long-term
view,
so
I
can
only
interpret
that
for
you,
I'm
not
sure
what
that
means
in
terms
of
what
they've
said,
but
when
you
look
at
viability
there
are,
there
are
a
variety
of
inputs
and
we've
talked
about
it.
In
the
past,
you've
got
the
total
value
of
all
of
the
property.
It's
gross
development
value.
H
You've
got
the
profit
that
the
developers
proposing
to
make
or
hoping
to
make
and,
of
course,
the
construction
costs
and
in
circumstances
like
this,
we're
probably
looking
at
a
combination
of
them
all
them.
They
may
have
seen
or
discovered
some
savings.
In
what
they're
going
to
spend
to
build
the
scheme,
they
may
have
decided
that
they
don't
quite
want
to
make
as
much
money
as
they
initially
intended.
H
8
profit
on
cost,
or
there
may
be
some
other
reason,
but
they've
offered
what
they've
offered
I'm
not
sure
how
they've
got
to
the
the
offer.
If
I'm
honest,
gotta,
be
completely
honest
with
everybody
they
might
want
yeah.
They
might
want
to
add
to
what
I've
said
really
other
than
taking
a
long-term
view.
A
A
G
Thanks
chair,
it's
probably
a
question
for
jillian,
really,
I
think,
there's
a
lot.
That's
come
on
from
this
to
a
position
where
we'll
be
more
likely
to
support
this
than
we
were
previously
and
others
will
comment
on
some
of
the
other
bits.
But
some
of
the
points
around
the
housing
mix
and
the
housing
need
assessment.
Are
there
and
we've
seen
and
it
it
comes
to
something
we've
supported
before,
but
I
will
say
it's
our
kind
of
baseline.
G
G
It
says
that
indicates
a
need
for
smaller
units.
It
I
mean,
I
guess
you
could
say
it's
indicating
that
we
may
be
pushing
people
out
of
the
city
and
into
other
areas
where
they
can
afford
their
houses
at
a
cheaper
price.
So
you
could
take
whatever
you
meant
from
that
and
I'm
not
entirely
sure
why
I
accept
as
written
on
that
that
we
should
form
a
continuation
of
that
and
insist
that
that's
the
way
it
happens
in
leeds
and
that's
just
different.
G
It
may
be
that
you
know
the
amount
of
students
we
have
in
the
city
affects
that
different
to
others,
but
but
it
may
be
that
members
could
have
a
bit
of
a
session
on
that
at
some
point.
So
we
understand
more.
These
housing
needs
assessments
and
what
we
can
take
from
them
ourselves,
especially
in
different
areas
of
the
city
I'll,
come
on,
though,
to
the
so
the
one
of
the
concerns
I
think
I
had
in
the
previous
was
around
that
that
exit
out
onto
water
lane,
I
think,
that's.
G
It's
shown
some
really
good,
giving
us
a
good
view
of
what's
happening
in
the
wider
area,
which
I
think
assists
with
my
view
of
that,
and
then
the
the
one-way
section
of
water
lane
is,
is
then
the
improvement.
G
The
one
thing
I
just
wanted
to
check
is
that
I'm,
assuming
we've
done
the
modeling
of
that
on
residential
streets
in
the
nearby
area,
to
ensure
that
we're
not
going
to
be
pushing
traffic
coming
into
the
city
from
the
west
onto
other
routes
that
may
be
nearby
other
residential
developments,
because
what
we
obviously
wanted
was
reduction
in
the
amount
of
traffic
in
outside
this
development.
But
we
didn't
want
to
make
the
situation
worse
for
others.
You
know
in
the
residential
streets
south
of
this
development
similar,
so
so
knowing
the
area.
G
I
suspect
that
this
may
have
a
positive
impact
because
they're
not
going
to
go
through
areas
of
holbeck
south
of
this
in
order
to
get
through
onto
water
lane,
but
I
just
want
to
check
that.
We've
done
that
modeling
and
we
don't
think
we're
pushing
those
vehicles
through
residential
estates
or
the
elsewhere
in
the
city.
D
Thank
you
chair.
So
there
has
been
a
wider
piece
of
work
done
looking
at
holbeck
and
there
are
other
proposals
for
changes
to
one-way
sections
directions
of
flow.
Those
sorts
of
issues
going
on
in
holbeck
that
earlier
work
has
been
through
modelling
exercises
just
to
see
how
it
works.
Since
the
last
plans
panel,
we
haven't
had
any
strategic
modelling
work
done
on
this
we've
consulted
with
colleagues
in
within
highways
and
transportation
who
were
supportive
in
principle.
D
It's
very
much
like
the
previous
site
where,
because
it's
all
to
be
delivered
by
traffic
regulation
orders,
it
does
have
to
go
through
that
statutory
process.
So
we
can't
in
in
these
instances
we
can't
say
it
will
definitely
be
delivered,
but
it's
certainly
what
we've?
What
we've
negotiated
is
what
we're
intending
to
deliver,
but
we
will
go
through
all
that
consultation
and
they
would
come
out
if
there
were
any
objections
to
that
actual
traffic
legal
order.
D
So
I
think
the
answer
is
you
know
there
has
been
strategic
modelling
done
not
not
of
this
specific
bit
since
the
last
plans
panel,
but
I
think
we're
happy
generally
in
the
wider
highways
and
transportation
service
that
this
is
a
reasonable
thing
to
do
and
will
will
be
of
benefit.
I
think
the
20
mile
an
hour
zone
having
it
having
it
one
way
having
the
carriageway
narrower
having
the
traffic
calming,
is
going
to
be
very
helpful
in
actually
making
sure
that
the
the
speeds
are
adhered
too.
A
I'll,
please,
and
I
see
you've
convinced
them
about
the
play
area.
Well
then,.
E
Yes,
yes,
yes,
I'm
very
pleased
about
the
play
areas.
Thank
you
and-
and
this
may
seem
like
a
small
thing,
but
I
think
it's
still
important
in
the
picture
on
page
72
of
the
outside
area,
with
the
trees
and
everything
there's
a
number
of
seats
which
is
nice
to
see,
but
none
of
them
have
backs,
and
I
do
think
that
seats
with
backs
are
good.
E
E
H
A
Thanks,
council
gathway
quick
answers
to
those
questions.
Well,
then,
any
more
questions
or
are
we
going
on
the
comments?
I
think
we
might
be
going
on
to
comments
al.
Do
you
want
to
come?
In
first
you've
said
you
had
a
business.
E
Thanks,
yes,
I
really
appreciate
the
way
in
which
all
the
questions
that
we
raised
last
time
have
been
addressed
and
answered
and
in
what
I
think
is
a
satisfactory
way.
I
mean
you
can
always
say
there
could
be
more
affordable
housing,
but
this
is
a
great
improvement
on
what
we
saw
before
and
indeed
greater
number
of
three
bed
houses
is
flats.
I
should
say
apartments
is
very
good.
The
trouble
is,
if
you
just
say,
there's
there's
this
proportion
of
one-bedded
apartments.
E
Then
then
we
know
that
don't
we,
but
if
they're
filled
straight
away,
then
we
know
that
there
is
a
potential
demand
there
and
even
students,
don't
necessarily
all
want
to
live
in
little
little
boxes,
really
they
they
like
to
share-
and
I
like
the
way
in
which
the
pedestrian
security
has
been
emphasized
and
the
context
of
the
whole
site
and
the
whole
of
holbeck
looked
at,
which
I
think
is
really
important
in
terms
of
security.
It's
not
just
about
the
the
place
as
if
it's
a
self-contained
little
bubble.
E
E
A
Any
more
questions
comments
or
shall
we
move
to
the
recommendation?
A
Our
annie
members
prepare
to
move
the
recommendation.
Alan
cayley,
please
all
those
in
favor
of
the
recommendation.
Please
show.
A
So,
okay,
thank
you
who
shows
what
you
can
achieve
in
such
a
short
time
like
to
thank
brian
actually
where
everybody
else
has
been
recognized
by
the
contribution,
but
I'd
like
to
thank
our
district
valuer
for
bringing
such
a
good
report
and
updating
us,
and
he
left
a
few
unanswered
questions
that
we
leave
hanging.
So
it's
something
for
us
to
consider
in
more.
A
Thank
you
to
developers
also.
We
have
moved
into
direction
one.
We
all
want
to
see
this
site
developed.
We
don't
want
to
follow
for
another
15
or
20
years
and
thankfully,
with
a
bit
of
compromise,
we've
managed
to
get
to
that
situation.
So
thank
you
and
I'm
sure
I'll
see
you
at
the
back
of
the
table
again
very
soon.
Thank
you.
I
Thanks
very
much
chair:
this
is
a
hybrid
planning
application
for
planning
permission
involving
a
few
components.
I
First
of
all,
the
demolition
of
the
orchard
bank
building,
which
is
on
site
the
construction
of
two
multi-storey
student
accommodation
buildings
and
also
seeking
outline
planning
permission
for
a
multi-purpose
events
building
and
the
the
type
of
uses
that
events
building
might
accommodate,
relate
to
conferences,
exhibitions,
small
gigs
and,
and
that
sort
of
thing
I'm
sure
members
will
recall
pre-application
presentation
by
the
applicant
team
to
you
back
in
september
of
last
year,
subsequent
to
that
there
was
a
member
workshop
in
october
of
last
year
and
then
a
further
pre-application
presentation
in
in
november.
I
So
the
the
scheme
went
through
iterative
process.
At
that
stage,
the
the
development
was
was
revised
and
amended
to
accommodate
many
of
members
concerns
and
ultimately,
in
general
members
supported
the
the
scale
and
massing
of
the
the
buildings
and
also
supported
the
the
nature
of
the
uses
coming
forward.
I
So
the
the
starting
point
just
going
going
back
in
in
time
a
little
bit
the
the
image.
On
the
left
hand.
Side
is
an
extract
from
the
udp
proposals
map
and,
of
course,
the
udp
was
superseded
by
the
core
strategy.
But
importantly,
what
it
does
is
identify
the
city
center
boundary
and
the
site.
Excuse
me,
extends
from
the
yorkshire
bank
building
along
clay
pit
lane
frontage
up
to
up
to
the
ring
road.
I
Of
course,
the
arena
has
subsequently
been
built,
pretty
much
approximately
where
the
the
14
new
numerical
is
so
so
that
identified,
the
site
has
been
within
the
city
center
boundary
and
the
the
proposed
uses
are
our
city
center
type
uses
and
going
back
to
the
ud
udp
and
the
udp
review
in
2006
identified
the
site
as
one
of
four
prestige
development
areas
and
that
identified
the
the
priority
to
bring
forward
large
scale.
I
It's
an
extract
of
an
image
from
the
tall
buildings,
design,
design
guide
and
that
helped
to
set
the
framework
for
for
the
scale
of
buildings
coming
forward
the
the
inverted
c,
if
we
can
describe
it
like
that
in
the
green
color
and
the
banana
shape
blue,
the
overlap
of
that
position
is
where
is
where
the
site
is,
and
it
identifies
the
the
potential
for
a
cluster
of
tall
buildings
in
the
in
this
location.
I
I
So
the
arena,
obviously
the
building
with
the
the
big
green
roof,
was
granted
plenty
of
permission
outlined
planning
permission
in
2009
and
opened
in
2013..
I
The
area
out
to
the
front
is
a
hard
surface,
piazza
area
which
which
sure
members
will
be
familiar
with
between
clay
pit
lane
on
on
the
on
the
western
edge
and
the
the
arena
lens
and
the
entrance
on
on
the
frontage
whilst
assembling
the
land
for
the
arena.
The
the
areas
which
presently
laid
out
as
as
temporary
landscaped
areas
were
formed
part
of
the
development
area
for
for
the
arena
site
itself.
I
The
sale
of
the
yorkshire
banker
in
in
recent
years
to
to
downing
has
enabled
the
land
holdings
to
be
brought
together
and
then
to
facilitate
and
enable
the
development
of
these
sites
as
a
whole.
I
I
Look
that
way,
then,
right
so
the
the
site,
the
site
sits
on
the
east
side
of
clay
pit
lane
and
on
on
the
west
side
of
clay
pit
lane
is
queen
square
conservation
area
and
the
edge
the
southern
and
the
western
edges
of
the
conservation
area,
aligned
with
listed
growth,
listed
buildings
from
around
18
10,
18,
15
and
and
some
similarities
properties
on
the
on
the
northern
edge
and
we're
seeing
in
the
background,
the
the
yorkshire
bank,
which
steps
away
in
scale
and
height
from
from
the
from
the
square,
really
doesn't
have
a
very
significant
impact
upon
it.
I
Looking
from
a
slightly
further
to
the
north
east
across
clay
pit
lane
a
view
of
the
yorkshire
bank
completed
in
1984
by
abby
hunson
rowe.
Personally,
a
favorite
favorite
of
mine.
We
we've
looked
at
in
in
good
good
amount
of
detail.
We
consider
it
does
have
high
aesthetic
qualities,
but
it
also
has
its
problems
in
that
it
presents
very
dead
and
inactive
frontages
on
on
about
90
percent
of
its
elevations
at
ground
level.
I
A
white
of
you
looking
looking
back
along
along
merrian
way
with
yorkshire,
bank
and
taller
buildings
in
the
background
and
the
marion
house
on,
on
the
right
hand
edge
of
the
the
view
and,
if
you're,
looking
north
of
brunswick
terrace
to
it
towards
the
arena,
that'd
be
the
primary
route
leading
you
up
from
from
from
the
city
towards
towards
the
arena
piazza
and
looking
back
from
the
front
of
the
arena
across
towards
yorcha
bank
across
the
say
across
the
hard
surface
piazza
and
the
the
temporary
landscaped
area
on
the
southern
side
and
similarly
looking
looking
north
west
across
the
the
northern
landscape
plot
and
the
the
building.
I
In
the
background
sky
plaza
is
a
36
story.
Student
building
for
unite
and
looking
up
elmwood
close.
It's
the
turning
head,
which
provides
access
for
for
taxis
on
on
the
event
days
in
in
particular,
and
the
sorry.
The
the
site,
the
northern
site
boundary
effectively
would
would
go
along
along
the
edge
of
of
that
space.
I
This
is
just
another
view
from
clay
pitlin,
of
course,
reflecting
the
fact
that
you
get
oblique
views
of
the
arena
as
you're
approaching
from
the
south
and
likewise
views
from
from
the
north.
North
northwest
are
limited
by
by
the
topography
by
the
presence
of
other
buildings,
and
this
is
the
most
open
view,
but
even
the
main
arena
arena
frontage
is
obstructed
by
the
existing
trees
and
what
what
you're
reading
is
the
the
side
of
the
building.
I
But
the
the
important
view
of
the
the
the
arena,
the
the
arena
lens
and
we
in
discussion
with
the
the
architects
were
set
out
as
the
number
one
priority
in
relation
to
impact
on
the
townscape
to
ensure
that
the
these
key
views
of
the
arena
would
be
unaffected.
I
And
so
having
having
amalgamated
the
the
the
land
gives
the
opportunity
to
bring
forward
three
three
plots,
as
I
mentioned
at
the
outset,
two
student
student
buildings
and
their
their
buildings
a
and
b
and
building
c,
ultimately
would
be
a
multi-use
multi-use
building
this
this
image
also
gives
you
an
indication
of
some
of
the
landscape.
That's
that's
intended
to
be
be
brought
forward
as
part
of
the
parts
of
the
development.
I
I
Phase
two
would
come
along
following
the
demolition
of
yorkshire
bank
and
then
phase
three
at
some
some
later
date.
I
So
bill
building
a
block,
a
is,
is
the
the
first
student
student
building
is
primarily
linear
in
form,
and
you,
you
might
notice.
I
I
What
we
see
also
in
this
image
again
is
is
the
the
intent
to
landscape
both
to
to
the
south
of
the
the
building
and
also
new
street
trees
in
in
clay
pit
lane
and
potentially
also
an
additional
tree
in
the
in
the
traffic
island.
I
This
is
the
the
ground
floor,
the
building
and
thread
the
image
just
rotated
a
little
bit,
but
the
the
arena
is
at
the
bottom
of
the
the
screen
and
the
clay
clay
pit
lane
run
it
running
along
along
across
the
the
top.
I
There
is
a
level
below
this
low
lower
ground
level,
which
enable
will
enable
people
who
dropped
off
in
taxes
to
gain
access
in
into
the
building,
but
this
is
the
the
first
active
element
of
of
the
building
with
the
main
main
entrance
and
some
parts
of
the
management
suite,
and
also
some
amenity
space.
I
Moving
up
a
level
on
onto
level
one
all
of
this
would
be
laid
out.
Hopefully
you
can
see
the
yellow
color
as
internal
and
immunity
space
and
on
on
the
eastern
edge
of
the
building,
through
or
partly
as
a
result
of
wind,
modeling
and
test
testing
an
area.
The
building's
been
been
chiseled
out
effectively,
but
it's
provided
the
opportunity
to
provide
an
area
of
external
amenity
space
as
well
for
residents
of
the
the
building.
I
Moving
up
onto
level
two,
you
see
the
first
accommodation
for
students
and
there's
a
combination
of
clusters
and
studios.
I
Both
this
building
and
building
b,
the
sizes
of
the
the
units
all
meet
or
exceed
the
standards
identified
in
the
draft
student
housing
spd
and
on
the
northern
and
southern
edges
of
of
this
building,
you'll
you'll
notice,
collapsibly,
the
the
dining
kitchens
I'm
sure,
they're
gonna
have
some
some
great
outlooks
looking
north
and
south
from
from
the
from
the
building,
and
also
at
this
level,
there's
an
area
of
additional
internet
internal
immunity,
space,
colored,
yellow
then
above
level,
two
a
repetitive
floor
plan
up
to
up
to
level
39
and
as
mentioned
before,
the
combination
of
clusters
and
also
studios,
I
think
you
might
be
able
to
make
out
from
from
the
image
the
the
way
in
which
the
units
on
on
this
side
of
the
building
closest
to
to
the
arena
actually
look
north
and
south.
I
Some
images
of
of
the
structure
I
mentioned
previously,
the
the
crease
which
which
runs
along
along
the
the
front
elevation
of
the
building
these
angled
facets,
will
be
quite
quite
dramatic
as
you
approach
the
building
from
a
variety
of
directions
and
some
indication
here
of
the
intended
materiality.
I
It's
referred
to
as
having
a
planar
finish,
which
is
a
effectively
a
flush
smooth
finish
to
it.
To
this
structure
and
there'd,
be
a
combination
of
anodized,
aluminium
panels,
clear
glazing
and
then
some
perforated
rapid
vent
panels.
D
I
This
is
just
a
view
from
from
ground
level
on
clay
pit
lane
across
the
cycle
way
to
it
towards
the
towards
the
building.
I
And
the
image
here
from
claypet
lane
slightly
further
further
to
the
north,
gives
you
a
good
indication
of
the
relationship
of
the
and
scale
of
the
building
in
relation
to
to
sky
plaza
on
on
the
on
the
west
side
of
this
street,
resulting
in
quite
quite
a
dramatic
new
gateway
into
the
city
centre.
So,
rather
than
competing
with
the
arena,
I
think
it's
actually
adding
to
adding
to
the
the
townscape
from
from
this
northern
end
of
the
city.
I
Moving
moving
on
to
to
building
being
that,
that's
the
building
that
sits
at
the
junction
of
claypit
lane
and
merriam
way.
The
front
of
the
building
would
align
closely
with
the
the
existing
yorchbank
building.
I
So
the
intent
to
extend
the
line
of
trees
along
the
front
of
the
building
and
also
introduce
some
trees
on
on
the
southern
side
of
merriam
way,
helping
to
create
a
new
avenue
an
entrance
into
into
the
arena
quarter,
but
also
help
helping
to
enhance
that
character
in
developing
area
that
that
we
see,
with
the
improvements
to
merry
way
on
the
on
the
northern
side
of
the
building
between
between
the
building
and
what
is
landscape
under
at
the
moment.
I
There's
what
will
be
a
private
courtyard
for
for
the
residents
in
the
interim
period
following
the
demolition
of
the
yorkshire
bank,
the
existing
landscape
bund
would
be
retained
and
extended
with
long
land
areas
and
potentially
some
benching
say
I
don't
don't
have
an
indication
as
to
when
when
that
building
might
might
come
forward,
but
it
offers
the
opportunity
for
further
immunity
during
that
period
of
time
tuning
into
the
the
floor
plans.
This.
I
This
is
the
ground
floor
and
main
entrance
to
to
the
building
where
the
red
red
triangle
is
in
centre
of
the
building
off
of
merriam
way,
and
that
leads
you
into
the
the
yellow,
color
coloured
area
which,
against
the
typical,
dedicated
immunity
space.
I
This
building
is
is
stepped
in
response
to
the
the
relationship
with
the
conservation
area
to
the
west
and
the
the
lower
elements
of
the
building
being
seven-story
and
as
you
as
you,
move
up
in
height,
that
would
be
12
story,
16
story
and
the
tallest
element.
I
21
story,
a
similar
or
comparable
height
to
the
building
on
the
on
the
eastern
side
of
brunswick
terrace,
here
white
rose
view
the
roof
level
of
of
this
building,
there's
the
opportunity
for
what
referred
to
as
a
biosolar
reef
and
that's
a
combination
of
a
green
roof
with
photovoltaic
panels.
Above
it
and
in
some
some
areas
and
sometimes
a
year.
There
will
also
be
the
opportunity
for
areas
of
resident
roof.
Terrace.
I
This
this
building
takes
takes
a
a
a
different
materiality
and
architectural
approach,
responding
to
the
the
change
context
and
his
closer
relationship
with
the
conservation
area
and
also
marian
house
across
across
the
street.
I
What
you
see
here
is
a
gridded
pattern
of
expressed
terracotta
panels,
so
the
the
terracotta
element
sits
forward
of
quite
deep
reveals
back
back
to
the
glazing
and
the
vent
vent
panels,
and
again
I've
got
some
a
sample
here,
it's
a
bit
heavier,
so
it
might
be
that
possibly
some
somebody
might
be
kind
enough
to
carry
it
around.
I
What
what
you
see
in
that
in
that
sample
panel
terracotta,
there's,
there's
a
tonal
change
between
a
a
darker
darker
colour,
which
will
be
the
the
block
closest
to
queen
square
moving
and
transitioning
through
the
building
towards
the
east,
to
create
to
to
a
a
calmer
cream
color
responding
to
to
the
colors.
We
see
along
merriam
way.
I
And
here's
an
indication
of
how
how
that
color
illustration
might
might
actually
be
projected
in
in
reality,
albeit
I
think
the
colors
in
the
image
look
a
bit
stronger
than
the
terracotta
panels
themselves
up
coming
round.
I
I
I
So
those
initial
terracotta
elements
are,
I
think,
a
good
response
to
to
the
the
change
context.
Just
just
moving
100
meters
south
down
down
clay
pit
lane
to
marion
way
and
responding
better
to
to
queen
square.
I
I
The
the
third
component
of
the
the
hybrid
application
is
is
an
outline
element
for
this
multi-purpose
events.
Building
being
an
outline,
the
the
proposals
aren't
developed
in
detail
as
part
of
the
as
part
of
the
application
parameters
have
been
submitted,
which
identify
the
position
of
the
building
in
relation
to
the
various
levels
of
that
building.
I
So
if
you
can
look
at
the
the
widest
edge
of
edge
of
the
building,
there's
like
a
a
blue
turquoise
element
element
and
if
you
were
able
to
read
the
the
script
in
red
alongside
it,
it
gives
you
an
indication
that
the
outer
edge
of
the
building
could
be
where
the
black
line
is,
but
it
could
could
equally
be.
I
I
think
I
think
it
was
six
meters
further
back
than
that,
potentially,
and
that's
the
same
as
you
go
up
through
through
the
building,
in
that
the
outer
edge
of
the
the
potential
elements
of
the
the
the
stories
reduce
going
up
in
elevation,
the
the
tallest
elements
of
the
building,
and
it
could
be
up
to
28
meters
in
height,
located
in
in
the
diamond
area,
to
towards
the
towards
the
arena.
I
And
this
this
parameter
is
the
the
vertical
parameter
plan
which
which
sets
the
limits
in
relation
to
height
I've.
I
think
I've
just
mentioned
how
tall
it
could
be.
Potentially
it's
equivalent
to
about
seven
seven
stories,
albeit
the
story
heights
themselves,
would
would
be
enlarged
relative
to
a
standard
residential
element
or
office
element.
For
instance,
given
given
the
nature
of
the
use,
and
that
that
section
there
just
gives
you
an
indication
in
in
very
simplistic
form
as
to
is
to
potential
maximum
scale
of
of
the
building.
I
I
And
the
outline
permission
itself
is
supported
by
and
would
be
guide
and
the
reserve
matters
will
be
guided
by
design
principles
document
which
sets
out
key
principles
in
relation
to
architecture,
materiality
sustainability,
accessibility
and
those
sorts
of
things
which
we
need
to
need
to
consider
in
in
terms
of
building
design.
I
A
final
image
here,
just
just
giving
you
a
a
sense
of
the
buildings
in
in
combination.
I
think
I
think
you
picked
up
now.
There's
there's
three
buildings:
the
building,
a
student
tower
up
to
39
stories,
building
b
along
marion
way
up
to
21
stories
and
the
the
white
box
building
c,
the
multi-use
event,
events
building,
that's
the
end
of
presentation.
I've
just
got
a
a
few
updates
in
relation
to
the
report.
I
First
of
all,
members
might
have
noted
some
comments
in
the
consultations
from
flood
risk
management
and
we've
been
making
good
progress
in
answering
many
of
the
questions
that
flood
risk
management
have
posed
in
relation
to
in
relation
to
development.
We're
not
in
it
we're
not
in
the
flood
risk
area
here.
But
it's
a
question
of
ensuring
that
surface
water
is
appropriately
managed,
but
we're
getting
very
close
to
getting
to
a
agreed
position
on
that.
I
There's
commentary
in
relation
to
the
nature,
conservation
comments
and
nature
conservation
officers
had
required.
A
revised
report
that's
been
submitted
and
has
been
reviewed,
is
being
reviewed
by
the
nature
conservation
officer.
I
An
hse
have
raised
some
questions
about
the
firefighting,
shafts
and
travel
distances
and
means
of
escaping
in
the
buildings,
and
the
architects
are
reviewing
the
those
details
in
consultations
with
their
their
fire
engineer
and
also
made
contact
with
hsc.
So
hopefully
we'll
make
good
progress
in
that
on
that
in
the
very
near
future.
Excuse
me.
I
Now,
further
to
the
the
drafting
of
the
report
and
over
the
past
couple
of
days,
we've
also
received
five
objections
to
the
planning
application
specifically
to
the
multi-use
building,
which
is
part
part
of
the
application,
and
those
objections
come
from
harrogate
convention
center
from
destination
harrogate,
which
I
believe
is
part
of
borough
council,
also
from
harrogate
district
chamber
of
commerce,
harrogate
business
improvement,
district
bid
and
the
crown
hotel
in
harrogate
and
their
their
comments
and
objections
relate
to
the
the
impact
of
the
multi-use
building
on
on
harrogate's
economy,
in
particular
in
relation
to
the
convention
center
and
related
businesses.
I
As
part
of
the
planning
application,
an
economic
impact
assessment
was
was
provided
and
officers
looked
at
that
report
and
it's
a
detailed,
detailed
report
which
outlines
that
up
to
one
percent
of
trade
will
be
divided.
Diverted
away
from
harrogate
town
center
and
up
to
six
percent
of
trade
will
be
diverted
away
from
hurricane
convention
center.
Should
the
multi-use
building
go
forward?
I
The
objections
that
we've
received
all
very
very
similar
we'll
be
going
to
detail,
which
I
think
somebody
might
might
talk
to
in
a
couple
of
minutes,
but
they
they
suggest
that
the
the
report
is
based
on
outdated
information
is
an
inaccurate
assessment
of
the
impact
on
on
harrogate
and
also
significantly
underplays
the
impact
on
harrogate's
economy.
I
That's
all
I've
got
to
say
for
now
chair,
I'm
sure
might
be
some
questions
later
come
forward.
Thank
you.
A
A
A
If
you've
come
forward
paul
paul,
so
we
will
then
bring
the
agents
forward
on
the
on
the
conclusion
of
that
segment
of
the
meeting
welcome
paula
to
our
planning
committee,
you
have
up
to
four
minutes
to
speak
when
I'll
give
you
the
signal
and-
and
I
I
usually
am
a
little
bit
flexible-
so
don't
worry
too
much
and
members
will
then
have
the
opportunity
to
ask
any
questions
they
feel
relevant.
We
will
then
invite
the
applicants
to
come
forward
and
they
may
address
some
of
the
issues
you
raise
and
again.
A
K
K
K
Considering
that
your
own
policy
lt5s
better
specifically
refers
to
the
protection
of
the
economy
of
harrogate
town.
When
assessing
such
schemes,
we
would
have
expected
to
be
consulted
in
advance
to
this
application,
seeking
outline
planning
permission,
and
we
do
not
believe
that
it
is
addressed
in
there
the
impact
on
harrogate
town
as
it
focuses
specifically
on
harrogate
convention
center.
K
We
are
hoping
this
is
an
inadvertent
oversight.
Had
this
consultation
taken
place,
we
may
have
avoided
having
to
take
a
route
of
objecting.
Today
we
were
left,
unfortunately,
with
no
alternative
number
two.
Secondly,
we
object
to
the
content
and
conclusions
drawn
in
the
economic
assessment
case
set
out
by
volterra
partners.
K
We
say
this
report
is
flawed,
inaccurate
out
of
date
and
in
some
areas
totally
wrong.
We
have
only
set
out
currently
our
initial
objections
as
due
to
the
lack
of
consultation
and
only
finding
out
about
the
scheme.
Four
days
ago,
time
was
not
permitted
to
us
to
include
all
we
wanted
to
say.
Unfortunately,
however,
I
want
to
give
the
panel
three
quick
examples
of
what
we
consider
to
be
glaring
errors
within
the
report,
which
are
as
follows:
number
one.
K
The
regions
we
serve
also
include
leed
city
council
region,
no
uk
trade
or
public
exhibition
or
indeed
conference,
would
be
able
to
be
sustained
by
harrogate
town
centre's
residents
as
claimed
number
two.
The
data
relied
upon
within
the
economic
impact
case
is
in
some
areas,
five
years
old
pre-pandemic
and
takes
no
account
of
the
new
business
strategy
adopted
by
the
venue
since
2019,
or
the
new
redevelopment
plans
for
hcc
seeking
approval
cabinet
next
week
in
harrogate
to
progress
to
reba
stage
four.
K
Also
extremely
worrying
is
the
fact
that,
on
your
report
today
are
three
at
3.4.1
the
exhibition
size.
That's
is
different
to
the
one
that's
actually
appraised
within
the
report
by
a
third,
so
we
believe
it's.
We
have
a
strong
productive
relationship
with
sickly
city
council.
So
much
so
we
gain
letters
of
support
from
you
which
we're
very
grateful
for
and
also
from
the
combined
authority
less
than
a
month
ago.
K
Therefore,
we
were
very
surprised
not
to
have
been
consulted
on
this
matter.
We
believe
that
leeds
city
council
were
aware
of
the
new
hcc
redevelopment
and
wouldn't
and
would
have
known
the
proposed
development
would
be
directly
competitive
to
the
conference
and
exhibition
perspective
supported
in
your
plans.
K
Therefore,
we
think
it's
prudent
in
the
best
interest
of
both
parties
that
a
decision
to
approve
this
element
of
the
scheme
should
be
deferred
in
order
to
fully
consult
with
harrogate
borough,
council,
hcc
and
harrogate
stakeholders
or
failing
this.
The
application
related
part
c
should
be
refused
on
the
basis
that
the
volterri
report
fails
to
demonstrate
compliance
with
your
policy
l25.
A
H
Well,
first
of
all,
burning
up
on
what
I've
been
told
previously
called
the
office.
Our
officers
comment
on
about
consultation,
because
I've
gotta
say
the
information
that
I
this
morning
is
completely
different
to
what
what
our
council,
I
just
said.
So
can
you
comment
on
that?
Then
I
have
another
question.
B
Yes,
happy
to
clarify
the
position
from
the
city
council
side,
so
paul
is
quite
right
in
terms
of
the
formal
planning
application.
We
haven't
consulted
harrogate
council
on
the
formal
application,
but
clearly
the
application.
B
Prior
to
its
formal
submission
and
lee
city
council
is,
is
in
part,
the
applicant
and
as
part
of
that
process,
the
city,
the
director
of
city
development,
contacted
harrogate
council's
chief
executive,
making
him
aware
of
the
impending
proposals
outlining
them
and
inviting
engagement,
and
this
was
august
last
year
and
at
that
point
the
chief
executive
acknowledged
that
contact
and
copied
paula
in
amongst
other
colleagues
to
take
the
matter
further
forward.
And
we
haven't
heard
anything
since
so
we
have.
B
We
did
try
to
engage
with
with
the
council
out
with
the
planning
process,
because
the
city
council
are
also
the
applicants
here
and
we
have
had
no
no
response,
but
but
notwithstanding
that,
we
we've
given
the
opportunity,
as
part
of
the
planning
process
for
harrogate
council,
to
come
attend
today
and
to
put
their
comments
to
us.
Thank
you.
A
Thank
you,
and
can
I
just
say
it
was
a
late
request
to
myself
to
allow
paula
to
speak
on
behalf
of
the
objectives.
I
only
received
it
yesterday
but
been
a
neighboring
authority,
and
I
felt
that
you
would
agree
that
if
I
said
yes,
they
could
speak,
although
it
was
outside
their
time
limits
to
just
to
make
that
clear,
but
I'm
sure
you'd
want
to
know
anyway,
if
this
object
is
from
harrogate
and
consider
what
they
have.
A
E
B
A
Yes,
I
mean
I,
I
work
for
the
council,
I'm
here
to
support.
H
Paula
as
the
objective
the
objection
coming
from
the
conference
center,
but
as
you
may
well
be
aware,
the
links
between
the
conference
center
and
the
council
are
significant.
So
that's
why
I'm
here
to
support
us,
so
I
am
effectively
representing
the
council
in
our
support
of
the
objection
that
the
the
conference
center
put
forward
on
this
and
inevitably
given
it
was
a
planning
matter.
We've
played
a
part
in
putting
that
objection
together.
E
Yes,
so
having
established
that
and
the
fact
that
the
impact
on
the
harrogate
convention
center
is
a
material
planning
consideration
in
the
report,
it
says
that
the
impact
is
not
significant
enough
to
matter
basically
and
that's
what's
being
disputed.
What
does
our
policy
say
would
be
significant
enough
to
be
to
be
considered.
B
The
policy
doesn't
say
state
that
there's
a
a
bar
or
test
against
which
we
should
resist
any
application
for
conferencing
facilities,
in
fact,
the
policies.
B
It
is
quite
positive
about
promoting
conference
facilities
in
leeds,
but
there
is
a
requirement
to
assess
the
impact
on
how
to
get
town
centre
as
a
whole,
not
particularly
its
com
conferencing
facilities,
but
it
doesn't
go
beyond
that.
J
B
Thank
you
cher,
just
following
from
caroline
on
the
consultation
is
really
important
and
a
contact
was
made
to
the
harrogate
council
last
year
and
then
probably
you
were
included
in
that
email
or
copied
in
that
email.
Can
I
say,
what's
the
rea,
why
was
the
reason
not
to
comment
that
time
or
express
your
opinion.
K
Yes,
thank
you,
I
think
the
basis
of
that.
Originally
we
thought
it
was
just
a
2000
gray
square
meter
box
which
wasn't
just
a
multi-use
event
space
and
obviously,
in
the
report
today
it
says
that
that
box
is
3000,
so
obviously
we
can
go
back
and
assess,
which
is
why
we're
asking
for
a
deferral
today
and
to
look
at
what
the
differences
were.
But,
of
course
the
objection
hasn't
been
circulated.
K
Obviously
we
have
our
views
and
it
could
be
that
you
know
we
end
up
being
you
know
incorrect,
but
hopefully
a
deferral
and
cons
and
obviously
consultation,
which
I've
heard
earlier
in
the
meeting
today
is
a
very
positive
thing,
especially
for
a
neighboring
authority.
E
Yes,
I
was,
I
was
going
to
ask
just
that
thing,
but
also
was
anything
heard.
Can
you
speak
at
all
from
the
fact
that
harrogate's
ceo
did
not
respond
to
it.
E
Just
just
as
a
comment,
I
am
aware
that
the
local
government
association
conference
was
held
in
harrogate
only
at
the
end
of
june
this
year.
So
certainly
that
was
drawn
from
the
whole
of
the
united
kingdom,
the
attendees,
and
I
believe
that
the
annual
crime
writers
conference
is
also
held
there
as
well.
A
A
Yes,
okay,
you've
heard
the
objections
to
the
multi,
the
multi
comp,
the
multi
display
area,
whatever
it's
called,
so
you
can
speak
in
general
favor
of
a
how,
however,
you
want
or
you
can
you
can
bring
forward
or
reply
to
the
objections.
I
think
our
planners
will
have
done
that
and
probably
our
best
to
do
that,
but
you
can
talk
about
the
merits
of
the
application
and
you
have
four
minutes
to
do
so.
Would
you
please
introduce
yourself
the
speaker
when
you
come
forward
so.
H
Yes,
thank
you
jane
good
afternoon.
I'm
judge
tyson
from
downing
and
I'm
sat
in
front
of
you
many
times
over
the
years.
I've
stolen
the
virtues
of
our
best-in-class
students,
accommodation
or
award-winning
accommodation
that
we
provided
for
the
universities
across
the
world
broadcasting
place.
As
you
say,
there's
maybe
better
place
to
comment
on
the
the
the
multi-purpose
event
space
and
certainly
the
politics
around
that,
as
opposed
to
the
policy
side
of
it.
H
We've
been
working
on
the
scheme
for
two
and
a
half
years
now,
since
we
first
acquired
the
the
yorkshire
bank
building
we're
aware
of
the
the
contact
that
was
made
only
in
headline
terms
with
with
havoc,
because
that
was
very
much
part
of
the
the
officers
remits
that
we
were
working
with
to
ensure
that
the
that
the
scheme
would
comply
with
the
the
policy.
H
The
report
that
was
produced
is
by
an
independent
consultant
who
consulted
who
referenced
all
the
available
data.
That's
in
the
the
public
realm
which
we
felt
was
important
because
that
would
be
more
independent
than
than
anybody
else's,
but
whether
it's
out
to
date
or
not,
I
I
can't
vouch
for
our
consultant,
says
not
our
consultants.
H
In
terms
of
the
points
raised
by
paula,
the
report
references,
the
the
the
the
arena
has
designed
and
sorry
the
multiplayer's
event
space
as
designed
and
in
front
of
you
as
regards
the
ageing
population
point
that
was
made,
they
can
respond.
To
that.
H
I
say
it's
it's
probably
not
for
me
only
to
be
fair
to
the
fact
that
the
the
report
we
believe
does
comply
does
demonstrate
that
the
scheme
complies
with
the
policy,
assessing
both
the
impact
on
having
a
town
center,
which
I
believe
is
the
main
policy
stand,
but
it
also
does
address
the
the
convention
center
too,
and
the
the
impact
on
it.
Even
on
the
worst
case
scenario,
not
the
most
likely
scenario
is
felt
to
be
not
significant
or
adverse
architecturally.
H
A
B
Thanks
chair:
well,
I
welcome
the
development
and
the
demolition
of
the
yorkshire
building.
You
know
the
marble
outside,
it's
brilliant.
It
blended
really
nicely
surrounding
areas.
Is
there
any
way
you
can
explore
to
remove
it
safely
or
do
we
can
we
put
condition
on
if
they
can
remove
it
safely,
explore
removing
it
safely.
H
Definitely
remove
it
safely.
Definitely
remove
it
safely,
how
much
of
it
we
can
salvage,
we
don't
know,
and
that
much
of
it
would
be
useful,
but
we
believe
there's
opportunities,
certainly
to
incorporate
some
of
the
the
granites
within
the
public.
Realm
works,
but
also
potentially,
although
it's
it's
obviously
subject
to
much
greater
degree
of
design
further
on
within
the
the
actual
multi-purpose
event
space,
as
well
just
to
to
keep
that
connection
with
the
past
yeah.
H
But
it's
we
wouldn't
be
taking
it
down
just
with
a
chisel
and
a
hammer,
and
otherwise
we'd
be
here
until.
E
I
H
At
lee
houston
at
the
architect,
so
the
terracotta
is
a
terracotta
material.
C
H
From
darks
to
lights,
to
sort
of.
C
E
Well,
okay,
but
do
you
really
think
that
another
dark,
grey
building
or
dark
grain
parts
is
going
to
look
great
in
leeds
in
november
or
february,
when
it's
really
gray
outside
anyway
and
dingy?
Because
we
seem
it
seems
to
me
we
have
a
lot
of
grey
buildings
in
leeds
already
that,
to
my
mind,
look
depressing
and
I
would
rather
see
something
brighter
than
terra
cotta.
As
I
understand
terracotta,
I
can't
argue
with
your
greater
knowledge
on
what
terra
cotta
is,
but,
to
my
mind,
terra
cotta
is
more
like.
E
I
don't
know
that
building
over
there
nice
sort
of
rusty
type
of
color
bit
or
in
a
bit
of
orange
bit
of
red
but
nice
and
bright
and
cheers
you
up
in
the
darkest
times
of
the
year
at
this
time
of
year.
Perhaps
it
doesn't
matter
so
much.
The
lighter
color,
I
think,
is
fine
and
the
sort
of
bluish
look.
I'm
I'm
really
happy
with
that.
I
think
that
complements
the
arena
and
it
looks,
looks
attractive,
but
the
grey
could
you
not
reconsider.
B
Thank
you
I'll.
I
might
differ
from
there.
Actually
I
like
terracotta
in
that
area,
because
the
merry
incentive
just
across
the
road
it
will
blend
in
really
nicely
in
surrounding
area
environments.
So
I
think
it
looks
really
nice
just
from
the
other
question
is
about
the
phases
there's
going
to
be
three
phases
for
the
development.
H
It
it's
it's
not
been
decided
completely.
Certainly
yet,
but
with
the
likelihood
is
we
will
build
them
separately,
we'll
build
block
a
first
and
then
block
b.
There
may
be
some
overlap
with
it,
but
likelihood
is
that
we'll
deliver
them.
H
The
scheme
is
quite
quite
large,
even
for
developer,
like
us,
there's
the
700
beds,
roughly
in
block
a
500
and
block
b,
and
when
we
we'd
like
we,
what
downing
about
really
are
delivering
our
promises
and
we
you
know,
we
we're
always
there
to
hit
our
dates
and
then
sometimes
you
put
too
much
on
your
plate.
You
may
fall
over
so
we're
probably
probably
end
to
end
back-to-back.
A
Am
conscious
that
we
you
you
know
we
we
they
were
here
for
a
reason.
We
can
always
leave
them
there
and
bring
them
back,
but
I'll
open
her
up
to
proper
question
and
regarding
the
merits
of
it.
If
it's
simply
the
color
of
the
terracotta,
I'm
sure
that
can
be
rearranged
and
changed,
can't
they,
but
the
broad.
E
It's
a
broader
question
on
materials:
it's
lovely
to
have
materials
passed
around,
so
we
can
really
get
a
feel
of
them
and
I'm
very
impressed
with
the
blue
materials.
I
really
liked
those
I
think
councillor
carlo
was
joking
when
he
asked
somebody
to
hold
four
stories
up.
But
the
point
is
these:
things
look
very
different
from
a
distance:
don't
they
they
look
lovely
in
front
of
my
face,
but
how
it's
just
getting
that
view
of
how
they
would
feel
as
a
distance,
and
I
don't
think
they
would
look
as
nice.
E
I
think
they
would
gray
into
the
distance.
So
it's
just
a
point
that
if
there's
a
cgi
or
something
that
can
be
shown,
it's
actually
the
blue
ones.
I
was
referring
to,
but
those
as
well
those
as
well-
and
that
was
the
first
thing-
is
something
we
can
just
get
hold
of.
E
That
gives
us
the
view,
and
the
second
thing
is
my
only
concern
about
this
development
is
the
extent
of
the
visual
impact
on
the
arena
and
I'm
not
sure
that
I've
seen
sufficient
angles
from
street
level
to
convince
me
about
how
obstructed
that
view
of
the
arena
would
be
from
ground
level.
So
the
question
is,
could
you
provide
us
with
some?
You
know
some
material
that
would
indicate
that
more
clearly.
H
There
will
be
some
in
the
application
you
may
not.
You
may
not
have
seen
it
today,
but
this
was
a
point
that
was
raised
in
the
september
and
then
we
did
address
it.
We
had
a
workshop
in
in
the
october
and
then
subsequently
when
it
went
through
with
your
your
backing
in
in
december.
I
think
it
was
it
was
con
considered
then
so
there
may
be
more
available
within
the
application
that
you
could
look
at
and
we
wouldn't
envisage
doing
anything
beyond
that.
E
Yeah
I
mean
the
the
concern
rose
from
this
slide,
which
is
probably
accentuating
the
fact,
because
the
building
is
shown
as
a
white
block
rather
than
a
detailed
building,
but
that
the
extent
on
there
that
to
which
the
arena
is
obscured
is
substantial.
But
I
accept
that
it
will
look
very
different
from
different
angles.
H
Yes-
and
I
think
that
the
key
points
on
that
was
the
the
lens
view
that
titan
referred
to
in
his
report,
which-
and
we
it
took
him
and
and
and
steve,
were
very
firm
on
that
from
the
outset,
muscular
chakra
and
early.
We
wanted
to
to
get
a
bit
more
on
the
site,
but
we
had
to
respect
that
lens
view
that
that
key
view.
So
at
that
point
you
see
both
sides
of
the
of
the
arena
that
that
view
is
maintained.
A
I
I
was
trying
to
say
that
we
were
dealing
with
the
objection
and
we
will
open
all
that
up
a
bit,
but
we
certainly
have
stephen
here
who
can
comment
on
that,
and
maybe
that's
a
question
for
the
next
section.
What
I
wanted
to
do
at
this
stage
was
provide
an
opportunity
for
the
developers
to
respond,
but
we've
gone
into
general
application
rather
than
objection.
A
I
know
I
know
I
know
it's
so
at
this
stage,
can
I
invite
our
legal
officer
to
consider
what
we've
heard,
regardless
the
objections
and
what
advice
she
can
offer
us
at
this
stage.
F
Thank
you
chair.
I
mean
clearly
it's
quite
unsatisfactory
to
have
a
late
objection
at
this
stage,
but
we
have
this
that
occurs
from
time
to
time
and
then
the
officers
have
provided
a
summary
in
terms
of
us
discharging
our
legal
duty.
F
We
we've
satisfied
our
statutory
duty
in
terms
of
consultation,
in
fact,
there's
an
argument
to
say
that
we
went
further
than
that
last
year,
when
plans
were
in
conceptual
stage,
and
we
alerted
harrogate
council
and
I
believe
a
number
of
people
who
are
in
the
room
today
were
copied
into
that,
as
well
as
officers
in
relation
to
economic
regeneration
at
the
council.
It's
unfortunate
that
we
weren't
received.
We
didn't
receive
details
of
particular
contacts
in
order
to
further
those
discussions,
but
we
are
where
we
are
now.
F
You've
heard
the
objection,
so
there's
no
prejudice
there.
The
objection
has
been
provided
to
you,
but
there
are
points
for
you
to
consider
now
as
to
whether
you're
satisfied
with
the
officer's
report
and
that
you,
in
your
judgment,
have
enough
information
to
make
a
decision
today.
There
are
some
options
available
which
you're
perfectly
aware
of,
but
those
are
all
matters
of
judgment
for
you.
F
The
issue
of
policy
can
be
explained
further
officers.
Doujit
has
already
provided
some
information
in
terms
of
the
operation
of
the
policy
and
what
it
requires
us
to
do.
It's
really
important
to
understand
that
conferencing
facilities
can
be
complementary
and
that's
the
intention
of
that
policy.
It's
a
positive
policy.
It's
not
a
restrictive
policy,
but
we
can.
F
We
can
always
provide
you
with
further
information
on
that,
so
in
relation
to
proper
decision
making,
it's
about
you
being
satisfied
that
you've
got
all
the
information
before
you
in
terms
of
consultation,
we've
discharged
that
appropriately.
Thank
you.
G
Yeah
question
expanding
on
that.
Really,
what
I'd
like
to
possibly
know
more
about
is
around
the
policy
that
came
out.
Obviously,
it's
a
policy
from
the
udp,
so
it's
some
time
before
I
was
elected
and
under
a
previous
administration
that
it
came
out
anyway.
G
So
I'd
like
to
hear
a
bit
more
about
where
that
policy
is
and
look
I
I
guess
I'll
do
do
all
the
bits
at
a
time,
if
that's
all
right
because
around
that
there's
the
policy,
which
is
one
state,
I'm
finding
myself
in
a
difficult
position
with
this
one,
to
be
honest,
because
a
city
of
the
size
of
leeds
as
it
notes
in
the
report,
would
be
expected
to
have
a
conference
centre
of
this
size
and
is
missing.
G
So
while
I
have
sympathies
with
harrogate
convention
center
and
the
borough
council
on
this,
I
have
a
feeling
they've
had
the
benefit
of
us
not
having
this
space
for
some
time,
whereas
in
my
view
the
city
of
leeds
could
quite
easily
have
one
of
these
and
it
wouldn't
affect
any
of
the
output.
It's
probably
something
that
people
have
been
calling
out
for
for
some
time.
So
I
just
wanted
to
know
a
bit
more
around
that
safe
policy
and
and
what
what's
behind
that,
and
was
it
in
encouraging
this?
G
When
we
look
at
that
building
c
we're
I'm
told
that's
in
outline
and
I'm
guessing.
Therefore,
we
haven't
really
gone
into
the
operation
of
that.
Yet
whether
or
not
we've
selected
what
an
operator
may
be,
whether
the
city
council
would
operate
it,
whether
somebody
else
would
come
in
so
am
I
correct
in
saying
at
the
reserve
matter
stage:
we'd
have
a
better
understanding
of
what
kind
of
events
might
be
held
there,
because
we
may
know
who
might
be
running
it
or
more
about
the
internal
design
of
it
and
I'll.
G
Add
my
other,
my
last
one
in
which
question
to
officers,
if
that's
all
right
chair,
because
I
think
you
might
as
well
get
all
of
my
bits
at
the
same
time,
I'm
a
bit
concerned
of
the
massing
of
that
building
sea
as
well.
It
may
be
as
as
councillor
gruen
says,
because
we
can
see
it
just
as
a
white
block
rather
than
a
designed
up
building,
but
it
appears
to
be
quite
close
to
the
the
highway
and
the
footwear
there.
G
It
may
be
that
that's
exacerbated,
as
I
say,
by
being
a
big
square,
but
can
you
confirm
today
in
the
outline?
Are
we
saying
that
if
something
comes
back
that
goes
that
far,
it
should
be
approved
further
notice,
or
can
we
still
have
those
discussions
of
the
massing
when
we
see
what
the
design
of
it
is?
G
A
I'm
it,
it
is
basically
questions
so
a
legal
officer.
We
we
will
go
back
to
all
that.
I
said
already
unless
nikki
wants
to
comment.
F
A
B
If
it's
helpful,
I
think
council
carlo,
has
asked
for
a
bit
more
background
to
the
policy
lt5.
It
is
a
safe
policy.
It's
a
safe
policy
from
the
udp.
As
I
said
earlier,
it
it's
actually
a
positive
policy.
It
it
pursues
opportunities
for
conferencing
facilities
among
other
leisure
uses
in
leeds.
B
Now
the
clearly
we've
had
an
independent
report
done
to
address
that
aspect
of
the
policy.
The
independent
report
has
has
concluded
that
there
won't
be
such
an
adverse
impact.
You
know
there'll
be
some
potential
movement
of
trade,
but
to
not
to
the
extent
that
you've
heard
from
the
objector
that
they
believe
will
be
the
case
they
they've.
B
Also,
the
independent
report
was
meant
to
be
independent,
so
it
relied
on
publicly
available
data
only
and
the
most
up-to-date
data
that
they
had
at
the
time
of
the
report,
which
was
obviously
prepared
prior
to
submission
of
the
application
and
they've
said
that
it's
difficult
to
critique
the
level
of
trade
that
the
objective
is
saying
will
be
diverted
to
55
without
knowing
what
evidence
bases
that
55
percent
is
is
based
on
the
figures
in
the
report,
which
are
much
slower,
much
lower,
take
into
account
qualitative
factors,
not
just
quantitative
factors,
so
there
are
diff.
B
There
are
differences
between,
for
example,
the
health
convention
center,
which
is
a
much
larger
venue
than
what's
been
proposed
here.
But
the
report
recognizes
that
the
hardgate
convention
center
does
cater
for
smaller
gatherings.
You
know
delegates
over
under
a
thousand,
but
it
also
says
that
there
are
slightly
different
offerings.
It
also.
B
It
takes
into
account
the
ability
of
background
market
growth,
everyone's
been
affected
by
pandemic,
not
just
harrogate
but
other
centres
as
well
so,
and
it
also
takes
into
account
that
some
delegates,
whether
visiting
harrogate
or
here,
will
also
stay
on
for
tourism
purposes.
So
they'll
be
spending
money
in
the
local
and
regional,
including
harrogate
and
leeds.
So
it's
it's
taking
into
account
some
other
assumptions
now
they're
the
professionals
they're
the
judgments
and
that's
how
they've
defended
their
position
that
that
approach
was
vetted
and
considered
by
our
economic
development
colleagues.
B
So
to
go
back
to
the
policy,
the
policy
says:
all
we
have
to
do
is
an
assessment.
It
doesn't
say
what
level
of
assessment
is
acceptable
or
isn't
we've
done
that
we've
we've
put
that
in
the
report.
As
as
saying
that's
considered
acceptable.
B
The
policy
doesn't
say
that
we,
we
shouldn't,
have
a
conference
facility
in
leeds,
but
it
was
couched
in
a
regional
spatial
strategy
which
required
those
kind
of
opportunities
to
be
complementary.
B
The
only
other
thing
I
would
say
in
terms
of
the
the
policy
background
is
that
in
in
more
recently
in
in
2020,
all
constituent
authorities
of
the
lead
city
region
prepared
a
statement
of
common
ground
on
matters
to
agree
that
were
of
a
strategic
nature,
and
these
matters
included:
inclusive
growth,
housing,
green
belt,
employment,
etc.
Climate
change,
but
that
statement
of
common
ground
was
silent
on
tourism
and
conferencing.
B
So
it
hasn't
carried
forward
that
previous
old
historic,
regional
spatial
strategy
objective
of
complementary
conferencing
facilities,
so
we
don't
have
that
background
anymore
to
so,
in
my
view,
to
a
certain
extent,
this
policy
is
a
bit
outdated.
Now
it
is
from
the
udp
from
2001,
so
hopefully
that's
helpful
in
terms
of
giving
a
bit
more
background
of
the
policy.
A
You
don't
you
know,
I'm
sure
that
was
helpful
questions
to
nikki
david.
Please.
H
I'm
not
necessarily
suggesting
this,
but
if
we
wanted
to
take
the
sort
of
big
white
blob
and
deferred
it
while
giving
the
general
go
ahead
to
arrested
development,
could
we
do
that
or
do
we
have
to?
I
mean
this
is
true
when
you
have
hybrid
things
like
this,
could
we
defer
that
one
and
get
more
information,
while
passing
the
other
two.
A
H
A
big
white
blob,
it
will
be
articulated,
it
will
have
faceting,
it
will
have
colonnades
if
required,
but
that
is
really
just
setting
the
maximum
heights
for
the
structure
that
would
end
up
on
there.
So
I
wouldn't
get
too
concerned
about
seeing
that
image
of
a
big
white
box
at
the
moment
on
that
particular
site.
B
B
We've
got
the
application
before
us,
it's
not
just
for
student
housing,
it's
also
for
conferencing
and
event
facilities.
So
I
it's
for
you
as
nikki's
advice
is
for
you
to
make
a
decision.
If
you're
gonna
defer
it,
it
defers
the
whole
scheme,
but
so,
but
we
can't
split
it
up.
Thank
you.
H
Yeah,
it's
a
question
to
nikki
who
said
that
we
reached
out
further
last
august
eating
what
we
needed
to
do,
but
that
has
been
counter
claimed
by
paul
as
saying
that
they
didn't
respond,
because
it
was
only
a
2000
cubic
meter
box.
It's
now
3200,
which
is
more
than
half
as
much
again
are
we
approving
a
maximum,
and
so
you
know,
because
it
looks
like
harrogate
didn't
want
to
oppose
2
000,
but
they
will
oppose
3
200..
H
F
F
F
We
contacted
them
because
they're
a
neighboring
authority
and
it's
good
practice
to
do
so,
setting
out
what
was
being
considered
so
that
they
could
contact
us,
give
us
a
contact
so
that
we
could
get
some
further
information
and
some
dialogue
going
and
from
what
I
can
see.
That
didn't
happen,
so
we
did
reach
out,
but
in
terms
of
our
formal
consultation,
we
carried
out
what
we're
required
to
do
in
terms
of
the
specifics.
They
could
have
contacted
us
and
they
could
have
got
the
planning
reference
et
cetera,
et
cetera,
but
that's
immaterial
now.
F
You
know
we
are
where
we
are
they've
attended
today.
They've
provided
an
objection,
so
they're
not
prejudiced
in
that
way.
So
so
so
that's
the
key
point
that
we
alerted
them
to
the
application.
Is
that
all
right,
councillor,
woodsworth.
B
F
There
are
aspects
of
this
that
that
might
be
challenged,
but
given
that
we've
carried
out
the
formal
requirements
under
planning
legislation,
it's
whether
we've
acted
reasonably
that
and
that's
the
question
and
that
the
spectrum
of
that
can
be
quite
wide.
Given
the
conduct
by
us
as
a
local
planning
authority
and
as
a
council,
it
is
reasonable.
F
E
Thanks
chair,
I
think
I
think
in
terms
of
what's
in
front
of
us
and
what
we're
being
asked
to
do
like
you've
been
you've
been
really
really
helpful
with
that,
I'm
I'm
more
minded
towards
just
having
like
just
sort
of
making
the
decision
there
like
to
talk
about
the
materials
talk
about
like
potential
layout
things
like
that,
I
feel
like
we've.
We've
covered
the
legalities
of
the
decision
at
this
point,
so
I'm
I
mean,
and
thank
you
dolce
for
for
giving
us
so
much
background
information
without
you,
we
would
just
be
lost.
E
G
Sorry
chet
in
order
to
help
this,
it
is
a
question
for
planning
officers,
and
I
know
we've
not
come
on
to
that
necessarily.
However,
it
was
just
that
bit
around
that.
We've
got
a
reserve
matters
because
I'm
I'm
satisfied.
We've
heard
the
objection
and
I
understand
the
views
and
and
paul's
question
there
was
really
useful
around
the
size
of
it
and
I'm
just
trying
to
grasp
in
my
head
a
bit
like
we
had
the
conversation
with
the
the
logistics
area
in
morley
at
the
moment.
G
We're
looking
at
an
outline
for
this
event
space
and
I'm
not
sure
whether,
if
we
have
concerns
around
the
kind
of
events
that
are
going
to
be
on
there
and
whether
they're
going
to
be
in
competition
or
take
business
away
from
others.
Whether
we
have
that
answer
and
whether
we
can
address
that
at
the
reserve
matters
stage,
because
at
the
minute
we've
got
a
white
box
that
might
have
any
number
of
different
things
in
and
I'm
just
wondering
whether
a
reserved
matter
stage
where
we
have
possibly
details
of
who
might
operate
it.
G
What
kind
of
footprint
it's
going
to
be?
What
the
layout
of
that
building's
going
to
be
might
be
the
best
place
to
talk
around
the
kind
of
events
that
are
on,
and
I'm
just
wondering
from
both
the
planning
side,
and
I
guess
a
legal
side
as
well.
Whether
I
mean
that
seems
the
more
relevant
place
for
me
to
have
that
discussion,
rather
than
defer
it
at
this
stage.
When,
in
fact,
I
don't
think,
we've
got
enough
detail
to
work
out
whether
there
is
an
impact.
B
It's
not
just
conferencing
and
conventions,
and
I
think
the
parameters
that
you've
been
asked
to
look
at
are
the
overall
parameters
for
the
building
within
that
there
will
be
certain
amount
of
space
set
aside
for
events
now
at
the
moment,
the
indication
is
that'll
be
about
3
000
square
meters,
but
we
have
an
opportunity
through
the
planning
consent
and
before
we
actually
fully
make
a
decision
to
reconsider
that
and
control
the
amount
of
event
space
there
actually
is
in
terms
of
conferencing
and
so
on,
but
there
could
also
be
other
parts
of
the
building
which
could
be
used
for
sports
basketball
arena.
B
B
H
B
Sorry,
I
I
don't
mean
to
labor
this,
but
the
the
the
other
simple
point
is
that,
ultimately,
the
council
will
be
in
control
of
that
event.
Space
and
the
council
will
be
able
to
decide
what
different
purposes
we're
going
to
put
that
building
to,
and
that
is
still
to
be
decided.
That'll
be
some
point
in
the
future.
A
G
F
Thank
you
counselor.
I
just
I
just
want
to
clarify
some
points,
because
you
asked
me
about
legal
risk
and
there
is
a
legal
risk
here.
You
want
to
close
it
out.
You
close
out
the
objection.
You
get
a
response
to
that.
I
must
give
you
legal
advice
on
this.
The
way
of
mitigating
legal
risk
is
by
dealing
with
the
issue
coming
back
and
clarifying
it
within
a
formal
report
so
that
it's
robustly
closed
out.
F
F
E
H
But
for
the
student
element
of
it
as
soon
as
you
can
we,
but
there's
a
process
to
go
through
in
terms
of
legals.
We've
got
to
obviously
get
the
section
111
agreement
out
and
then
there's
some
time
time
taken
to
actually
organize
the
the
land
swap
and
then
we'll
be
on
site
as
soon
as
we
can
after
after
that.
But
we
are
a
a
we're,
an
operator
first
and
foremost
of
students,
accommodation,
we've
got
a
development
arm.
H
We've
got
a
construction
arm,
but
it's
about
the
operation
so
we're
keen
to
deliver
that
and
and
get
on
stream
as
soon
as
we
can
block
out.
But
then
block
b
will
follow
after
after
block
a
in
all
likelihood.
A
F
We
just
result
in
harrogate
formally
providing
their
objection
they've,
given
us
a
letter
which
has
only
got,
I
think,
we've
got
five
objections
in
total,
so
we'd
do
an
assessment
on
that
and
then
provide
a
report
back
to
you
in
terms
of
what
our
independent
assessor's
report
is.
It
could
be
turned
around
very
quickly.
I
would
have
thought
by
the
next
meeting.
B
Yeah,
I
could
we
could
sort
out
practicalities,
but
clearly
we
will
bring
it
back
as
quickly
as
we
can.
If
that
was
a
decision
that
members
decide
to
take.
A
A
I
think
that's
we
we
we
might
as
well
vote
on
that
and
moving
on
really
there's
no
point
of
going
into
all
the
others,
because
they'll
be
coming
backwards
after
this
feral.
Isn't
it.
A
Can
I
thank
all
the
people
who've,
given
us
sterling
advice
around
the
table
and
we've
listened
very
carefully
to
the
objection
from
the
conference
center
and
harrogate
helicopter
council,
and
I
suppose
we've
responded
accordingly.
A
Okay-
and
that
concludes
our
meeting
just
to
remind
you
that
we
will
be
doing
it
all
again
on
what
day
8th
of
september.
In
the
meantime,
it's
august,
if
you're
on
holidays,
have
a
good
one
but
get
some
relaxation
in
it's
only
planners
who
work
during
august,
as
we
all
know
so
we're
doing
you
guys.
Thank
you
for
your
attendance.