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A
And
I
think
we're
live
now,
so
we're
ready
to
start
the
meeting.
Please
bear
with
me
pamela,
I'm
just
standing
in
for
the
regular
chair
for
10
minutes.
While
he
deals
with
an
emergency
item,
so
he
should
be
reappearing
very
shortly.
I
believe
that
all
the
expected
members
and
officers
are
present.
Are
you
ready
to
begin
good
afternoon
everybody
and
welcome
to
the
meeting
of
city
plans
panel?
My
name
is
council,
caroline
gruen
and,
as
I've
just
explained,
I'm
standing
in
for
councillor
mckenna
for
the
first
part
of
the
meeting.
A
A
K
A
Thank
you
so
item
number
six,
which
is
the
minutes
of
the
previous
meeting,
which
we
held
on
the
fifth
of
august.
Do
members
accept
that
these
are
a
true
and
accurate
record
and
I'll
assume
you
do
unless
otherwise
indicated,
and
so,
if
we
then
move
to
matters
of
rising,
are
there
any
matters
arising
from
the
minutes
that
anybody
would
like
to
raise?
A
At
this
point
and
again,
I
can
see
no
indications,
so
we
can
move
on
to
item
eight,
which
is
our
first
substantive
item
application
190208,
an
application
which
see
which
seeks
planning,
consent
for
resident
development
and
ancillary,
flexible
commercial
space
on
ellerbe
road.
B
Toby,
you
might
want
to
move
the
slide
on
please.
Thank
you.
This
item
is
brought
to
plants
panel
following
a
deferral
in
october
2020
with
members
expressing
concern
regarding
a
number
of
issues.
Following
the
panel
meeting,
a
design
workshop
was
held
with
panel
members
in
april
this
year.
In
order
for
the
applicants
to
better
understand
members
concerns,
it
is
considered
that
the
applicants
have
responded
positively
to
these
concerns
and,
following
a
brief
description
of
the
site
and
context,
I
intend
to
focus
on
the
changes
to
the
proposals
since
the
last
presentation
to
panel.
B
If
we
can
move
to
the
next
slide,
please
members
will
recall
this.
Application
proposal
is
for
residential
development
at
vacant
sites
at
ball,
street
e
street
and
elib
road
on
the
edge
of
the
city
center.
It's
highlighted
in
red
on
this
slide.
The
site
is
divided
into
two
parcels.
With
a
with
the
larger
piece
on
the
south
side
of
wall
street
and
a
smaller
piece
of
land
to
the
north
of
ball
street.
The
site
is
allocated
for
housing
development
in
the
local
plan.
B
Next
slide,
please,
this
slide
shows
the
site
again
shaded
in
red,
but
within
the
context
of
the
surrounding
buildings,
it
includes
the
grade
one
listed
saint
xavius
church
to
the
top
right
of
the
red
site
area
in
this
shot
in
the
foreground
is
e
street
and
the
larger
scale
water,
former
waterfront
mill
buildings
such
as
a
grade
two
listed
rose
wharf
and
to
the
north,
which
is
to
the
left
of
this
slide,
is
the
ball
street
recreation
ground,
which
is
a
council-owned
green
space.
You
can
go
on
to
the
next
slide.
B
We
did
have
a
member
site
visit
this
morning
and
for
those
that
made
it
just
bear
with
me,
I
thought
it
would
be
useful
to
to
show
these
again
for
those
that
couldn't
make
it
so
this
slideshow
shows
a
top
image
which
is
from
e
street,
taken
from
the
roof
of
of
rose
wharf,
and
it
shows
the
the
topography
rising
from
from
e
street
to
westwood's
sorry
eastwood's
towards
the
what
is
a
new
residential
development
at
the
top
of
the
hill
on
ellerbe
road.
B
The
bottom
left
image
is
the
flank
of
saint
xavier's
vicarage,
facing
the
southeast
corner
of
the
site
and
image
three,
which
is
the
to
the
bottom
in
the
middle
right
is
a
view
looking
for
melody
road
down
the
hill
towards
rose
wharf.
B
B
Members
wanted
to
see
an
improved
relationship
to
e
street,
with
some
members
asking
for
a
greater
setback
to
e
street
members.
Also
wanted
to
see
an
improved
appearance
to
the
central
parking
area
and
the
central
amenity
space,
which
is
a
courtyard
area
between
the
three
blocks
on
on
this
image,
depicted
as
numbers,
five
and
seven
and
four
and
members
also
raised
concerns
about
the
level
of
affordable
housing
that
was
being
proposed
and
wanted
to
see
an
increase
in
number
of
affordable
units.
B
If
we
can
go
to
the
next
slide,
please
so,
as
I
said
in
in
response,
the
architects
and
developers
held
a
design
workshop
with
panel
members
to
to
better
understand
those
concerns,
and
in
that
workshop
they
noted
that
the
key
views
through
the
site
of
saint
serbia's
savior's
church
must
be
returned
and
that's
indicated
as
a
principle
on
the
left-hand
side
of
this
slide.
B
They
also
noted
that
vehicle
and
pedestrian
routes
had
to
be
provided
through
the
site
and
that
there
was
a
particular
constraint
in
this
respect,
in
that
the
entry
was
off
ball
street
at
the
junction
close
the
junction
with
e
street,
they
tabled
a
tripartite
elevational
treatment
and
I'll
provide
more
details
on
that
in
the
in
the
presentation.
But
the
third
image
here
in
from
the
left
shows
that
approach
as
a
principle
and
then
finally,
through
testing
alternative
options.
B
B
B
B
Also,
the
four
rows
of
surface
car
parking
in
the
central
courtyard
are
now
proposed
to
be
laid
out
as
grass
creek
instead
of
tarmac,
and
this
would
soften
the
appearance
of
the
car
park.
If
we
go
to
the
next
slide,
please
the
the
second
main
change
to
the
proposal
again
in
response
to
members
concerns
is,
is
the
approach
to
the
electoral
electric
vehicle
charging
points
adopted?
Policy
for
residential
development
is
a
100
parking
provision
should
be
served
for
residential
schemes
with
electric
vehicle
charging
points
previously
due
to
viability,
constraints.
B
The
applicants
now
propose
to
increase
this
capacity,
increase
the
capacity
in
the
substation
to
allow
for
the
provision
of
31
charging
points
at
the
completion
of
development,
but
also
future
proof
provision
for
a
further
72
spaces
to
be
enabled
with
electric
vehicle
charging
points
by
including
substation
capacity,
cabling
and
ducting
at
this
stage
that
future
delivery
would
be
controlled
through
monitoring
of
the
travel
plan,
but
ultimately
there
could
be
103
electrical
vehicle
charging
spaces
provided
on
the
site.
So
that's
an
improved
position
from
last
time.
B
If
we
can
go
to
the
next
slide,
please.
This
shows
how
the
applicant
has
responded
in
terms
of
the
affordable
housing
and
viability
issue.
As
I
said,
the
the
the
members
was
looking
for
an
increase
in
in
that
in
that
level
of
provision,
and
the
response
from
the
applicant
is
that
they
can
provide
an
additional
story
of
accommodation
on
two
of
the
blocks
and
the
top
slide
shows
the
relationship
of
of
block
b.
Acro
is
a
section
through
the
site
as
it
as
it
goes
up.
B
The
hill
and
the
blue
shaded
area
is
the
additional
story
in
outline.
Is
the
public
house
existing
block
of
flats
on
the
right
hand,
side
at
the
top
of
the
hill
and
by
providing
this
additional
story
on
this
block
and
the
other
block
that
fronts
e
street
the
they're
able
to
increase
the
accommodation
overall
to
23
additional
units?
Now
previously,
the
applicants
had
offered
eight
discounted
rent
flats.
B
This
is
going
to
be
built
to
rent
development,
so
they
were
offering
in
line
with
the
flexibility
in
our
policy,
eight
discounted
rental
flats
and
that
had
been
supported
through
independent
viability,
testing
by
the
district
valuer.
B
In
terms
of,
although
that
improves
the
viability
position
from
the
applicant's
point
of
view
in
terms
of
the
impact
of
that
on
surrounding
neighboring
uses
and
developments
officers
consider,
the
extra
flaw
is
still
acceptable,
although
it's
only
10
meters
away
from
the
public
house
development,
as
I
will
go
on
to
show
later
in
platform
it's
offset
from
from
from
the
existing
blocks
of
flats
at
the
top
of
the
hill.
B
This
slide
shows
again
the
relationship
between
the
proposed
buildings
and
the
existing
in
a
wider
context,
along
e
street,
with
the
additional
extra
stories
in
shown
in
in
the
drawings.
It
demonstrates
that
the
increase
in
massive
to
to
the
blocks
would
still
remain
in
keeping
with
the
general
character
and
massing
of
the
e
street
area.
B
This
slide
shows
the
variety
in
the
surrounding
context
and
that
it's
a
mixture
of
red,
brick
and
natural
stone
finishes
from
the
old
mill
buildings
of
rosewolf
and
e
street
mills
to
the
natural
stone
of
boyd's
mill
and
saint
savior's
church.
You
can
go
to
the
next
slide.
Please.
B
So
this
this
slide
shows
the
applicant's
response
to
members
concerns
and,
and
there
is
they
responded
with
a
number
of
changes
to
the
facade
treatment
that
aim
to
introduce
variety,
firstly,
for
the
red
brick
building,
so
two
of
the
blocks
will
be
red,
brick
blocks
a
and
c.
B
These
would
contain
recessed,
full
height
windows,
with
a
gold,
aluminium
splayed
panel,
which
adds
interest
and
and
creates
shadow
lines
that
also
introdu
they've,
also
introduced
stack
bonded,
brick
detailing
in
the
middle
floors
between
the
windows
in
the
middle
and
they've
also
introduced
brick
cordling
at
the
top
of
the
ground
floor
and
then
in
the
middle
and
top
of
the
facade
to
to
to
again
define
the
order
or
that
trip
tripartite
treatment
of
the
elevation.
You
can
go
to
the
next
slide.
B
Please,
the
same
detailing
would
would
be
approach
would
be
given
to
the
alternative
light
stone,
coloured
brick
facades,
which
will
are
proposed
for
blocks
b
and
d
in
order
to
give
cohesion
and
continuity,
but
the
the
stone
colored
brick
would
provide
a
contrast
between
with
the
red
brick
and
and
also
helped
complement
this.
The
stone
finish
to
boyd's
mill
and
saint
xavier's
church
overall.
We
think
this
actually
does
provide
an
imp,
more
variety
within
the
site
and
less
of
a
uniform.
B
You
can
go
to
the
next
slide.
Please,
and
so
there
are
some
computer
generated
images
which
hope
to
to
to
emphasize
that
demonstrate
that,
so
we
have
two
stone
coloured
blocks:
the
the
the
buff
colored
brick
next
to
boyd's
mill
here
in
this
shop
and
then
the
red
brick
facing
e
street
to
the
left.
You
can
go
to
the
next
slide,
please.
B
This
is
a
view
taken
from
ella
b
road
looking
down
the
slope
towards
the
central
courtyard.
It
shows
the
the
extensive
greening.
That's
now
proposed
the
tree
planting
and
again
the
different
treatment
to
to
the
blocks
go
to
the
next
slide.
Please.
B
This
slide
is
looking
at
the
north
west
corner
of
the
main
site
from
within
the
courtyard
towards
the
access
with
block
c,
which
is
on
the
left,
and
you
can
see
the
buildings
on
e
street
beyond
and
the
curve
will
block
here
to
to
to
the
right
if
we
go
to
the
next
slide,
please.
B
Finally,
in
terms
of
completing
the
response
to
members
concerns,
this
slide
shows
the
relationship
of
the
site
access
to
the
red
line
boundary
of
the
development
site.
So
you
can
see
in
terms
of
a
larger
piece
of
land,
there's
very
limited
opportunity
for
putting
a
site
accessing
between
the
e
street
junction
and
then
the
north
western
sorry
eastern
limit
of
the
site.
B
If
we
can
go
to
the
next
slide,
please,
however,
the
applicant
has
responded
by
noting
that
the
ground
floor,
treatment
to
block
c-
and
it's
shown
coloured
here
in
purple
and
light
blue-
would
contain
their
proposed
ancillary
commercial
units
and
the
management
office
and
residence
community
facilities
and
and
officers
consider
that
will
provide
an
active
frontage
which
is
currently
lacking
from
frontages
along
e
street.
You
can
go
to
the
next
slide.
B
Please
also
the
footwear
along
the
site,
frontage
would
be
wide,
and
members
will
will
have
noticed
this
morning
that
the
footwear
is
a
lot
narrower
than
the
proposed
four
meters,
and-
and
this
would
enable
not
only
a
better
pedestrian
experience,
but
also
a
cycle
route
to
be
provided
along
e
street.
B
You
can
go
to
the
next
slide.
Please,
and
then
this
is
a
cgi
of
that
ground.
Floor
treatment,
combined
ground
floor
treatment
with
the
active
frontage
frontages
and
the
enhanced
width
of
the
footwear
there's
also
an
opportunity
to
include
some
planting
within
planters
within
the
recesses
of
the
window
bears
we
can
go
to
the
next
slide.
B
Please-
and
this
is
a
final
slide
showing
the
street
scene
as
it
would
appear
along
e
street
looking
towards
the
city
centre
and
it
shows
the
relationship
of
block
c
and
a
in
the
foreground
and
the
increased
height
to
block
a
at
the
corner
of
ball
street.
So,
although
it
says
that
the
curved
block
is
a
story
higher,
we
still
think
it's
acceptable
within
this
street
context.
B
Finally,
we
have.
We
have
chair,
received
a
couple
of
late
comments.
We've
received
one
late
objection
from
a
a
local
resident,
leaving
input
in
the
public
health
scheme.
B
They
expressed
concerns
that
the
revisions
would
not
address
panel's
previous
concerns
in
their
view
and
in
in
fact,
the
changes
exacerbate
their
own
earlier
concerns
which
they
had
articulated
in
on
the
previous
proposals.
B
There
are
the
views
that
the
architecture
remains
uninspiring,
that
there
would
be
a
loss
of
views
from
public
house
across
the
site
that
the
increase
in
height
by
one
story
to
two
of
the
buildings
would
lead
to
an
unacceptable
loss
of
daylight
and
sunlight
that
the
proposals
would
have
an
adverse
impact
on
the
setting
of
saint
xavier's
church
that
there
has
been
a
lack
of
consultation
between
the
developer
and
the
residents.
B
B
Yes,
thank
you,
so
the
public
house
is
I'm
going
to
see.
If
I
can
point
with
this,
you
can.
Can
members
still
hear
me
so
so
this
is.
This
is
public
house,
and
this
is
block
b,
which
is
the
closest
block
to
to
the
development
and
the
gap.
There
is
about
10
meters
and
although
this
building
has
gone
up
in
height
by
a
story
because
it's
offset,
this
is
a
car
parker
for
those
members
that
were
on
site.
B
We
were
standing
here
because
it's
offset
from
the
main
window,
elevations
of
public
house
officers,
feel
that
there
wouldn't
be
an
unacceptable
relationship
to
to
the
residents
within
this
block,
especially
when
you
consider
that
the
site
levels
drop
significantly
down
towards
e
street
and
that
the
orientation
of
this
is
actually.
This
is
north
facing
this
way,
I
think,
and
so
that
that
is
east
and
the
sun
will
come
round
this
way
track
round
and
switch,
and
this
is
quite
a
generous
courtyard
space.
B
You
know,
with
the
gap
to
block
d,
is
some
30,
odd
meters,
so
it's
at
least
double
that
to
the
building
at
the
bottom
facing
e
street.
So
in
that
context,
we
feel
the
relationship
is
acceptable
in
terms
of
the
the
loss
of
views.
The
as
members
will
know,
the
loss
of
unto
uninterrupted
views
across
a
vacant
allocated
development
site.
It
is
not
a
material
planning
consideration.
B
However,
the
key
view
from
e
street,
as
I
said
earlier,
the
key
view
from
e
street
of
saint
xavius
church
through
the
site
would
still
be
retained
and
then
the
other
concerns
that
have
been
raised
relating
to
the
appearance
of
the
car
park,
the
architecture
of
the
property
and
the
affordable
housing
position.
I've
already
addressed
in
my
presentation,
we've
also
received
one
other
comment:
it's
from
a
local
resident,
elise
resident
who
grew
up
in
the
area
and
says
he
still
has
many
friends
in
the
area.
B
B
It's
also
considered
that,
following
the
design
workshop,
the
changes
represent
a
positive
improvement
on
the
scheme
and
and
do
address
members
concerns
regarding
architecture.
Electric
vehicle
charging
points,
the
appearance
of
the
car
park
and
affordable
housing
provision
in
the
context
of
the
the
viability
case.
Thank
you,
chair.
A
Thank
you
very
much
indeed
dalton.
For
that
very
thorough
and
clearly
understood
presentation.
I
see
councillor
mckenna
has
rejoined
us
now
that
we've
had
the
presentation.
Would
you
like
to
take
the
chair
again,
council
mckenna.
I
Thank
you,
caroline
for
standing
in
far
well,
I
dealt
with
that
small
emergency
moving
on.
Can
I
invite
members?
There's
no
speakers
I
understand.
Is
that
right,
I'll
I'll
invite
members
to
come
and
ask
questions,
starting
with
you,
graham.
L
Yes,
and
just
it's
a
comment
in
a
sense,
but
I
think
this
question
about
the
view
of
saviors
is
is
dealt
with
in
the
sense
that
there's
a
really
great
tree
there
that
stops
anybody
seeing
anything
of
saint
xavius,
so
it
might
be
just
a
winter
problem,
but
I
think
that's
misleading
the
grass
creek
that
it
does
look
awful
a
lot
of
the
time.
There's
a
grass
creek.
You
know
it
is
personally
I
mean
I
don't
know
why
people
wanted
that.
L
L
I
didn't
quite
understand
whether
the
more
is
on
demand
or
when
the
developer
or
whoever's
running
the
the
site
gets
round
to
it.
So,
in
other
words,
if
there
are
more
than
x
number
of
people
with
cars
that
need
charging,
are
they
going
to
have
to
go
somewhere
else,
some
of
them
or
are
they
going
to
have
after
cue?
L
What
and
there
have
been
some
changes
to
the
materials,
it
would
have
been
nice
to
see
those.
I
know
we
can't
at
this
late
stage,
but
because
they
look
very
interesting.
B
Thank
you.
I
think
the
the
developers
are
open
to
how
that
courtyard
area
is
treated.
It
was
a
response
to
the
concerns
that
members
raised
last
time.
The
grass
creek
is
trying
to
soften
the
the
appearance
of
the
car
park,
because
the
previous
concern
that
it
was
too
harsh.
B
If
there
are
further
comments
in
terms
of
the
electric
vehicle
charging
points,
my
understanding
is
that,
as
part
of
the
travel
plan,
there
will
be
ongoing
monitoring
of
demand
and
and
effectiveness
of
trying
to
reduce
reliance
on
the
private
car
as
it
were,
and
as
part
of
that
monitoring
review
there'll
be
a
consideration
of
whether
we
need
to
improve
the
number
of
electric
vehicle
charging
points,
but
this,
but
the
site
will
be
future
proofed
in
that
that
can
be
asked
for
and
delivered
without
substantial
cost.
B
So
it
is
to
be
reviewed
as
part
of
the
regular
monitoring
of
the
travel
plan
and
in
terms
of
materials.
Yes,
I
I
take
your
point
the,
but
we
but
there'll
be
a
condition
all
right.
Okay,.
B
Yeah,
thank
you.
Sorry.
The
message
didn't
come
through
to
me,
but
that's
really
welcome
so
I
mean
I
don't
know
if
members
want
to
take
a
take
a
minute
and
just
have
a
look.
I
Okay,
can
we
come
back
to
our
place?
Okay,
thank
you
for
that.
Can
I
can
I
thank
the
developers
for
producing
those
material
very
interesting.
I
think
they
were
well
received
by
members
apart
from
one
color
they
may
have
commented,
I
don't
know
moving
on
then.
Can
I
bring
in
councillor
carliel
at
this
stage
thanks.
D
Chair
just
on
the
previous
comment,
I
prefer
the
grass
creek
myself
rather
than
concreting
over
all
the
green
space
that
we've
we've
got
there.
If
we
can't
have
any
green
space,
we
may
as
well
green
the
hard
space.
If
we
can
I'm
just
looking
at
a
couple
of
buildings
and
and
looking
at
the
cgi's
there,
the
site
at
the
minute-
it's
not
necessarily
tidy,
but
it
does
provide
some
relief
as
you
walk
along
east
street.
It
is
at
least
greenery
and
different
from
the
rest
of
the
buildings.
D
We've
got
the
active
frontage
on
one
of
the
buildings
which
I
think
is
welcome
down
there
to
provide
some
activity,
but
then
the
rounded
building.
So
I'm
looking
at
slide
23
the
rounded
building
further
along
we
haven't
got
any
activity
there,
nor
have
we
got
necessarily
any
greenery
around
there.
D
I
wondered
if
any
discussions
had
been
had
around
either
there
being
any
possibility
of
an
active
frontage
to
that
building
or
whether
we've
looked
in
the
concept
of
something
such
as
a
green
wall
or
something
to
green
it
up,
or
at
least
some
some
difference,
because
I
think
you'll
come
past.
What
is
an
active
building
to
then
quite
a
dull
brick
side
as
you
as
you
work,
your
way
along.
I
It
can
I,
if
I
can
remind
members,
we
have
the
applicants
here,
so
we
could
bring
one
on
to
answer
that
question
directly.
Let's
start
with
belgium,
please.
B
I
I
think
it
it's
been
a
long
journey
and
a
difficult
journey
and
and
the
context
of
all
our
discussions
has
been
the
art
of
the
possible
in
in
the
context
of
the
viability.
B
So
I
I
think
I'm
clearly
if
we
were
to
make
the
building
smaller,
you
lose
accommodation,
you're
constrained
by
e
street
and
and
ball
street
down
the
back,
and
we
took
the
view,
probably
early
doors,
which
members
challenged
that
part
of
the
culture
of
e
street
was
buildings
on
the
back
edge
of
the
pavement,
the
old
mill
buildings
with
very
little
buffer
or
defensible
space.
B
I
Well
without
further
ado,
please
you,
you
have
heard
a
question,
so
maybe
you
could
address
it
at
this
stage.
Please.
N
Oh
there
we
go
wrong
one.
I
can
agree
that
on
block
c,
the
concentration
of
active
frontage
is
more
visible,
but
we
have
positioned
the
entrance
way
onto
block
a
to
be
facing
e
street,
so
you
will
have
a
glimmer
of
looking
into
the
building
as
you
walk
down
there.
So
there
will
be
some
activity
into
the
lobby
spaces
within
block
a
on
along
east
street
there.
So
it
won't
be
a
completely
dull
facade.
I
N
I
think
again,
we've
tried
to
introduce
planters
within
within
the
whole
of
greens
and
with
the
whole
of
e
street,
and
we've
left
a
larger
recess
of
two
brick
courses
along
this.
There
is
a
possibility
to
introduce
planters.
A
green
wall
is
potentially
something
we
could
look
at,
but
it's
not
necessarily
in
keeping
with
the
design
proposals
as
we're
currently
showing
them.
Would
you
say
tony.
K
It
should
have
come
back
to
this
grass
creek.
I've
maintained
a
lot
of
grass
street
in
my
time
and
it
will
become
mud,
crete
because
it's
not
designed
for
permanent
car
parking,
it's
kind
of
designed
as
grassroot
for
occasional
use,
which
is
the
wind,
cleaner
and
the
fire
engine,
hopefully
never
to
run
on
it,
and
if
you
don't
think
of
something
else,
you'll
just
underwear
mud
and
then
you
end
up
with
mud
on
your
nice
tarmac
and
that'll
tear
in
on
your
shoes.
Wherever
you
go
dodgy,
I
have
to
say
so.
K
My
personal
view
is
there's
loads
of
stuff
out
there.
That
is
permeable
block
pairing
that
could
be
used
as
it
inserts
and
used
for
the
lines
and
that
sort
of
thing
I'm
sure
there
is
some
expert
here
behind.
I'm
not
sure
whether
it's
stephen
that
can
tell
us
what
we
could
use
rather
than
grass
creek
to
soften
it.
I
Do
you
have
a
comment
on
that
question
comment?
Please.
N
It
was
discussed
in
detail
when
we
were
proposing
what
we
could
do
with
the
courtyard,
and
I
think
the
consensus
also
we're
trying
to
green
the
space
up
as
much
as
possible.
Hence
the
grass
creek.
There
are
obviously
alternative
materials
that
you
could
look
to
put
there
instead
of
the
grass
creek.
That
would
be
less
problems
with
maintenance.
K
I
just
come
back
to
my
point
is:
if
you
put
grass
down,
people
will
run
on
it
and
when
they
run
on
it
every
night
in
october
november
december
and
january,
they
muddy
it
up
and
it
just
destroys
it
completely.
And
then
you
know
the
pollutants
get
dropped,
you
know
on
it
and
it
dies
off
and
it's
just
a
non-starter
for
permanent
use.
It's
designed
to
the
manufacturer
designs
it
as
a
temporary
use.
It's
so
that
you
can
run
heavy
vehicles
on
on
occasional
use.
B
Yes,
we
can
we'll
have
we
have
conditions
on
there
to
control
the
team
details,
I've
seen
treatment
and
we
can,
as
I
said,
depending
on
how
how
panel
guides
us
we
can
look
at
the
details
of
that
later
on.
I
I
Okay!
Moving
on
then
council
blackman,
please.
H
H
What
what
we
you
know,
what
kind
of
surfacing
were
you
proposing?
Are
you
proposing
actual
concrete
or
all
the
the
plasticized.
N
H
I'll
just
call
that
I
mean
I've
got
to
say
I
I
can
under
where
understand,
where
paul's
coming
from
that,
if
you,
if
you're,
not
careful
cars,
run
over
where
the
the
protective
core
tinies,
although
you
know
the
concrete,
is
and
go
on
to
the
grass
and
then
it
does
get
muddy
there.
But
my
experience
is
in
I've
as
I've
got
a
couple
of
blocks
of
flats
where
we've
used
it
in
in
in
our
world
where
it's
work
works.
H
Okay
and
I
know
one
place
where-
and
this
is
temporary
parking,
where
a
grass
areas
are
used
for
parking
on
market
days,
three
or
four
times
a
week
where
it
worked
wonderfully.
So
just
maybe.
I
Thank
you,
david
something.
We
can
further
consider
neil,
please
counsel,
wall
shop.
F
Thank
you,
chair,
there'll,
be
there'll,
be
no
dad
jokes
from
me.
Don't
worry.
We
are
an
extremely
detailed
and
somewhat
mighty.
Even
wordy
panel.
We've
gone
over
this
in
quite
some
details.
Here
the
developers
moved
quite
a
long
way.
It's
certainly,
I
think,
actually
quite
a
good
development.
Now,
a
few
details
like
the
ones
council
carl
has
raised.
I
I
would
share
in
a
bit
more
greenery-
is
always
a
good
thing,
but
an
appropriate
juncture
here.
I'm
satisfied
I'd
be
happy
to
move
the
recommendations.
I
We're
not
on
to
comments
but
I'll
park
that
one
another
side
joke,
I'm
afraid.
Neil
carol,
I
knew
you
wanted
a
question.
Please.
A
Thank
you
chair.
It
was
just
clarification
of
the
electric
vehicle
charging
point.
You
did
cover
this
delta
in
the
presentation,
but
I'm
still
not
100
clear.
So
originally
there
were
31
charging
points,
provided
the
policy
compliant
position
would
be
124.,
so
we're
we're
staying
with
the
31,
fully
equipped
at
completion
of
the
development,
and
then
there
will
be
further
infrastructure
to
enable
72
and
then
substation
capacity
will
allow
for
103..
I
don't
understand
the
relationship
between
the
72
and
103.
B
B
I
It's
okay
come
on.
Thank
you.
I
think
that
concludes
questions.
Comments
neil's,
as
our
neil
has
already
started
off,
so
anybody
else
wants
to
make
a
comment.
L
Crane,
please
just
to
say
that
I
I
I
think
that
the
developer
has
gone.
L
A
long
way
to
in
fact
has
met
virtu
most
of
our
concerns
from
last
time,
and
I
I
really
don't
want
to
see
too
much
different
about
this
thing.
This
suggestion
about
green
walls-
we,
I
know
you
know-
we've
got
to
think
about
these
things,
but
not
on
the
front
of
a
building
like
that.
Like
that
block,
I
mean
this.
This
is
a
facade
made
up
predominantly
of
windows
where
you're
going
to
grow
green
there.
L
I
don't
really
know
I
mean
if
you
wanted
to
look
like
a
17th
century
manor
house
or
something
like
that
with
the
ivy
growing
a
bit
fine,
you
know,
but
it's
it's
going
to
be
very
difficult
to
achieve
without
without
blocking
somebody's
win
somebody's
windows.
J
Thank
you
chair,
likewise
happy
to
support,
and
indeed
happy
two.
Second,
with
the
caveat
that
I
do
hope
that
councillor
wadsworth's
comments
are
taken
on
board,
we're
lucky
on
this
panel
that
we
have
a
number
of.
J
I
consider
them
to
be
experts,
we're
counselling
dash
in
terms
of
trees,
but
we've
got
a
landscape
garden,
a
landscape
architect,
and
when
they
give
words
of
caution,
I
think
we
would
be
foolhardy
not
to
hope
that
they
would
be
given
their
due
weight.
I
Thank
you
dan
as
points
well
made
by
paul.
We
wanted
to
be
right,
not
just
for
a
few
months
before
the
duration
of
the
scheme.
Caroline,
please.
A
E
Yes,
I
too,
like
this
application.
I
think
it's
quality
development
which
I'm
happy
to
support.
I
like
the
bricks,
especially
the
farmstead,
antique
and
the
carsington
cream,
and
I
think
they'll
all
go
well
together
and
I
welcome
the
electric
vehicle
points
and
the
plans
to
have
more
if
demand
comes,
which
I
think
it
will,
because
east
street
is
a
fairly
hideous
road
to
live
near
at
the
moment.
E
So
I'm
glad
there's
some
protection
from
it,
but,
as
time
goes
on
and
there's
more
electric
vehicles,
at
least
the
noise
and
the
pollution
will
lessen,
even
if
the
volume
of
vehicles
doesn't
and
I
believe,
there's
going
to
be
the
the
crossing,
which
will
be
good
as
well.
So
generally,
yes,
happy
to
support.
I
Thank
you,
council
gathway
neil
has
moved
the
recommendation.
Is
there
a
seconder
for
that
kaylee
I've
seen
okay.
So
all
those
in
favor
of
the
recommendation
please
show
I'm
glad
to
say
that's
unanimous.
B
Thank
you,
chair
overall
members
are
supportive
of
the
positive
response
that
the
applicant
has
made
to
the
original
concerns
that
panel
raised,
there's
been
some
discussion
about
the
use
of
grass
creek
and
the
appropriateness
and
practicality
of
that,
and
I
think
I'm
writing
thinking
that,
although
some
members
would
like
to
see
the
grassroot,
it's
not
at
the
risk
of
this
not
working
functionally
and
it
needs
to
work
functionally.
B
B
I
Good
afternoon
abby,
please
present
the
report
when
you're
ready
thanks.
P
So
if
we
could
go
to
the
next
sign,
please
and
the
next
one
after
that,
please
so
just
just
to
remind
members
from
last
time
in
terms
of
our
ambition
for
temple,
district
is
what's
on
screen.
So
it's
the
creation
of
a
vibrant
and
distinct
distinctive
mixed
use,
neighborhood,
which
acts
as
an
exemplar
for
sustainable
development,
enhances
the
setting
and
secures
the
future
of
a
significant
listed
building
and
delivers
on
a
long-standing
ambition
for
large-scale
regeneration
as
a
focal
point
for
the
south
bank.
P
I
P
P
P
Do
that
that
one
will
do
it
thanks
thanks
very
much
just
in
terms
of
the
strategic
principles,
these
these
kind
of
set
out
that
the
overall
aspiration
for
for
the
brief
and
help
to
provide
that
strategic
context
in
terms
of
design,
placemaking
uses
housing
mix
and
affordability,
employment
and
scale
and
massing?
P
If
you
just
go
to
the
next
one,
please
thanks
very
much
as
well
as
conservation,
connectivity,
public
realm
sustainability
and
climate
emergency
priorities,
as
well
as
flood
risk,
and,
as
I
said,
these
set
the
context
for
the
brief
overall
and
then
what
the
brief
does
is
goes
into
into
these
principles
in
a
bit
more
detail.
P
We're
just
going
to
the
next
slide,
thanks
very
much
so
in
in
terms
of
the
climate
ready
nature,
nature-friendly
approach,
which
we
discussed
at
panel
last
time,
I'm
just
going
to
go
into
that
in
a
little
bit
more
detail.
What
what
we
mean
by
that
is
in
practical
terms.
P
It
means
that
the
council
expects
a
strategic
approach
to
development
in
the
district
which
coordinates
and
co-locates
the
delivery
of
infrastructure
in
the
area
to
address
key
policy
requirements
and
to
enhance
place
making
within
the
district
in
the
context
of
infrastructure
schemes
and
other
future
public
investment
opportunities
in
terms
of
what's
captured
as
part
of
that
climate,
ready
and
nature-friendly
approach
to
place-making.
It's
key
key
considerations
of
green
space,
public
realm
and
open
space,
biodiversity,
drainage,
flood
risk,
sustainable
design,
connectivity
and
permeability
and
connectivity
to
local
communities.
P
Please
thanks
very
much
so
multiple
areas
of
high
quality
public,
open
space,
a
variety
of
scales,
will
be
needed
within
the
temple
district
to
enable
connectivity
and
deliver
eligible
public
realm
for
the
district
which
enhances
the
setting
of
temple
works.
But
these
spaces
should
be
delivered
as
part
of
the
overall
strategy
and
delivered
using
a
phased
approach.
Expect
spaces
should
signpost
and
facilitate
through
movement
within
temple
district
and
to
the
wider
south
bank
area,
but
also
act
as
attractive,
functional,
green
and
useful
spaces
for
a
range
of
uses
and
build
on
the
area's
heritage.
P
They
should
be
accessible
to
all,
not
just
residents
of
new
development
or
occupiers
of
new
development
and
provide
space
for
socialising
rest
play,
as
well
as
having
the
ability
to
support
public
art
and
events
and
in
line
with
the
leads
our
spaces
strategy
tree
planting
and
greening
will
need
to
be
a
key
priority
for
streets,
public
realm
and
open
spaces
to
help
soften
the
appearance
of
these
areas
and
to
provide
sheltered
space.
P
Open
space
should
also
always
encourage
to
make
use
of
water
assets
in
the
area
being
the
whole
beck
and
the
leaves
of
the
pool
canal
just
go
to
the
next
side.
Please,
this
side
highlights
some
some
opportunities
for
open
spaces
within
temple
district
and
provides
a
brief,
provides
guidance
on
the
types
of
spaces
to
be
delivered
now.
P
At
this
point,
these
are
indicative,
but
but,
as
I
said,
highlight
the
opportunities
for
what
could
be
delivered,
the
details
of
which
will
come
through,
ultimately
through
future
planning
applications,
but
there's
quite
quite
clearly
a
range
of
opportunities
within
the
district
to
provide
that
open
space.
Let's
go
to
the
side,
please.
P
The
area
is
covered
by
several
policy
initiatives
that
encourage
the
enhancement
of
green
and
blue
infrastructure,
as
well
as
encouraging
biodiversity
improvements,
and
these
provide
opportunities
for
development
to
integrate
greenable
infrastructure.
P
As
part
of
the
overall
scheme,
which
can
contribute
to
the
climate-ready
and
nature-friendly
approach
that
we're
advocating
for
as
well
as
simultaneously
reflecting
the
historic
character
of
the
area,
there's
an
expectation
that
the
green
and
blue
infrastructure,
combined
with
mobility
infrastructure
for
pedestrians
and
cyclists,
will
be
used
to
effectively
stitch
temple
district
together,
both
within
the
district,
but
also
critically,
to
areas
outside
of
the
district
boundary
to
surrounding
communities
and
to
the
wider
city
centre.
This
will
deliver
an
enhanced
environment
for
pedestrians
and
cyclists
alongside
environmental
benefits,
as
I've
said
next
slide.
Please.
P
P
A
key
corridor
is
the
sweet
street
and
marshall
street
corridors
identified
in
existing
policies,
as
agreed
on
corridor
opportunity,
which
could
provide
connectivity
potential,
both
north
south
and
and
east
west
there's
a
central
corridor
along
along
bath
road
which
could
provide
again
north
south
as
well
as
east
west
connections,
as
it
connects
or
would
serve
to
connect
a
public
right-of-way
route
that
essentially
runs
from
holbeck
right
into
the
heart
of
the
district
and
and
beyond.
P
There's
the
whole
bit
viaduct,
which
has
been
a
long-standing
aspiration
to
open
up
as
a
greenway
and
we're
encouraging
development
to
to
make
provision
for
that
and
and
make
opportunities
for
providing
access
to
that
should
that
project
go
ahead
and
then
on
globe.
Road
water
lane,
the
existing
planning
consent
for
that
that
scheme
identifies
green
corridors
landscaped
public
realm
linkages
through
through
the
site.
P
Next
slide,
please
for
biodiversity,
core
strategy
policy,
g9
identifies
the
lead,
habitat
network
and
part
of
this
is
located
in
temple.
P
District
keep
pockets
being
located
along
sweet
street
bath
road
and
the
viaduct
development
within
temple
district
will
be
expected
in
line
with
policy
to
provide
a
minimum
10
net
gain
for
biodiversity,
and
the
brief
identifies
some
priorities
and
opportunities
for
improving
biodiversity
in
in
the
district,
including
planting
planting
and
greening
a
sustainable
design,
green
walls
in
particular
and
green
roofs,
and
a
focus
on
on
green
corridors,
as
I've
already
mentioned,
ensuring
that
the
the
area
is
pedestrian
friendly,
as
well
as
a
focus
on
water
and
suds
opportunities,
which
would
also
have
a
biodiversity
benefit.
P
Next
slide,
please
for
drainage
and
flood
risk.
Parts
of
the
parts
of
the
temple
district
are
located
in
flood
zones.
Two
and
three
and
it'd
be
crucial
to
to
ensure
that
a
viable
strategy
for
drainage
and
flood
risk
is
in
place.
Having
a
suitable
strategy
will
also
enable
sustainable
and
resilient
development,
whilst
also
providing
some
wider
benefits
for
the
area
in
terms
of
green
infrastructure
as
well.
P
The
brief
therefore
advocates
for
an
integrated
approach
to
to
to
drainage
and
suds
through
the
provision
of
an
overarching
strategy
for
for
the
area
which
will
help
to
make
them
a
key
feature
within
the
district
rather
than
a
purely
functional
functional
engineering
feature
and
careful
management
of
surface
water.
Drainage
is
also
required,
as
well
as
as
the
need
to
address
dealing
with
foul
drainage
next
slide,
please.
P
The
brief
recognizes
the
importance
of
sustainable
design
and
existing
core
strategy
requirements
in
terms
of
policies,
en1,
en2
and
em4
to
address
energy
premium
standards
for
commercial
developments,
water
efficiency
and
potential
district
heating,
whilst
also
acknowledging
that
the
council
is
advancing,
the
local
plan
update,
which
seeks
to
update
existing
and
introduce
new
planning
policies
to
address
the
climate
emergency,
the
historic
fabric
of
temple
district
presents
opportunities
for
development
to
reuse
and
repurpose
materials
as
part
of
new
development
and
an
expectation
that
we're
feasible.
P
This
will
be
done,
however,
where
burdens
of
significance
new
developments
will
be
expected
to
to
work
with
with
existing
buildings.
It
is
acknowledged
that
some
demolition
is
likely
to
take
place
in
order
to
prepare
sites
for
for
larger
floor
plates
or
design,
which
are
probably
more
appropriate
for
modern
requirements
and
next
slide.
Please.
P
Lack
of
connectivity
within
the
temple
district
is
a
a
current
constraint,
and
members
are
on.
The
site.
Visit
this
morning
will
have
seen
that
with
many
links
providing
limited
legibility,
at
low
perceptions
of
safety,
poor
infrastructure
for
walking
and
cycling,
and
not
contributing
positively
to
the
overall
environment.
P
This
prevents
a
further
opportunity
for
the
integration
of
infrastructure
within
a
high
quality
public
realm
to
create
connections
within
the
area
and
the
brief
identifies
a
number
of
priorities
again
for
connectivity,
such
as
the
creation
of
safe,
accessible
and
legible
networks,
joined
up
with
with
interchanges
between
different
transport
modes
and
and
the
pedestrian
core
prioritizing
an
active
travel
with
links
to
local
communities
being
particularly
important.
P
Reducing
through
traffic,
acknowledging
the
impact
of
ongoing
city
center
transport
improvement
schemes
and
trying
to
minimise
the
adverse
effects
on
the
wider
area,
traffic
calming
and
speed
reduction,
connectivity,
legibility
and
permeability,
and
and
creating
sort
of
navigation
to
and
from
the
wider
city
centre,
as
well
as
to
communities
in
the
south
opportunities
to
restore
the
historic
rain
which
was
lost
during
the
demolition
that
took
place
in
the
1950s,
in
particular.
P
Addressing
several
severance
issues
to
the
south
connections,
as
well
as
connections
to
to
transport
hubs
into
future
hs2
potential
as
well
just
go
on
to
the
next
slide.
Please.
The
brief
then
highlights
the
key
connections
within
the
area,
in
particular
to
surrounding
communities,
and
I'm
not
going
to
go
into
too
much
detail
on
all
of
that.
P
But
just
picking
up
on
on
a
concern
about
the
parking
from
last
time,
we're
encouraging,
as
part
of
of
the
brief
for
a
future
master
plan
for
temple
district,
to
set
out
a
parking
strategy
for
the
whole
of
the
area
which
aligns
to
anticipated
phasing
of
development.
And
this
will
take
into
account
the
aspirations
within
the
connecting
leads
transport
strategy.
P
Where,
where
it
leads,
should
be
a
city
where
you
don't
need
to
own
a
car,
but
also
maximizing
the
highly
sustainable
location
of
the
area
in
relation
to
the
rest
of
the
city
centre
and
to
the
wider
south
bank.
In
order
to
minimize
the
use
of
cars
as
far
as
possible,
whilst
also
fulfilling
the
needs
of
development
and
minimising
potential
spillover
effects
into
surrounding
communities
and
car
clubs
and
these
use
of
nearby
park
and
writing
facilities
are
encouraged.
P
The
overall
parking
strategy
will
need
to
include
solutions
for
individual
sites
which
support
their
anticipated
use
in
line
with
policy
and
ensure
user
safety,
as
well
as
the
delivery
of
a
long-term
solution
which
could
include
or
might
include,
a
multi-story
car
park
in
the
area.
If
that's
considered
necessary.
Acknowledging
that
the
concentration
of
parking
into
one
site
would
help
to
allow
the
rest
of
the
area
to
be
better
for
pedestrians
and
cyclists
next
slide.
P
Please
a
key
part
of
the
brief
is
the
idea
of
connectivity
to
local
communities,
and
we
consider
that
to
be
not
just
physical
connectivity,
but
also
social
connectivity
and
as
well
as
as
well
as
delivering
that
physical
connectivity
and
development
will
be
expected
to
live
to
deliver
that
wider
social
connectivity
as
it's
developed.
This
will
be
delivered
in
a
number
of
ways
through
both
the
construction
phase,
but
also
post
post-occupancy
as
well.
P
P
Local
employment
initiatives
in
partnership
with
with
the
council
as
part
of
the
economic
recovery
aspirations,
post
covid,
the
development
of
the
area,
will
lead
to
the
creation
of
a
new,
a
new
neighborhood,
and
ultimately,
it's
really
really
important
that
this
new
neighborhood
is
connected
to
existing
residential
communities
to
ensure
or
by
ensuring
that
the
area
is
permeable
and
welcoming
and
by
minimizing
any
sense
that
it's
exclusive
or
an
enclave.
P
That's
really
really
important
and
in
addition,
as
well
as
as
well
as
that,
encouragement
will
also
be
given
to
initiatives
that
seek
to
build
connections
between
temple,
district
and
potential
cultural
institutions
that
take
that
that
are
going
to
be
there
as
well
with
with
local
residential
communities.
P
Next
slide,
please
and
in
terms
of
uses
and
ground
conditions.
The
the
brief
recognizing
that
recognizes
sorry
that
the
the
majority
of
the
areas
I've
allocated
in
the
site
locations
plan
or
is
an
identified
site,
there's
an
expectation
already
in
place
within
policy
that
there
will
be
a
mix
of
uses,
including
housing,
employment
and
offices.
The
brief
sets
out
an
indicative
assessment
of
capacity
of
the
sites,
but
that's
only
indicative,
based
on
the
allocations
in
the
site
allocations
plan.
P
Creative
and
digital
businesses,
research
and
development,
shared
workspaces
and
offices
alongside
larger
floor
plate
offices
and
housing
is
to
be
delivered
in
in
line
with
core
strategy
expectations
on
mix,
affordable
housing,
accessible
housing
requirements
and
space
standards
requirements,
as
well
as
well
as
the
brief
supporting
cultural,
educational
and
leisure
opportunities
in
line
with
existing
spd
expectations,
and
there's
also
a
need
to
consider
supporting
facilities,
services
and
other
social
infrastructure.
That's
required
as
part
of
supporting
a
sustainable
new
new
neighbourhood
and
then
in
terms
of
in
terms
of
land
contamination.
P
There's
quite
a
lot
of
on-site
issues
there
and
obviously
development
will
be
expected
to
address
that
and
overcome
that
next
time.
Please,
the
overriding
objective,
as
members
will
know,
is,
for
the
proposed
regeneration
of
of
temple
works,
finding
a
sustainable
long-term
future
for
that
building.
In
an
enhanced
setting,
development
within
temple
district
will
be
required
to
demonstrate
then
how
the
existing
historic
character
will
be
woven
into
new
development
through
the
use
of
materials,
sense
of
place,
retention
of
roots,
key
views
and
the
opening
up
of
temple
works.
P
In
addition,
extant
and
recent
permissions
within
and
surrounding
the
area
have
established
the
principle
of
tall
buildings
within
parts
of
the
area.
However,
obviously
these
tall
buildings
must
be
sensitively
balanced
against
the
need
to
provide
an
appropriate
context
for
the
historic
environment
and
there's
an
opportunity
to
use
new
tall
buildings
as
a
signposter
or
marker
to
enable
wayfinding
and
navigation
temple.
Works
itself
has
historically
been
surrounded
by
buildings
that
are
taller
than
it
and
has
a
sense
of
being
hunkered
down
and
hidden
from
view.
P
So
there's
an
opportunity
to
provide
essential
enclosure
with
surrounding
buildings
and
whilst
also
providing
an
enhanced
setting
and
opening
up
views
of
the
frontage
opposite,
but
along
marshall
street.
Sorry
next
slide,
please
to
help
clarify
expectations
or
guidance
for
tall
buildings.
We've
divided
the
area
up
into
four
four
zones,
setting
out
indicative
recommendations
for
scale
and
massing.
The
north
zone
includes
sites
north
north
of
waterlane
identified
within
the
brief,
as
an
appropriate
area
for
tall
buildings.
P
The
middle
zone,
which
includes
sites
along
bath,
road
identified
as
an
area
where
it's
more
appropriate
for
more
mid-rise
buildings
to
ensure
a
positive
relationship
with
the
historic
environment
and
and
the
viaducts.
P
The
south
area,
which
includes
science
to
the
north
of
sweet,
sweet,
sweet
street
west
and
there's
an
opportunity
for
tall
buildings
here
within
within
the
area,
though,
there
is
a
need
to
ensure
obviously
a
positive
relationship
with
temple
works
and
then
the
east
side,
with
recycling
adjacent
to
marshall,
street
and
leoda's
court.
P
Here,
it's
going
to
be
most
critical
to
ensure
that
relationship
with
temple
works,
though
a
step
up
away
from
the
building
could
be
justified
towards
the
eastern
extents
of
the
district.
The
brief
also
highlights
important
considerations
like
wind
and
micro
climate,
as
well
as
the
the
new
building
safety
initiative.
P
Next
slide
please
and
design
and
character
the
brief,
the
brief
again
signpost
to
existing
character,
analysis
and
guidance
within
existing
spds
in
order
to
provide
a
distinctive
identity
temple
district,
the
use
of
street
furniture
design
will
all
be
brought
into
that
in
order
to
create
a
distinctive
new
neighborhood,
as
well
as
enhancing
the
opportunities
for
accessibility,
materials.
P
It'll,
obviously
be
important
for
any
new
materials
to
take
cues
from
the
historic
environment
and
provide
that
high
quality
design
that
I
know
the
council's
seeking
to
achieve
as
well
as
you
know,
the
importance
of
retaining
that
this
important
historic
character
in
terms
of
views
these
these
are
set
out
in
the
holbeck
south
bank
spd
and
that
the
brief
encourages
those
to
be
retained.
P
P
Next
time,
please
in
terms
of
delivery
of
the
brief
overall,
the
council,
as
part
of
encouraging
a
comprehensive
approach
to
development
within
temple
district.
The
count
that
we
would
support
a
master
master
plan
led
development
that
takes
account
of
and
responds
to.
The
planning
brief,
as
we've
set
out
master
planning,
will
also
help
to
ensure
that
the
development
achieves
that
climate
ready
and
nature
friendly
approach
that
we're
advocating
for
community
engagement
and
consultation,
obviously
will
form
a
really
important
part
of
that
master
planning
work
consistent
with
with
national
policy
and
guidance
on
good
design.
P
Future
master
planning
will
also
need
to
set
out
a
phased
approach
to
development,
as
well
as
infrastructure
delivery,
in
order
to
ensure
that
the
scheme
is
ultimately
policy
compliant
and
part
of
the
purpose
of
the
brief
is
to
establish
the
overall
all
spatial
vision
and
guidance
for
temple.
Future
planning
applications
will
be
expected
to
respond
to
that
and
the
principles
that
have
been
set
out
in
the
brief.
The
brief
obviously
therefore
supports
a
constructive
pre-application
engagement
with
the
council.
P
Just
next
slide,
please,
and
then
just
finally
in
terms
of
the
appendices,
in
the
brief
to
ensure
a
successful
relationship
with
with
temple
district
and
the
surrounding
areas.
Sites
outside
of
the
red
line
boundary
for
the
brief
are
encouraged
to
use
the
brief
to
inform
proposals.
P
Considerations
should
be
given,
in
particular
to
sort
of
connectivity
the
aspirations
that's
out
in
the
brief,
as
well
as
other
planning
guidance
documents
and
sites
outside
the
boundary
should
have
regard
to
to
to
key
routes,
as
they've
been
identified,
as
well
as
opportunities
to
create
group,
green
and
blue
infrastructure
connectivity
as
well,
and
then
for
sweet
street
south,
which
is
the
site
that
we
showed
last
time
on
the
screen.
P
Obviously,
that's
a
really
really
important
site
in
terms
of
bringing
forward
and
achieving
the
vision
for
the
temple
district
overall
it'll
be
it'll,
be
really
critical
to
ensure
there's
a
positive
relationship,
ultimately
between
that
site
and
the
rest
of
the
temple
district.
There's
also
quite
a
number,
a
big
number
of
important
policy
considerations
within
the
holbeck
neighbourhood
plan,
which
complement
and
contribute
to
the
vision
for
temple
district
overall
and
will
apply
to
development
proposals
on
that
site
as
the
site
falls
within
the
holbeck
neighborhood
plan
area.
P
So
principles
for
the
site
are
set
out
in
an
appendix
which
are
aligned
to
existing
planet
planning
policy
guidance
documents,
but
but
key
ones
for
that
site
are
ensuring
that
appropriate
relationship
as
I've
set
out
appropriate
heights
and
scale
a
mix
of
uses
that
connectivity,
both
in
in
green
infrastructure
terms,
but
also
in
highways
terms
and
sustainable
urban
drainage,
active
frontages,
open
spaces
and
then
also
recognizing
the
importance
of
the
commercial
in
public
house
which
sits
right
on
the
corner
of
that
site.
P
I
Thank
you
for
taking
us
through
that.
It's
an
excellent
brief
by
the
way
and
don't
apologize,
we're
happy
to
go
through
it.
It's
a
very
important
scheme
for
the
sea
for
the
city
will
take
some
time
to
realize,
but
hopefully
this
is
the
start.
I
particularly
like
the
in
expression
heritage
led
regeneration.
I
I
think
we
should
keep
that
in
the
forefront
of
her
mind.
It's
a
it's
a
brilliant
phase
and
in
that
area
a
very
important
one,
but
thank
you
for
that
abby
and
I'll
open
it
to
members
for
questions
graeme.
Please.
L
Yes,
thank
you
very
much
indeed,
that
was
incredibly
detailed,
but
I'm
probably
a
bit
slow,
but
one
thing
I
I
don't
I
don't
understand
about
this
is
are
we
are
we
I
mean,
I
know
what
what
we're
trying
to
do
here,
but
it's
the
end
product,
as
you
might
say,
are
we
happy
for
it
to
develop
as
it
develops
so
to
speak
and
that
the
people
who
come
forward
wanting
to
establish
a
business
so
much
manufacturing,
whatever
it
might
be
or
to
live
there
or
at
least
to
to
build
residential
accommodation
or
have
we
got
behind
the
plan,
a
plan
of
what
we
want
it
to
look
like
in
the
end?
L
Am
I
making
myself
clear?
You
know
what,
if,
if
it
turned
out
sort
of
eight
to
two
residential,
or
you
know
three
to
seven
manufacturing,
does
that
matter
in
the
big
plan.
P
Well,
there's
the
expectations
are
set
out
in
the
site
allocations
plan
for,
in
terms
of
the
proportions
of
uses
that
you're
going
to
get.
But
at
the
moment
those
are
those
are
indicative
and
there's
a
sort
of
a
minimum.
We
do
expect
and
as
part
of
a
mixed-use
scheme,
that
it
will
be
a
mix
of
uses
overall,
but
the
the
details
of
that
will
will
be
resolved
through
planning
applications.
P
But
there
is,
there
is
a
sort
of
capacity
exercise
set
out
in
the
brief
over
what
that
could
could
look
like,
but
the
details
will
will
will
come
through
as
part
of
of
play,
applications
as
an
employment
element
to
the
the
bigger
allocation
in
that
area,
and
that's
that's
the
expectation
that
the
council's
got
in
terms
of
how
that
come
forward
that'll
be
for
applications
to
resolve.
Does
that
answer?
Your
question
is
that.
L
Yes,
I
suppose
it
does
really
in
the
sense
that
there
is
a
big
picture,
but
it
could
vary
in
the
delivery.
Perhaps
am
I
right
there.
D
Thanks
chair,
I
think
my
points
are
more
maybe
on
the
document
than
rather
than
the
presentation,
because
I
spent
some
time
going
through
that,
and
I
think
I
got
last
time
so
thanks
for
coming
again
to
put
some
more
meat
on
the
bones.
But
I
think
I
got
last
time
an
idea
of
certainly
what
I
kind
of
applications
I'd
like
to
see
come
through
from
this
area,
and
I
think
that
is
in
line
with
the
applications.
The
council
would
like
to
to
see
come
through.
D
I've
been
going
through
some
of
the
points
there
and
I'm
I'm
just
a
bit
concerned
in
in
the
document
itself.
It
maybe
doesn't
have
the
teeth
to
ensure
that
the
applications
that
come
through
in
that
area
are
the
ones
that
we
are
hoping
for.
So
I
mean
I'll
focus.
I
guess
on
the
transport
points
on
it
because
they're
the
ones
I'm
probably
more
familiar
with,
and
colleagues
may
then
pick
up
the
others.
But
the
couple
of
bits
I've
highlighted
sort
of
you
know,
proposals
should
introduce
landscaping
and
planting
enhancement
of
existing
pedestrian
routes.
D
Take
steps
to
reduce
the
prominence
of
through
traffic
traffic
calming
will
be
expected.
Well,
a
lot
of
that
is
our
standard
policy
and
has
been
for
some
time.
So
I'm
I'm
finding
it
hard
to
see
how
this
is
much
different
than
just
the
council
policy,
and
I'm
I
mean
I'm
hoping
that
in
this
area
we
take
the
opportunity
to
look
at
what
it
is
look
at
what
it
would
have
been.
D
Maybe
you
know
70
100
years
ago,
where
there
wasn't
all
that
through
traffic
going
through
where
people
were
wandering
to
work,
but
people
were
using
everything
where
we
enhance
those
buildings
and
take
away
the
fact
that
maybe
they're
right
up
to
the
road
and
I'm
finding
it
difficult
to
think
if
an
application
came
in.
How
can
we
make
sure
an
application
in
this
area
has
the
teeth
in
the
background
to
be,
you
know
a
better
application
than
we
might
be
able
to
accept
in
another
area.
If
you
understand
me.
P
Thanks
thanks
really
important
point,
it's
probably
worth
clarifying
that
it's
not
the
role
of
the
brief
to
introduce
any
new
policy.
So
the
policies
that
we've
got
in
the
development
plan
are
our
policies
and
that's
the
starting
point
for
for
any
future
planning
application.
What
the
brief
seeks
to
do
is
because
there's
quite
a
lot
of,
inter
and
overlapping
policies
for
the
areas
to
clarify
what
all
of
that
means
and
make
sense
of
it
as
well
as
bring
it
together
in
in
one
consolidated
place.
P
So
the
starting
points
for
any
of
any
of
the
schemes
that
we
that
ultimately
come
in
as
a
planning
application
will
be
the
policies
in
the
development
plan,
as
well
as
the
guidance
in
the
brief
in
terms
of
bringing
all
of
that
together
into
one
sensible
place.
But
I
I
wouldn't
want
to
give
the
impression
that
we're
watering
down
any
any
policies
in
any
any
way,
because
members
will
need
to
consider
the
the
policies
that
apply
to
the
scheme
as
well
as
other
material
considerations
for
them
at
that
point
in
time.
P
But
in
terms
of
the
role
of
the
brief
is
to
provide
that
stepping
stone
to
future
master
planning
work
and
to
a
future
pre-application
proposal
from
from
a
developer.
So
it's
provided,
I
suppose
it's
to
provide
that
midway
point
in
terms
of
bringing
all
of
those
policies
and
important
considerations
together,
but
but
certainly
not
to
water
down
any
of
the
policies
that
we've
got.
D
D
That
is
a
huge,
coherent
area,
and
I
think
that's
what
we're
seeing
if
then
we're
we're
sticking
with
a
sort
of
very
open
expectation
of
those
policies
and
maybe
not
putting
the
detail
in
as
the
council,
then
I
think
we
could
be
open
to
a
number
of
developers
coming
with
a
number
of
different
schemes
and
then
not
really
having
that
master
plan
there
to
to
adapt
and
change
them
to
give
a
really
coherent
neighborhood
in
a
different
neighborhood,
maybe
feel
than
some
of
the
other.
So
I'm
just
a
bit
concerned
in
that
way.
D
D
Yet
is
that
a
step
that's
going
to
come,
otherwise,
I'm
a
bit
worried
that
we're
leaving
ourselves
open
to
to
that
plan,
as
graham
was
saying
really
that
this
plan
could
develop
over
time
and
would
we're
leaving
it
open
to
develop
into
something
that
that
probably
isn't
what
the
council
is
is
hoping
for.
Yeah.
P
Thanks,
that's
worthwhile,
yes,
helpful
clarification
in
terms
of
the
question
that
you're
asking
them.
I
think
members
should
be
reassured
by
the
fact
that
the
council
is
encouraging
a
comprehensive
scheme
overall
and
that's
for
the
whole
of
the
area,
and
that
will
be
informed
by
future
massive
planning
work
and
that's
to
be
expected
over
overcoming
months
months
and
years,
and
that
will
set
out
all
of
that
in
detail.
In
terms
of
tightening
up
that
wording.
H
You
chair,
it
was
just
to
add
to
abby's
comments
in
response
to
council
cahill's
comments.
If
I
may,
I
think,
the
the
brief
is
seeking
to
amplify
and
stitch
together
the
policy
framework
that
we
have,
because
I
think,
as
abby
has
outlined,
that
there
is
a
comprehensive
coverage
of
policy
within
this
part
of
leeds
in
particular,
and
I
think
what
the
brief
is
trying
to
do
is
to
translate
those
principles
to
the
geography
of
this
part
of
of
leeds
in
a
very
practical
way.
H
I
think,
in
terms
of
sort
of
the
next
steps
we
will
need
to
reflect
on
the
the
consultation
comments
that
come
in
to
see
how
you
know
we
can
gauge
the
responses
there
and
what
the
reaction
is
to
the
many
principles
and
ideas
set
out
in
the
brief
and
then,
following
on
from
that
there'll,
be
a
further
iteration
of
the
brief
to
update
it
and
then
moving
into
sort
of
the
master
planning
stage.
That
would
enable
us
then,
to
translate
those
principles
in
the
brief
to
the
practicalities
of
applications
coming
through.
H
I
think
the
question
you're
driving
at
really
is
about
the
level
of
prescription.
Isn't
it
and
I
think
that
issue
of
prescription
will
come
out
of
that
next
iteration
in
terms
of
looking
at
the
comments
that
come
in
and
then
framing
the
brief
in
terms
of
translating
it
into
a
master
planning
exercise.
So,
yes,
we
are
trying
to
raise
standards.
We
are
trying
to
amplify
the
policy
principles
that
we've
got,
but
I
think,
as
people
are
saying,
we
need
to
look
at
it
as
a
comprehensive
whole
to
make
sure
it
works
collectively.
I
Thank
you,
david
kaylee.
Please.
G
Thanks
chair,
I
have
similar
sort
of
comment
really
because
mix
and
affordability
was
included,
but
there's
not
anything
by
way
of
me
on
the
bones
detail
like:
is
it
social
housing
or
would
it
just
be
policy
for
affordables
like
is?
Is
there
anything?
Is
there
anything
in
the
pipeline?
G
That
would
mean
that
this
property
or
development,
with
social
rent
coming
out
at
the
end
of
it,
because
you
made
a
comment
about
the
area
not
being
exclusive,
but
but
certainly
one
of
the
best
ways
to
minimize
exclusivity
is
to
include
some
some
properly
affordable
rental
properties
in
in
there
just
to
open
up
the
inclusivity,
because,
because,
obviously,
if
you've,
if
you've
got
if
you've
got
a
site
of
this
sort
of
size
so
close
to
the
city
center,
the
danger
is
the
local
people
are
going
to
be
priced
out
of
being
able
to
live
there
if
they
want
to
so
yeah.
P
The
starting
point
will
always
always
be
the
policy,
but
the
policy's
got
an
affordable
housing
on
site
first
precedent
in
it,
like
I
said
before,
it's
not
really
the
role
of
brief
to
set
out
that
level
of
detail
at
this
stage
that
will
come
forward
as
part
of
the
master
planning
work,
but
our
contention
is
through
the
brief
that
affordable
housing
will
be
delivered
on-site
in
accordance
with
the
policy
requirements
and
that
will
come
through
through
through
the
housing
mix
of
the
scheme
when
it
when
it
comes
to
pre-app
and
planning
application
stage.
P
G
Sorry
just
come
back
here,
so
so
the
the
the
the
affordables
level
would
be
seven
percent
in
this
location.
Wouldn't
it
so
an
on-site
provision
would
really
not
be
that
much
so
I
do
have
concerns.
I
would
like
to
see
the
council,
so
it's
obviously
not
your
responsibility
as
a
as
a
planner,
but
I
would
like
to
see
the
council
commit
to
to
funding
some
kind
of
housing,
association
properties
or
something
like
that.
Alongside
like
to
complement
that
on-site
provision,
I
think.
P
J
Thank
thanks
chair
it
is.
It
is
on
this
theme,
I'm
afraid
I
suppose
my
question
is:
how
binding
is
the
master
plan
academy
ultimately
intended
to
be
because,
certainly
in
this
panel,
we
have
had
developers
come
to
us
in
relation
to
things
that
are
guidance
and,
and
so
that
well
the
guide
said.
J
I
accept
it's
part
of
a
journey,
but
is
the
ultimate
end
that
this
is
going
to
create
a
policy
that
is
enforceable
within
this
area,
or
are
we
saying
what,
as
a
council,
we
would
like
to
see,
and
if
it
is
the
latter
and
I
become
a
developer,
who
really
doesn't
care?
What
you
tell
me
you
want
to
see
but
bring
something
to
fruit.
That
is
entirely
policy
compliant.
P
Thanks
for
that,
that's
a
really
important
point.
Once
once
the
brief's
approved
it'll
be
a
material
consideration
in
the
determination
of
planning
applications
that'll
be
up
to
to
panel
as
the
likely
decision
maker
on
those
applications
to
give
that
the
brief
the
weight
that
you
feel
it
needs.
The
brief
is
grounded
in
existing
planning
policy
like
like
I've,
said
already.
It
doesn't
create
any
new
policy.
It
consolidates
the
policy
that
we've
already
got
and
clarifies
that
to
to
the
area
and
what
that
means
to
the
area.
P
So
it
will
have
to
have
the
backing
of
being
grounded
in
in
the
development
plan,
policies
that
we've
already
got
in
place,
so
it
will
be
up
for
for
or
to
the
decision
maker
at
that
point
in
time,
the
weight
to
give
to
to
the
planning
brief
as
part
of
a
master
planning
approach,
it
could
be
that
the
master
plan
is
approved
as
part
of
a
planning
application
again.
That
will
be
up
for
for
the
decision
maker
at
that
point
in
time
to
take
a
view
on.
J
H
Sorry,
I
was
just
going
to
say
I
mean
in
terms
of
I
think
that
what
we're
talking
about
is
weight,
isn't
it
to
be
attached
to
this
neighborhood
plans
form
part
of
the
development
plan,
so
they
have
weight
has
been
part
of
the
development
plan.
The
brief
has
weight
as
guidance,
so
it
has
different
weight
from
something
that
forms
part
of
the
development
plan,
so
it
has
weight
as
guidance.
C
Thank
you.
It's
been
a
long
term
aspiration
of
mine
to
have
a
walking
route
through
this
area
and
I'm
very
pleased
to
hear
that
the
the
whole
brief
is
going
to
be
heritage,
led
because
there
are
many,
many
people
who
don't
even
know
about
temple,
works
or
marshall's
mill,
and
it
is
a
very
historic
area.
C
C
This
is
a
little
bit
of
a
preamble
to
my
question,
but
when
I
was
without
a
car
for
a
few
weeks,
I
had
to
catch
a
bus
into
my
own
wad
and
which
I
caught
in
neville
street
under
the
rail
bridge,
and
I
was
amazed
that
the
bus
virtually
emptied
on
onslaught
hall
road
where
it
joins
beeston
road
and
in
a
way
I
didn't
blame
those
passengers,
because
if
they'd
walk
the
route
of
the
bus
route,
it's
the
most
appalling
busy
road
network
and
my
aspiration
would
have
been
for
a
walking
route
from
the
bottom
of
beeston
road.
C
If
you
look
at
the
map
on
page
59,
hansel
hall,
road
is
just
south
of
the
the
bottom
border
and
you
can
see
a
road
which
is
truncated
by
the
motorway
that
was
beeston
road,
which
was
a
main
road
into
the
city
center
with
trams.
It's
it's
residential
now,
but
it's
a
huge
white
street.
C
And
could
I
ask
that
you
seriously
look
at
having
a
route,
a
walking
route
from
the
motorway
underpass
into
the
city
center
and
and
erect
now
walking
signposts
so
that
it's
recognized
that
this
is
a
route
which
encourages
people
to
use
now,
so
that
when
there
is
any
development,
this
is
well
looked
after.
P
Thanks,
council
nash,
there
is
a
there's,
also
a
whole
back
history
trail
which
comes
it.
Could
it
could
start
off
in
this
area
and
spread
down
into
the
old
industrial
bits
of
the
holbeck
proper?
If
you
might
want
to
call
it
that's
an
opportunity
to
set
that
out
in
a
bit
more
detail.
I
think
members
will
have
seen
on
the
site
visit
this
morning
that
the
area
is
not
particularly
friendly
or
welcoming
to
pedestrians
at
the
moment,
and
that's
a
really
key
priority
within
the
brief.
P
Now
now
the
the
the
route
you
mentioned
on
biester
road
is
a
little
bit
a
bit
far
away
from
from
the
south
extent
of
the
brief,
but
does
provide
that
continuity.
So
it
might
be
that
there's
an
opportunity
to
point
that
out
and
and
express
that
in
some
way
in
the
brief
to
get
that
proper
continuity
from
beast
and
up
into
this
part
of
south
bank,
and
we
can
have
a
look
at
that
in
the
next
iteration
of
it.
A
Thank
you
chair.
Yes,
like
like
councillor
nash,
I've
visited
this
site
on
many
many
occasions.
It
is
unfortunate
I
would
have
liked
to
visit
it
again.
Were
it
not
for
specific
personal
circumstances
that
emerged
this
morning,
but
I
am
very
very
familiar
with
it.
I
think
we're
kind
of
addressing
a
theme
collectively
lizzy's
question
was
very
specific
and,
and
I
welcome
it
about
the
walkway,
I
wonder
if
it
could
be
a
high
walkway
like
in
new
york.
That
would
be
something
quite
spectacular,
wouldn't
it.
A
But
my
general
point
is
that
I
I
think
it
probably
needs
saying
at
this
point
that
I
think
this
is
a
fantastic
concept
really
welcomed
in
and,
as
you
said,
chair,
the
notion
that
heritage
is
the
hallmark
of
this
development.
I
welcome,
and
I
think
it's
great,
that
we've
got
an
overall
framework
for
this
part
of
the
city
and
I
think
the
design
of
it
will
prevent
us
from
having
a
piecemeal
development
of
this,
that
and
the
other,
and
that
everything
will
be
hopefully
to
a
high
standard.
A
But
I
do
echo
what
other
colleagues
have
said
in
that.
It
sounds
to
me
like
that.
This
panel
has
a
lot
of
hard
work
in
front
of
it
because
when
each
of
these
developments
come
along,
all
this
actually
amounts
to
is
a
piece
of
guidance,
and
we
will
have
all
the
usual
hurrying
and
and
persuading
and
cajoling-
and
you
know,
being
fairly
insistent
in
the
end
that
those
standards
that
we're
looking
for
of
heritage
of
of
the
city
are
adhered
to.
A
So,
like
others,
I
think
it's
great,
but
I
just
think
it
needs
it
needs
weight
and
it
needs
teeth,
and
we
need
to
be
able
to
feel
as
a
panel
that
we
can
use
this
business
tool
to
say
to
the
likes
of
red
ro.
Sorry,
your
print
book
won't
work
here.
We
want
something
specifically
designed
for
this
area
to
the
guidance
that's
set
out
here
and
david
you,
you
were
talking
about
weight.
You
know.
I
just
asked
myself
how
much
weight
does
this
particular
piece
of
guidance
have.
P
I
can't
say
any
any
more
than
that,
unfortunately,
in
terms
of
the
weight,
because
it
is
ultimately
going
to
be
supplementary
planning
guidance,
but
I
would
imagine
that
members
will
be
given
confidence
by
the
fact
that
that
master
planning
work
is
likely
to
be
ongoing
and
you're
likely
to
be
able
to
see
some
of
that
over
the
coming
months.
In
terms
of
that
master.
Funny
work.
So,
as
I've
said
before,
the
brief
essentially
paves
the
way
for
that
more
detailed
piece
of
work
and
at
each
point
as
we
go
through
this.
C
Yes,
just
for
a
little
clarification,
I
would
welcome
the
viaduct
being
planted
up
and
used
as
a
walkway,
but
it's
a
bit
further
west
than
than
the
route
that
I'm
talking
about
from
the
bottom
of
baystone
road
along
nineveh,
road
and
on
a
more
direct
route
to
the
city
center.
P
Thanks
thanks,
but
both
of
those
have
identified
us
as
priority
rates
in
particular
than
any
of
the
road
rate,
but
as
well
as
as
the
opportunity
for
that
that
viaduct
project
has
has
been
mentioned,
and
the
brief
sets
out
that
should
that
project
come
forward-
and
I
understand
there's
feasibility
work
on
going
for
to
the
council,
but
but
and
understand
there
is
a
project
live
on
that
at
the
moment
the
development
will
need
to
safeguard
access
to
it
and
provide
that
opportunity
to
provide
connections
to
the
viaduct
as
well.
J
However,
it
doesn't
really
meet
the
guidance
and
we
say
well,
we
want
to
make
sure
it
meets
the
guidance
and
our
own
officers
say:
well,
it's
policy
compliant.
We
can't,
and
I
really
feel
that,
if
we're
serious
about
this,
then
it
needs
to
become
part
of
an
adopted
policy
that
forms
part
of
our
planning
framework
in
the
same
way
as
it
would
if
it
were
a
neighborhood
plan.
J
J
I
Can
I
just
say
abby
that
I
was
in
london
last
week
and
I
wanted
to
see
the
shard
you
know
I
particularly
wanted
to
see
the
shot.
Were
you
and
as
planners
will
know.
As
you
know
yourself,
the
shard
was
very
much
the
anchor
for
bringing
investment
into
the
area.
It
seems
to
me
that
we
need
something
like
that.
I
You
know
what
is
built
on
kickstarter
will
be
very
important.
I
don't
particularly
mean
to
shard.
I
was
more
thinking
if
temple
works,
you
know
on
the
end
user
in
line,
and
it
would
seem
to
me
that
that
would
be
a
priority
to
try
to
get
that
off
the
ground
as
quickly
as
possible.
I
You
know
just
to
encourage
investors
to
come
in
and
come
in
in
line
with
the
brief,
so
okay,
thank
you
for
a
very
interesting
session
and
I'm
delighted
that
your
your
brief
went
out
live
on
television,
so
it
will
have
reached
a
lot
of
people
today,
as
we
went
through
one
by
one
and
of
course
we
had
the
explanation
with
the
plan,
so
that
was
all
very
useful
and
it
may
well
be
when
you
consult
with
local
people
or
something
that
could
be
used
again.
I
You
know
as
a
kick
starting
a
conversation
or
a
getting
a
point
across
very
succinctly
which
you
did
with
your
graphics
and
your
commentary,
but
thank
you
for
that
and
I'm
sure
we'll
be
hearing
a
lot
more
about
it.
Thank
you.
R
I
I
know
there's
one
or
two
who
have
other
things
to
do
time
push
we
all
have
a
bit
of
time
for
somewhere
all
the
meetings
in
the
pipeline.
Okay,
can
we
go
on
to
page
191?
I
Then
agenda
item
10..
It
was
subject
to
a
side
visit
today
the
old
yorkshire
bank
site
on
marion
way
tim.
Can
I
ask
you
to
introduce
her
before
we
bring
in
the
applicants?
Please.
R
Yeah
thanks
very
much
chair,
as
you
say,
you've
asked
me
to
do
a
brief
introduction
to
the
evolution
of
this
site
really
and
then
I'll
I'll,
bring
in
urge
george
tyson
from
downing
and
and
his
team
just
to
say
that
chris
coulson
from
asset
management
was
due
to
be
here
on
behalf
of
the
city
council,
but
unfortunately,
due
to
a
sudden
bereavement
in
the
family.
R
You
can't
be
here
this
afternoon,
but
not
notwithstanding
that
we
will
we'll
take
you
through
the
presentation
and
the
applicants
have
also
prepared
a
model
and
brought
some
samples
which
are
close
to
me
at
this
end
of
the
the
table
and
if
you'd
like
to
come
and
have
a
look
at
that
between
what
I'm
going
to
say
and
their
presentation,
perhaps
that's
the
the
best
opportunity
to
do
that.
Okay.
R
So
the
the
proposal
is
a
pre-application
proposal
which
refers
on
on
the
slide
to
two
blocks
of
student
accommodation
and
the
conference
facility
to
to
an
extent.
That's
that's
a
misdescription.
The
the
there
are
two
blocks
of
student
accommodation,
but
the
the
third
element
is
a
multi-use
events
venue
which
might
actually
accommodate
some
conferences
when
it's
when
the
opportunity
arises.
So
it's
not
solely
a
conference
facility.
R
When
an
application
does
come
forward,
it
will
be
in
a
hybrid
form
in
that
the
the
student
accommodation
blocks
would
be
in
detail
and
detail,
planning
permission
will
be
granted
and
the
multi-events
venue
would
be
an
outline
application
where
outline
permission
would
be
sought
and
they
would
be
seeking
to
set
the
parameters
for
for
that
scheme
in
relation
to
its
footprint
and
scale.
R
Thank
you
right.
So
this
this
image
is
bleached
out,
so
I
I
shall
not
dwell
on
it,
but
there
are
two
plots
of
land:
the
the
largest
southern
southern
plot
relating
to
the
yorkshire
bank,
which
is
the
the
land
south
of
the
dotted
blue
line
and
a
piece
of
land
owned
by
the
city
council,
north
of
the
dotted
blue
line
and
a
linear
strip
towards
the
northern
end
of
the
arena.
Piazza.
R
So
we
we
can
see
that
in
in
more
detail
from
from
this
aerial
view,
I'm
just
just
referring
back
to
to
the
orchard
bank
taking
up
the
the
majority
of
the
larger
southern
plots,
the
most
of
the
bund
which
sits
to
the
north
of
it
would
form
part
of
the
plot
and
just
to
say
that
the
plots
themselves
are
plots
rather
than
specifically
building
footprints
and
that
that's
particularly
the
case
in
relation
to
the
the
northern
plot.
R
The
the
linear
strip
you'll
see
some
details
of
of
later
across
the
claypit
lane.
There's
there's
queen
square
a
conservation
area.
R
And
the
these,
these
images
that
I
I've
borrowed
really
identified
the
the
evolution
of
the
the
site
and
its
surroundings
over
the
past
160
years,
queen
square
georgian
square
commenced
in
1805,
with
the
the
the
northeastern
edge
of
the
square
completed
in
1822.
R
All
those
buildings
constructed
at
that
time
are
still
there
and
grade
two
listed
buildings,
as
you
might
notice.
From
from
the
the
diagrams
and
the
the
circle
sort
of
sits
over
the
yorkshire
bank
during
the
period
of
1852.
R
I
think
it
is
to
1969
there's
been
changing
conditions
on
the
on
the
east
side
of
clay
pit
lane.
So
it's
been
a
constantly
evolving
situation
and
a
view
just
from
queen
square,
with
a
couple
of
the
great
two
listed
buildings
on,
on
the
left
hand,
side,
new,
brick,
building
slate,
roof,
two-story
and
three-story
elements
with
the
the
bank.
In
the
background.
R
Jumping
now
to
1978
plan
permissions
granted
for
the
development
of
the
orchard
bank
building
was
actually
opened
in
1984.
I
believe,
but
look
at
looking
back
at
the
plan
in
1978
you
see
the
building
was
proposed
adjacent
to
the
new
polytechnic
building
which
which
clearly
now
has
has
disappeared,
underneath
the
the
arena
effectively.
R
And
a
closer
view,
just
looking
across
clay
bit
lane
where
we
see
the
the
polished
finished
granite,
surfacing
of
the
of
the
building
very
solid
established
building.
But
it's
not
a
listed
building
or
it
could
be
considered
to
be
a
non-designated
heritage
asset.
R
In
2001,
the
unity
development
plan
was
adopted
and,
as
part
of
that,
we
identified
the
area
to
the
north
of
the
marion
center
and
land
on
the
west
side
of
clay
pit
lane
and
north
of
the
new
ring
road
as
a
prestige
development
area.
As
part
of
that,
we
specifically
encouraged
large-scale,
landmark
buildings
in
this
area.
R
Subsequently,
the
brunswick
building
the
leads
polytechnic
brunswick
building
and
next
slide.
Please,
the
surface
car
park
north
of
elmwood
way
were
brought
together
and
combined
and
planning
application
was
submitted
for
the
development
of
the
arena
and
in
common
with
the
the
proposal.
Now
that
was
an
outline
planning
application,
which
established
the
first
of
all
established
the
parameters
for
the
arena
and
subsequently,
during
the
period
of
2009
to
2012,
members,
saw
and
supported
the
developing
detail.
Design
of
of
the
building
and
the
building
itself
opened
in
2013.
R
In
2010,
we
adopted
the
tall
buildings
spd
and
taking
the
prestige
development
areas
on
on
a
step.
The
land
to
the
north
of
the
marian
center
extending
along
the
inner
ring
road
was
identified
as
having
an
opportunity
for
a
cluster
of
tall
buildings.
R
And
in
response
to
the
development
of
the
arena
and
with
support
from
the
tour
buildings
spd
during
during
recent
years,
we
we've
seen
those
being
the
catalyst
for
significant
investment
along
or
around
this
area,
including
the
extension
of
marion
house
and
and
several
new
buildings
tall
buildings
along
merriam
way.
The
the
two
new
buildings
immediately
behind
your
bank,
17
and
27
story,
referred
to
as
white
rose
view
and
at
the
east
end
of
merriam
way
the
latest
building
to
open.
R
R
This
this
image
gives
gives
a
little
illustration
the
way
in
which
we've
tried
to
manage
the
the
changing
scale,
as
different
developments
have
come
forward,
a
long,
long,
marian
way,
recognizing
the
the
character
and
scale
of
space
in
in
queen
square,
with
a
with
a
step
up
in
height
towards
the
centre
of
merriam-way
and
arena
point,
and
then
stepping
back
down
and
scale
towards
wade
lane
and
finally,
from
me
this,
this
image
is
just
capturing
the
evolving
townscape
and
cityscaping
in
this
part
of
the
city
and
really
at
this
point
I'll
pass
over
to
georgian
and
his
team.
R
I
I
Good
afternoon
and
welcome
you're
free
to
make
your
presentation
when
you
come,
please
introduce
yourself
for
the
benefit
of
youtube
and
members.
Thank
you.
K
Okay,
thank
you
very
much
chair.
I'm
george
tyson
from
downing
thank
you
for
taking
the
opportunity
giving
us
the
opportunity
this
afternoon.
We
are
the
the
the
applicant
and
the
sponsor
of
the
students
accommodation
side
of
this
outline
this
application,
the
outline
element
of
it
relating
to
the
multi-purpose
event
spaces
sponsored
by
the
council,
as
tim
mentioned.
Unfortunately,
the
officer
isn't
here
to
today
to
talk
to
that,
but
I
think
the
sufficient
background
in
the
in
the
report
at
10
minutes
isn't
long.
K
So
I
purely
cover
the
introduction
to
downing
and
the
rest
of
the
application
or
the
rest
of
the
presentation.
Simpson
huff
will.
K
Downlinger,
a
developer
secondary,
we
are
a
investor
operator
of
students,
accommodation
of
30
years
standing,
we've
developed
all
over
the
uk
and
more
than
one
scheme
in
in
leeds,
and
it's
not
only
student
accommodation
that
we've
done.
We've
been
in
front
of
you
guys
more
than
more
than
once
as
we
go
through
the
app
as
we
go
through
the
presentation.
There's
a
lot
of
information
there,
some
of
which
we
have
to
skip
over
because
we
haven't
got
enough
time
in
10
minutes.
K
M
I
S
So
tim's
been
through
quite
a
lot
of
the
detail
in
the
background,
so
I'll
skip
over
these
quite
quickly.
I
can
you
obviously
understand
where
the
site
is
and
the
photos
of
the
site
and
the
arena.
The
existing
context
tim
mentioned
that
the
site
is
adjacent
to
queen's
air
conservation
area.
It's
identified
in
the
draft
sbd
tall
building
area
on
the
north
side,
which
we
are
calling
block
a
the
yorkshire
bank
site,
isn't
so
that
the
tall
building
spd
skirts
up
the
edge
of
brunswick
terrace
we've
got
the
emerging
context.
S
That's
changed
significantly
over
the
recent
period,
particularly
on
marion
street,
where
a
significant
number
of
taller
buildings
to
come
forward.
As
the
case
officers
highlighted
as
part
of
our
development
proposal.
We've
looked
at
the
significance
of
the
climate
change
emergency
and
particularly
how
we
can
address
that
and
build
that
into
the
scheme
and
looking
to
better
the
requirements
and
from
the
council
if
and
where
possible
in
terms
of
the
design
parameters
and
apologies.
This
slide
has
very
bleached
out,
but
really
how
we
can
tie
into
the
queen
square.
S
Although
the
square
was
never
formed
as
a
four-sided
element
or
clay
pit
lane
running
through
it,
how
we
can
address
that?
How
we
can
reinforce
clay
pit
lane
how
we
can
keep
the
parameters
of
the
view
of
the
main
entrance
of
the
arena,
which
is
something
that's
quite
important
that
that
significant
entrance
across
the
plaza
there
from
clay
pit
lane
looking
east
how
we
can
work
in
with
the
existing
context.
S
That's
developed
along
merriam
way,
with
the
stepping
up
from
west
to
east
and
how
we
can
really
introduce
active,
frontages
and
movement
within
the
site
and
around
the
site
and
really
reinforced
the
areas
of
activity,
particularly
crossing
merion
way.
Going
up.
Brunswick
terrace
from
the
marion
center.
M
We
spent
quite
a
lot
of
time
exploring
the
form
of
the
building
which
is
designed
specifically
for
this
site
and
and
its
relationship
with
the
arena.
So
the
angles
that
you
can
see
on
that
are
very
much
derived
from
creating
a
view
and
vista
of
the
entrance
and
the
setting
of
the
arena.
So
through
that
experience,
we
were
able
to
create
this
very
subtle,
unique
faceted
form
that
will
be
like
a
crystal
rising
as
a
counterpoint
to
the
arena.
M
It's
about
the
same
height
as
the
arena
is
in
length,
so
there's
quite
a
nice
composition
of
the
vertical
and
the
horizontal
there,
and
these
are
some
of
the
initial
studies
that
we
did
where
we
tested
the
form
before
we
became
aligned
with
the
the
crystalline
triangulated
form
at
the
bottom.
So
we'd
had
a
whole
series
of
stepping
forms
before
we
were
able
to
simplify
that
into
an
elegant,
reflective,
creased
form
that
will
capture
the
light
in
some
quite
extraordinary
ways.
S
So,
in
terms
of
the
the
the
program
we've
got,
we've
got
a
three
buildings
across
the
site,
two
of
which
are
student
accommodation
working
from
the
south.
We've
got
what
we're
calling
block
b,
which
addresses
merriam
way,
claypot
lane
and
brunswick
terrace
wrapping
around
working
off
the
geometries
of
marine
house,
the
other
side
of
the
road.
It's
about
20
meters
across
the
street
within
that
location,
reinforcing
the
street
the
trees
along
the
street
there
and
then
moving
up.
We've
got
the
multi-purpose
event.
S
Free
for
public
usage
and
we've
got
some
plans
going
up
and
it's
a
typical
student,
a
plan
with
immunity,
space
mixed
in
with
standalone
studios
and
then
cluster
bedrooms,
which
are
four
sorry,
five
or
six
bed
clusters
with
a
shared
living
and
kitchen
area.
Within
that
approximately
60
of
the
units
within
the
whole
development
would
be
cluster
bedrooms
and
the
remaining
40
would
be
standalone
studios.
S
Taking
on
board
some
of
the
comments
from
the
conservation
officer
and
elements,
we
have
tried
to
step
back
the
parameter
plans
for
the
arena.
It's
cutting
away
from
queen
square
and
looking
to
use
lights,
pv
cells,
wherever
possible
and
air
source
heat
pumps
to
create
on-site
air
energy
usage.
S
We've
talked
about
the
standard
sizes
for
the
rooms
which
meets
the
draft
spd
on
student
sizes,
20
square
meters
for
a
studio
at
13
square
meters
for
a
cluster
bedroom
in
total,
we're
looking
at
1200
units
split
between
720
units
in
building
a
the
taller
element
to
the
north
and
543
units
in
the
south.
The
multi-purpose
event
space
would
be
just
shy
of
10
000
square
meters
with
a
main
exhibition
floor
of
3000
square
meters
and
then
various
ancillary
elements,
pre-function
circulation,
fixed
event,
space
and
then
the
public
welfare.
M
These
are
a
couple
of
images
just
of
where
we
are
with
the
design
at
the
moment.
It's
the
idea
that
the
faceted
form
captures
the
light
in
in
different
ways
and
and
different
seasons,
and
something
we
have
a
lot
of
experience
with.
If
you
remember
last
year,
I
was
here
talking
to
you
about
our
marion
street
building,
which
was
a
shimmering
tower
on
marion
street,
and
this
I
think
we
hope
to
have
a
similar
quality.
M
It's
for
short
and
on
that
image
that
I'm
looking
at
now
is
this
better
in
the
brochure
and
then
and
then
the
the
building
b
is
really
a
series
of
of
interlocking
terraces
stepping
down
trying
to
adopt
the
grain
and
texture
of
of
the
street
following
round
and
with
a
high
point,
and
then
it
steps
down
towards
queen's
square
and
addresses
queen's
square
with
a
low
level
piece
that
tries
to
pick
up
the
coloration.
M
Now
again
the
color
is,
you
know,
we're
at
early
stages
in
terms
of
the
materiality,
but
at
the
moment
we're
suggesting
it
might
be
light
color.
But
again
we
might
start
to
suggest
that
those
could
be
varying
colors
and
a
palette
that
worked
well
together
and
work
with
the
offsetting
of
the
blocks
that
we've
we've
managed
to
achieve.
M
M
And
this
is
just
the
the
massive
study
looking
back
at
building
b
and
building
a
and
the
event
space
sitting
in
between
that,
which
obviously
is
a
lot
of
work
to
do
in
terms
of
designing
that
these
are
just
some
indicative
images
of
materiality.
M
We
want,
as
I
say,
to
reinforce
a
flush,
reflective
surface
and
we're
suggesting
polished,
anodized,
aluminium
and
glass
and
natural
ventilation
to
to
the
rooms.
Next.
S
There's
a
building
b,
as
in
said,
a
kind
of
a
more
textured
relief
within
the
facade
there.
Looking
at
terracotta
anodized
aluminium
for
the
vent
panel
cover
and
then
glass
again
from
the
windows
trying
to
maximize
the
light
into
the
rooms
wherever
possible,
and
the
outlook
for
the
students
inside.
M
S
We
have
some
section
sectional
elevations
here
again
slightly
squished,
so
looking
slightly
fatter
and
wider
than
than
they
are
in
reality,
but
it
gives
you
an
indication
of
how
the
building
sits
within
the
context
the
top
right
corner,
which
is
a
bit
bleached
out
on
the
screen
behind,
but
sitting
at
180
meters
aod.
The
ground
level
in
the
air
is
60
meters
a.d.
S
There
are
thereabouts,
so
approximately
170
meters
high,
so
we're
just
talk
slightly
smaller
than
the
the
tallest
currently
consented
elements
on
on
merriam
way
and
in
terms
of
the
landscaping
looking
to.
We
will
lose
some
trees
but
looking
to
replace
them
wherever
possible
and
and
to
fill
those
areas
in
reinforcing
the
street.
Improving
the
trees
that
are
are
damaged,
particularly
down
on
brunswick
terrace,
which
haven't
survived
as
well
as
possible
and
replacing
the
dead
ones.
S
So
increasing
the
tree
count
and
looking
wherever
possible
to
increase
them
both
on
and
off
site,
utilizing
just
about
half
the
just
over
half
the
site
on
block
a
site
and
retaining
the
public
access
area
onto
the
plaza
with
the
mound
and
then
a
public
area
within
the
courtyard
element.
S
Behind
block
b,
you
can
see
between
the
block
b
and
south
and
the
multi-purpose
event
space
and
again
seeing
where
we
can
introduce
trees
on
the
street
edge
as
well
and
reinforcing
that
so
a
mixture
of
public
areas
for
the
landscaping
retaining
that
in
the
plaza
and
some
private
landscaping
here,
we've
also
got
roof
terraces
on
block
b,
where
the
students
can
enjoy
some
external
immunity
as
well.
S
Down
on
brunswick
terrace,
sorry,
brunswick
terrace
for
the
multiverse
event,
space
and
merriam
way
for
the
block,
probably
in
the
south.
Thank
you
very
much.
I
almost
got
the
timing
right
very
close.
I
F
Yeah
yeah
thanks
chet,
and
thanks
for
your
presentation
folks,
just
like
you
added
a
little
ground
to
cover
quite
quickly.
Can
you
appreciate
it's
only
a
pre-app
and
there's
a
long
way
to
go
yet?
Could
you
just
run
over
again
your
approach
to
low
to
zero
carbon
and
and
and
all
that
and
all
that
agenda.
S
Yeah
yeah,
so
three
facets
to
that
really:
there's,
obviously
the
design
construction
elements
of
it
there's
the
operational
and
there's
the
end
of
use.
So
what
we've
looked
at
doing
is
the
easiest
bit
to
deal
with
is
the
operational,
because
we've
got
a
client
who
is
an
end-use
operator,
so
they
know
what
they're
using
elsewhere.
They
know
what
we
can
do.
S
We
know
how
we
dress
that,
so
we
are
looking
to
move
away
from
traditional
gas
boilers,
chp
which
we've
done
in
the
past
and
now
looking
into
a
full
electric
system,
utilizing
air
source,
heat
pumps
and
pv
cells.
So
we
are
looking
in
terms
of
operational,
so
the
20
guidance
for
leeds
betterment
on
part,
l
2013.
S
I
believe
we're
looking
to
go
to
30
on
that
and
that's
by
dinner,
using
some
rather
large
airsoft
heat
pumps
which
we're
hiding
on
the
roof
in
terms
of
the
more
difficult
elements
which
is
the
design
it
is
effectively
and
simply
about
good
procurement
and
utilizing
materials
that
are
well
sourced.
So
if
we
can
get
aluminium
that
is
built
smelted
via
hydroelectric,
rather
than
coal-fired,
it's
looking
at
so
into
the
specification.
S
We
will
include
a
guidance
on
producing
environment
performance
declarations
about
how
and
where,
where
the
materials
are
coming
from
and
then
fundamentally
just
minimizing
the
amount
of
material
in
it,
the
biggest
one
is
the
frame
and
the
substructure,
and
how
can
we
get
that
down?
So
there
are
multiple
ways:
we're
looking
at
that
we're
developing
that
at
the
moment
and
then
at
the
end
of
that
is
how
we
can
then
look
at
those
materials
and
recycle.
S
H
On
the
president,
yorkshire
bank,
building
there
is
a
green
space
in
front
of
that
which
you're
gonna
we're
gonna
lose
a
significant
number
of
mature
trees.
Is
there
any
way
that
those
could
be
safe,
because
I
ain't
not
important,
that
is
a
busy
corner
and
that's
soaking
up
carbon
from
cars,
and
I,
I
think,
checking
them
out
and
I
know
you're
going
to
replace
them
with
with
with
new
trees.
It's
not
going
to
do
the
same
job
and
then
I've
got
I've
got
a
question
for
officers.
S
We
can
certainly
look
at
how
those
trees
on
the
corners
we've
tried
to
retrain
as
many
as
possible
and
the
ones
that
are
suffering-
and
I
understand
from
my
colleague
from
reform
who
have
done
a
tree
survey
in
the
area.
It's
really
about
how
we
can
improve
the
substrates
that
they're
in
at
the
moment
to
some
of
the
ones,
particularly
on
brunswick
terrace,
which
are
suffering
and
not
doing
as
well.
How
we
can
improve
that
life
of
those
but
take
on
board
your
comments
and
see
what
we
can
do
on
those.
H
What
I
mean,
I
remember
one
or
two
of
us
on
this
committee
was
on
the
committee,
the
chair
council,
lassie
and
myself
at
least
we're
on
this
committee
when
we
give
planning
permission,
we're
all
through
the
palin
permission
for
the
arena,
and
we
understand
the
the
issue
about
the
piece
of
land
where
you
want
to
put
the
tall
building
that
that's
currently
ours
and
he's
part
of
a
london
onslaught
deal
with
us,
but-
and
it
was
always
understood
that
that
and
if
the
yorkshire
bank
was
re-rebuilt
and
the
piece
of
land
at
the
side
of
the
yorkshire
bank
would
be
would
be
used.
H
But
quite
honestly,
what
we
were
told,
then,
is
nothing
like
what
is
what
is
being
proposed.
It
was,
we
were
led
to
believe
it
would
be
an
ancillary
task
towards
the
arena
and
that
it
wouldn't
overshadow
the
arena
and-
and
that
does
so
can
that
can
somebody
tell
me
what
what's
changed.
B
Well,
I'm
I'm
happy
to
start.
I
think
tim
wants
to
come
in
timmy
I
mean
I.
I
recall
that
those
sites
were
development
plots.
We
were
quite
clear
at
the
time
the
arena
was
developed,
that
there
were
going
to
be
development
plots,
even
though,
or
in
the
intervening
years
they
become
green
spaces,
and
at
that
time
we
didn't
have
any
specific
plans.
So
I
don't
recall
any
presentation
of
what
would
go
on
those
plots.
But
yes,
there
could
be
a
wide
range
of
possible
uses.
B
You
know,
but
that
was
eight
years
ago
and
what's
coming
forward.
What's
big,
is
this
student
housing
you?
So
I
think
that's
probably
the
best
way
I
can
answer
the
question
tim
might
have
more
detail
because
he
was
closely
involved,
but
really
what
we're
asking
members
is.
What
are
your
views
on
the
current
proposals,
not
what
was
put
to
you
eight
years
ago?
So
I
think
that's
a
key
key
question.
Thank
you,
chair.
R
And
I
feel
like
I
should
tell
you
more
detail,
but
there
isn't
very
much
more
detail
to
add
when
we
dealt
with
the
arena
planning
application.
The
the
areas
which
were
referred
to
as
development
plots
were
very
much
that
they
were
out
with
the
arena
planning
application.
R
So
there
was
illustrations
on
the
drawing
scene,
development
plots,
but
there
was
no
detail
in
in
relation
to
what
those
might
be
because
they
didn't
form
part
of
the
application
and
the
council
as
developer,
did
that
intentionally
because
they
they
wanted
to
give
reference
to
some
future
possibility
of
development,
but
didn't
want
to
tie
themselves
down
to
any
particular
scale
or
form
of
development.
So,
to
all
intents
and
purposes,
what
we're
seeing
today
is
the
very
first
time
that
we've
actually
had
proposals
brought
forward
on
on
those
plots.
A
Thank
you
a
question
for
the
architect,
please.
When
I
read
through
the
the
paper
and
I
looked
at
the
presentation,
I
felt
that
I
was
completely
in
favor
of
the
materials
and
the
approach
and
and
the
appearance
of
the
buildings.
Looking
at
the
model,
I'm
less
convinced
about
the
three-dimensional
relationship
between
the
shapes
of
the
tower
and
the
arena.
Can
you
convince
me.
M
It
it's
always
a
rod
for
your
own
back.
If
you
bring
a
model
because
it's
obviously
you
cannot
get
the
it's
even
a
cgi
is
very
difficult
to
capture
the
sort
of
the
language
and
the
reflection
that
we're
going
to
get
of
the
faceted
form.
It's
a
very
small
footprint,
which
means
it
can
sit
quite
elegantly
and
the
way
that
it's
faceted
means
that
when
you,
when
you're
moving
around
the
city,
you'll
see
very
slender
vertical
strips
reflecting
light
in
quite
different
ways.
M
So
it's
in
many
ways
it's
it's
a
it's
a
much
more
elegant
expression
of
a
330
meter
tower
than
than
you
would
normally
get,
which
would
normally
be
four-sided
and
quite
blocky,
and
I
think
the
way
that
it
pulls
off
the
arena
and
you've
got
the
the
soft
form
of
the
arena
in
a
way
as
a
as
an
oval.
Okay,
there's
there's
angles
within
that
within
the
cladding,
but
in
plan
it's
quite
a
soft
form
and
then
we'll
get
this
taller
elegant,
reflecting
marker
almost
for
the
arena.
M
It's
almost
a
sign
for
the
arena
from
within
the
city,
particularly
with
the
the
the
the
the
scale
of
the
the
landscape
and
the
topography.
I
I
think
this
will
be
a
good
counterpoint
to
the
arena
and
it
will
have
a
sculptural
quality
in
itself
in
the
way
that
the
arena
has
a
sculptural
quality
and
we'll
work
very
hard
to
make
sure
that
it
it
it
reads
legibly
as
this
crystal
rather
than
a
traditional
student
block
with
punched
windows.
So
I'm
I'm
really
excited
about
the
form
I
mean.
M
Those
are
my
sketches
that
you
saw
in
the
early
stages
and
it's
evolved
into
something
that
I
think
will
be
a
unique
landmark
that
will
sit
comfortably
with
the
arena
and
is
articulated
away
from
the
arena
so
and
pulls
away
and
maintains
the
view
of
the
arena
entrance
from
clay
print
lane.
So
I
think
it's
a
good
almost
like
a
lighthouse
marker
for
the
arena,
and
I
think
I
personally
feel
it
it.
It
complements
the
form.
I
I'm
just
always
doubtful
about
bringing
models.
M
It's
just
I
I
I
think
the
real
buildings
are
always
a
hundred
times
better
than
anything.
We
can
create,
but
I'm
I'm
very
excited
about
the
scale
of
that
and
the
way
that
it's
fractured
in
a
way
that
allows
us
to
create
a
small
footprint,
but
something
that
even
on
clay
pit
lane,
we
have
an
inverted
v
there,
so
that
we
we
break
down
those
facades
and
and
that
image
is
a
it's
a
dusk
image.
But
a
daytime
image
with
the
with
a
light
will
will
really
reinforce
the
vertical
on
that.
I
A
Yeah
just
to
say,
I
do
accept
that
we're
looking
at
the
model
from
a
different
angle
that
we've
been
looking
at
that
arrangement
in
real
life,
and
and
thank
you
for
that
really
well
articulated
response
that
you've.
Given
us.
I
don't
know
whether
steve
would
have
anything
any
comment
to
make
on
that
response.
K
Thank
you,
council.
No,
I
I
think
at
these
stages,
it's
a
pray
up.
I'd
be
much
more
interested
in
hearing.
I
Members
of
youth,
you
know
they've
a
long
way
to
go,
we'll.
I
Thank
you
steve.
I
think
that's
why
he's
at
this
stage
kaylee
please.
G
Thanks
chair,
we've
met
before
in
the
in
the
pre-app
that
you
had
with
me
as
a
ward
member.
G
Oh
sorry,
is
that
better
yeah
we
met
before
nice
to
see
you
again
so
have
you
have
you
had
it
had
a
look
at
what
would
happen
if
the
light
hit
hit
the
building
in
such
a
way
as
to
that,
like.
G
Is
there
a
danger
of
the
treatment
dazzling
drivers?
That's
one
of
my
concerns
because
it
is
right
next
to
a
very
busy
road
and
that's
something
that
I
did
raise
in
in
the
pre-app
before
as
a
war.
Member
and
also
is,
is
there
anything
you
can
do
to
mitigate
the
the
loss
of
view
of
the
arena.
M
I
think,
obviously
we
will
we
will
and
have
carried
out
quite
significant
dazzle
studies.
S
M
So
we
pushed
it
and
shrunk
it
as
tight
as
we
can,
and
it's
really
to
me
framing
the
edge
of
the
arena,
and
I
think
that's
you
know
it
couldn't
be
any
smaller
than
than
than
it
is
at
the
moment
and
push
further
to
the
north
yeah.
S
Yeah,
I
mean
to
to
reiterate
what
what
ian
has
said
there:
it's
we
we
the
further
north,
we
go,
the
closer
we're
getting
to
the
inner
ring
road
and
we
do
have
an
easement
and
no
build
zone,
and
we're
almost
up
against
that
now.
We're
up
are
up
against
that.
What
we've
strived
to
do
is
to
make
sure
that
we've
got
views
from
when
you're.
Looking
at
the
main
entrance
on
capitol
lane,
you
can
see
the
side
and
the
edges
of
the
arenas.
S
You
can
read
the
form
of
that
when
you
look
at
the
entrance,
which
is
something
we've
been
through
with
the
officers
in
quite
a
lot
of
detail.
We.
I
L
Thank
you
very
much.
Well,
first
of
all,
I
I
I
must
congratulate
you
on
proposing
to
knock
down
yorkshire
bank,
because
I
must
be
from
from
this
morning's
site
visit.
I
I
know
I'm
in
a
minority,
but
I
I
think
that's
there's
an
ugly
building
in
leeds.
It's
second
only
to
the
mint,
which
I
think
takes
the
biscuit
really,
but
okay,
we're
not
here
to
talk
about
what
you're
getting
rid
of
the
what
david
said
about
when
we
agreed
with
a
lot
of
pride
the
arena
application.
L
It
was
most
certainly
raised
during
discussions
and
during
the
panel
meetings
that
the
two
bunds,
whilst
not
being
part
of
of
the
red
line
for
the
arena,
they
were
envisaged
as
having
somewhere
to
put
ancillary
developments
of
some
sort,
something
which
enhanced
the
experience
of
people
attending
the
arena,
something
where
on
sunday
nights
they
could.
They
could
spend
their
time
in
the
forecourt
there,
perhaps
with
a
drink
or
or
whatever,
and
I've
always
had
that
in
mind.
L
Ever
since
then,
and
so
it
came
as
there's
quite
a
big,
a
big
surprise
to
me
that
you're
wanting
to
do
what
you're
wanting
to
do
and
could
I
also
say
that
I
think
what
you're
proposing
is
is
a
quite
beautiful
building.
I
think
it's
absolutely
gorgeous
it's
just
not
where
I
would
have
wanted
to
see
it.
You
know
they
whatever
you
say
it.
L
Look
at
your
model,
you'll
stand
in
front
of
the
arena
and
visualize
something
that
size
in
front
of
you
and
I
personally
think
it
is
going
to
if
it
happens,
is
going
to
detract
from
something
of
which
most
of
us
who
sat
on
the
panel
at
that
time
were
inordinately
proud.
We
we
thought
that
we'd
got
a
cracker
in
that
arena,
and
this
you
know
which
may
well
happen
is,
I
think,
is
going
to
detract
a
great
deal
from
it.
The
the.
N
L
A
little
bit
of
building
fine,
I
don't
I've,
got
a
big
problem
with
that.
Apart
from,
I
do
hope
that
you
don't
go
for
red
brick
as
you
as
you're
suggesting,
because
I
think
that
in
red
brick
or
dark
coloured
materials
there
it's
so
in
your
face,
and
so
it
just
leaps
out,
and
I
I
do
think
that
that
it
ought
to
be
a
little
bit
more
of
a
retiring
building.
L
I
think
I
I
think
I've
got
the
gist
of
my
feelings
across
there
beautiful
beautiful
building-
and
I
know
it's
a
preferred
site,
but
that's
not
an
instruction.
It's
just
a
preference,
and
I
I
really
do
think
that
it
it's
going
to
spoil
what
something
which
I'm
proud
of.
Thank
you.
C
All
right,
first
of
all,
about
the
trees,
I
remember
commenting
on
the
trees
at
the
time
and
oh
we've
already
decided
and
they're
going
to
be
planted.
C
If
you
have
the
right
species
of
tree,
then
they
wouldn't
die,
but
quite
a
few
of
them
have
anyway
getting
on
to
the
the
development
in
front
of
us.
When
we
discussed
the
arena,
the
panel
took
a
considerable
amount
of
time
discussing
its
a
design
and
the
the
first
design
was
told
it
was
john
thorpe
go
away
and
come
back
with
our
suggestions,
which
he
did
and
I
agree
with
councillor
latte.
We
are
very
proud
of
that.
C
Building
of
that
design,
it's
it's
like
a
scallop
shell,
actually
in
shape,
and
particularly
at
night
when
it's
lit
up
it
looks
absolutely
gorgeous.
I
agree
with
that.
Council
latte.
I
think
the
the
glass
crystal
building,
as
you
call
it
to
the
north
of
the
site,
is
a
very
beautiful
building,
but
that
is
not
the
right
place
for
it.
I
I
think
it
does
distract
from
the
arena.
It's
got
no
relationship
to
the
arena
and
on
the
south
side,
I'm
looking
at
your
illustrations
on
page
101,
I
mean
it's
very
blocky.
C
C
So
I
I
I
can't
vote
for
it
as
it
is
now.
It
needs
a
lot
more
work,
the
crystal
tower.
Well,
it's
it's
too
tall
for
a
start
in
that
area
and
if
you,
if
you
submitted
a
plan
to
build
it
elsewhere,
you'd
get
my
vote,
but
not
that.
H
Thank
you
chair.
Like
the
previous
two
speakers,
I
think
I
I've
got
to
agree
with
them.
That
building
in
another
site
would
be
beautiful,
but
not
where
it's
been
proposed
and
I've
got
to
say
if
we
we
might
have
not
taken
some
decisions
we
did
about
therein
and
if
we
knew
something
like
that
was
going
to
be
proposed
in
front
of
it.
A
few
years
later
on
the
orchestra
bank,
I've
got
to
say
I
this.
This
was
the
first
disagreement
of
this
morning
there,
because
I
disagree
with
the
council.
H
I
think
yorkshire
wants
all
right
but
anyway,
but
I
I
I
I
I've
got
to
say
the
what
you're
proposing
there.
I've
not
got
a
lot
of
problems
with
I've,
just
concerns
about
about
losing
the
trees,
and
if
you
can
do
anything
about
that,
the
the
only
thing
you
have
about
the
other
building
is
is
not
the
building
that
you're
building
for
yourselves.
H
It
is
the
sort
of
purple
bit
which
is
going
to
be
elise
city
council
thing,
I
think
when
an
application
comes
back.
I
would
want
to
see
what
that
looks
like
in
context,
because
I
do
believe
how
that
looks,
affects
the
arena
and
we've
got
to
look
at
in
terms
of
that.
But,
as
I
said
as
far
as
I'm
concerned,
I
don't
want.
I
won't
want
to
have
the
the
large
dual
building
sat
in
front
of
the
arena
as
I
don't
think
it
belongs.
There.
J
J
I
I
think-
and
I
don't
I
can't
see-
that
that's
going
to
be
a
sustainable
argument
at
any
stage.
I
don't
know
what
was
said
in
those
meetings.
All
we
can
look
at
is
what
is
before
us
and
if
it
is
permissible
in
terms
of
policy
to
put
a
tall
building
there,
then
it's
permissible
in
terms
of
policy
to
put
a
tall
building
there,
which
then
brings
me
to
the
building
itself.
J
I
actually
think,
like
colleagues,
I
think
it's
a
stunning
building
when
I
look
at
the
the
presenting
angles
you
would
be
driving
towards
the
arena
actually
reminds
me
a
little
bit
like
the
flat
iron
building
in
new
york.
Just
in
terms
of
that
triangulation,
I
think
it's
going
to
become
a
landmark.
J
I
think
it
I
I
must
go
when
I
saw
the
mobile
like
that
I
was
no
fan,
but
when
I
look
at
I'd
like
the
blue
skies
as
well,
it's
permanent
to
be
over
leads
as
well.
That's
a
different
issue,
but
I
think
it's
I
I
understand
colleagues
concerned
about
the
lack
the
the
the
removal
of
some
of
the
view
of
the
arena,
but
anything
you
build.
There
is
going
to
block
that
so
it
and
it's
going
to
be
built
on,
and
so
it's
a
question
of.
J
Can
we
have
the
highest
quality
of
building
possible
and
I
must
say
I
think
that
genuinely
I
think
it
is
architecturally
stunning
and
I
think
it
really
enhances
the
area.
My
final
comment
is
a
reservation.
I
have
made
a
number
of
times,
which
is.
It
is
another
student
development,
and
I
don't
know
how
many
times,
colleagues
and
I
are
going
to
have
to
raise
concern
about
every
building.
Every
tall
building
that
comes
forward.
This
panel
is
a
student
development.
J
I
think
the
contribution
of
students
to
the
lead
city,
economy
and
our
city
are
integral
and
fundamental,
but
we're
not
just
a
student
city,
and
it
worries
me
that
every
single
large-scale
development
that
comes
forward
in
the
city
center
is
a
student
development
and
in
fact,
until
students
came
back
the
impact
over
the
past
18
months.
J
The
impact
on
city
life
was
it
really
noticeable
and
I'm
concerned
that,
unless
strategically
we
start
to
address
that
we
are
building
up
a
real
problem
for
the
future,
because
demand
for
stu
for
universities
ebbs
and
flows.
So
when
I
was
a
student
manchester
was
the
place
everybody.
If
you
didn't
go
to
manchester,
there
was
clearly
something
wrong
with
you.
I
went,
and
I
left
I'll
leave
that
at
the
moment
leeds
is
the
city
of
choice,
but
in
10
15
years
that
will
change.
J
F
Yeah
thanks
chair
yeah,
it's
as
perhaps
echoing
some
of
councillor
cohen's
and
other
colleagues
comments.
This
is
a
bit
of
a
mixed
bag.
Really
isn't
it
looking
at
the
the
the
the
sliver
type
building
is
a
very
impressive
building
and
almost
anywhere
else
in
the
city
center
would
be
very
welcome.
I
do
think
this
is
a.
This
is
a
location
for
a
building's
chair.
F
I
think
that
that's
an
accepted
principle
generally
speaking
in
this
area,
but
it's
in
this
area
there
is
there's
been
a
considerable
amount
of
development
of
late
and
due
to
our
current
unpleasantness,
the
city's
not
really
experienced
what
all
that
means
for
that
area.
You
know
that
we
don't
know
quite
what
all
those
buildings
having
that
purposeful
student
accommodations
will
have
on
that
area.
We've
not
really
experienced
that,
and
that
does
give
me
does
give
me
some
pause
chair.
I
think
that
the
quantum
of
development
in
that
general
area
is
is
a
concern.
F
It's
nature
is
largely
student
and
look
capital
is
following
the
biggest
returns
right
and
when
we
were
updating
our
core
strategy
chair.
If
you
cast
your
mind
back
to
2011
2012,
we
wanted
to
put
a
test
for
demand,
and
you
know,
and
that's
a
necessity
test
into
the
course
strategy
in
the
government
planning
inspect
to
remove
that,
so
it
would
interfere
in
in
markets.
Unfortunately,
this
is
what
you
see.
There
is
a
dash
to
build
purpose-built
student
accommodation,
because
market
is
following
the
best
shot
to
medium-term
returns
and
that's
something
as
a
city.
F
So
I
like
a
lot
of
elements
of
this.
I
I
like
the
the
the
applicant's
contributions
regarding
climate.
I
think
they
were
very
welcome.
They
certainly
understand
that
the
way
we're
going
in
leads
is
towards
zero
carbon
buildings.
They
understand
that.
I
think
that's
that's
to
the
good.
The
design
of
the
shard
type
building
the
silver
table
you
may
call
it
is
is
impressive.
I
accept
that
the
other,
the
largest
student
square
blocks
it's
much
less
impressive.
F
It's
very
generic,
it's
what
we
see
a
lot
of
in
the
country-
and
I
just
just
think
chair
if
it's
just
not
just
too
much
on
that
location
and
the
quantity
of
development
will
just
feel
like
too
much
and
we'll
be
adding
to
it.
If
we
we
say,
for
example,
passing
this
today,
which
obviously
we
know
it's
the
start
of
the
start
of
a
process,
so
I
do
worry
about
the
the
the
totality
of
it
all.
F
As
I
think
castle
blackburn's
mentioned,
we
do
need
to
see
from
from
the
applicant's
plural
about
what
this
purpose
built.
Multi-Function,
arts,
entertainment
space
will
look
like.
That
would
be
a
good
complimentary
building
to
the
arena.
That
would
give
us
an
interesting
collection
of
buildings
that
have
those
kind
of
uses
in
the
area,
but
we
need
to
see
an
awful
lot
more
of
that
appreciate.
The
yorkshire
bank
building
divides
opinion.
F
It
must
be
unique
now,
looking
like
that,
so
perhaps
perhaps
we
should
have
a
stay
of
execution,
but
that's
not
that's
not
what
we're
deciding
to,
but
I
do
have
a
certain
fondness
for
it.
So
just
I
just
think
it's
the
the
total
impact,
the
intensity
of
use
on
that
site.
I
accepted
it's
a
large
building
site,
but
it's
it's
the
uses
of
its
air.
It's
almost
a
shame
that
the
sliver
building
is
not
coming
forward
as
an
apartment,
building
a
general
apartment,
building
and
it'll
be
a
very
interesting
place
for
an
apartment
building.
F
G
Thank
you
chair.
I
don't
know
where
to
start
with
this,
so
I
think
I
think,
probably
first
of
all
in
the
report
6.5,
it
says
the
site
is
not
specifically
identified
in
the
sap.
However,
land
around
the
periphery
of
the
orchard
bank
building
is
identified
as
green
space.
G
G
I
don't
think
that
that's
yeah,
like
treating
my
ward
any
different.
I
think
in
terms
of
I
think
in
terms
of
the
the
massing.
G
G
A
sort
of
decorative
at
nighttime
like
presents
about
it,
so
I
think
I
think
it'd
be
a
real
shame
to
to
block
that
off
and
I
think
as
well
it.
It
removes
the
human
scale.
G
You,
when
we're
on
the
site,
visit
earlier
sort
of
stood
there
and
I'm
I'm
looking
at
the
unite
building
just
over
the
road
and
then
I'm
trying
to
imagine
that
height,
but
slightly
taller
and
I'm
stood
there
next
to
the
the
arena
and
I'm
looking
up
and
I'm
going.
Oh,
no,
it's
horrible!
I
don't!
I
don't
like
it,
but,
as
colleagues
have
said,
the
design
of
the
building
is
indeed
beautiful.
G
So
it's
a
it's
just.
It's
just
a
shame
it.
It's
proposed
to
go
where
it's
being
proposed
to
go
so
go
hang
on.
Let
me
look
at
what
I've
written
so
not
human
scale.
Oh,
I
agree.
We
do
need
some
strategic
strategic
oversight
with
regards
to
student
accommodation,
yes
and
yeah,
just
sort
of
reiterate
that
the
students
do
need
somewhere
to
live.
So
it's
not
the
principle
of
it's,
not
the
principle
of
a
student
accommodation
development.
It's
I
think
for
me.
It's
the
principle
of
development
on
that
little
strip
of
funding.
K
I
think,
with
regards
to
the
yorkshire
bank
site,
I
I'll
I'll
not
be
sad
to
see
that
go,
I'm
not
not
a
fan
of
that
and
I
think,
probably
what
you've
got
going
on.
There
is
replicating
what
you've
got
further
down
marion
street
there,
and
I
think
that
that's
probably
okay
with
a
few
tweaks.
K
Then
we
come
to
the
to
the
tower,
don't
we
I
mean,
I
don't
want
to
be
impolite
to
members
that
were
on
the
panel
when
the
arena
was
passed.
But
if
you,
if
you,
if
you
didn't,
want
anything
in
front
of
it,
why
didn't
you
bring
the
arena
further
forward?
Or
was
there
a
specific
reason
for
that?
K
But
you
always
knew
you
were
gonna,
get
something
in
front
of
it
and
you've
had
seven
or
eight
years
without
anything
in
front
of
it,
and
I
don't
discount
the
view
when
you
come
down
scott,
all
road,
which
is
probably
the
best
view
of
the
arena
that
you
actually
see,
but
we've
had
that
view
for
quite
a
long
time
and
I
feel
all
the
eyes
looking
at
me.
K
K
E
Yes
thanks.
I
agree
with
a
lot
what
a
lot
of
other
people
have
said.
I'm
not
a
fan
of
this
really.
I
I
like
the
open
space
around
the
arena.
I,
like
the
green
space.
I
like
the
grassy
knoll.
It's
well
used.
I've
seen
people
going
to
the
arena
sitting
on
the
grass
before
they
go
in.
I
think
that's
very
human.
E
I
understand
we
may
have
to
lose
some
and
I
think
that's
a
real
shame.
It
also
somehow
looks
and
feels
quite
safe
as
an
area,
because
it
is
a
human
sort
of
space,
and
I
think
that
is
also
desperately
important
rather
than
having
a
lot
of
buildings
with
square
edges
here
and
there
and
everywhere,
which
doesn't
give
that
feeling
of
openness,
safety
and
and
as
well
having
a
framework
for
the
arena,
which
I
agree,
is
a
lovely
building,
I'm
neutral
about
the
yorkshire
bank
building.
E
I
don't
really
care,
but
I
do
like
the
mature
trees
and
I
also
like
the
shrubby
hedges
and
the
shrubby
hedges
actually
are
better
for
absorbing
the
pollution
and
exhaust
than
actual
just
one
spindly
tree
somewhere.
So
I
would
like
whatever
happens,
that
we
emphasize
hedges
and
have
hedgerows
around
the
place,
because
it
is
a
very
busy
area
and
quite
polluted
and
I
feel
concerned
about
people
who
live
just
there
and
are
walking
here
and
there
and
absorb
breathing
all
that
air,
which
is
terribly
bad
for
them.
E
Although
to
15
years
time,
as
I
said
before,
perhaps
that
would
be
less
of
a
problem
with
electric
cars,
but
even
so
for
now
that
is
a
problem
in
terms
of
the
student
development,
it's
a
very
luxurious
building
and
like
other
people,
I
think
it
is
a
pretty
magnificent
building
the
chart
type
building,
but
I
don't
think
this
is
quite
the
right
place.
E
I
also
think
that
I'm
in
favor
of
of
having
particular
halls
developments
for
students,
but
I'd
like
to
see
them
more
mixed
up
with
other
parts
of
the
city,
not
all
in
clumps
in
my
own
wards.
E
This
has
caused
a
certain
amount
of
difficulty
in
some
areas
very
much
so,
and
I
think
where
students
are
more
mixed
with
the
rest
of
the
population,
it's
just
more
of
a
natural
way
of
being
and
a
better
way
of
developing
a
city
rather
than
a
clump
here
of
a
certain
type
of
person
and
a
clump
there
of
a
certain
type
of
person.
I
also
think
that
it's
important
that
students
accommodation
is
more
affordable
and
I
can't
see
this
luxury
building
being
terribly
affordable.
E
Really
it's
going
to
be
another
one
that
caters
for
particular
students
and
the
rest
of
them
are
still
priced
out
of
it,
which
to
me,
is
a
shame
so
in
terms
of
the
south
side.
Yes,
I
agree
it's
it's
too
blocky
for
my
liking.
I
think
it
it
could
be
developed
in
a
more
rounded
way,
and
I
would
like
to
see
the
proposals
for
this
multi-use
area
which,
if
it
has
to
go
over
the
grass,
then
it
does,
but
perhaps
we
could
look
at
having
some
more
grass
informal
space
in
front
and
around
the
arena.
I
Can
I
ask
you
to
turn
to
page
212.?
There
are
a
series
of
questions.
I
think
we've
answered
many
of
them
in
our
comments,
but
we'll
do
it
formally.
The
first
one
do
members
consider
that
the
loss
of
office,
accommodation
and
proposed
use
of
the
site
for
multi-use
events
building
and
student
accommodation
is
acceptable
in
principle,.
I
Yeah
and
the
multi-story
side,
the
multi-event
thing
we're.
Okay
with
you
know,
I
suppose
it's
the
scale
of
students
like
you're,
okay,
so
that's
guidance.
I
won't
put
a
guess
or
not
to
that
one
because
it
isn't
a
yes
or
no.
Is
it
subject
to
confirmation
of
detailed
proposals?
Do
members
support
the
approach
towards
living
conditions
for
the
student
accommodation?
I
have
to
say
that
must
be
a
yes,
because
we
we
accept.
If
it
was
there,
we
accept
those
conditions
all
the
time.
I
A
I
think
we
should
just
emphasize
that
whilst
we
don't
support
that
on
this
site,
we
do
feel
it's
a
quality
piece
of
design.
It
is.
I
I
Yeah
yeah
yeah,
it's
a
low
car.
Isn't
it
you
know
what
we
want
to
see
subjective
confirmation
of
details.
Do
members
support
the
approach
to
green
space
and
landscaping
around
the
development?
Well,
you've
expressed
an
opinion
on
that.
One.
Haven't
you
yeah,
okay,
I'd
give
I
didn't
know
we
were
going
to
have
fun
with
this
by
the
way
when
I
re-read
them
before
we
started
subject
to
confirmation
of
details.
Do
members
support
the
approach
to
sustainable
development
and
that
must
be?
Oh,
yes,
neil
yeah,
okay,.
C
I
may
come
back
to
the
question
about
which
one
was
it.
Do
members
support
the
proposed
scale
and
form
of
development?
C
I
think
we've,
the
the
panel
concentrated
too
much
on
the
on
the
lovely
building
on
the
north
side,
but
the
south
side.
I
think
we
have
some
concerns.
I
I
think
we
generally
express
those
questions.
Yeah,
okay,
can
I
can
I
thank
the
developers
for
bringing
it
we
we
do
like
that
iconic
building,
but
thank
you
for
that.
It's
lots
of
ideas,
lots
of
comments
to
take
away
from
consideration
and
I'm
afraid
we're
going
to
have
to
leave
it
there
at
this
stage.
Thank
you
and
good
afternoon
moving
on
then,
and
we
need
to
be
a
bit
quicker
because
we
have
meetings
swinging
up
and
we.
I
I
Sorry
can
you
come
forward,
please.
I
think
I've
got
quite
a
list.
I've
got
michael
peter
jonathan,
adam
and
anna
you're
all
welcome
to
find
some
space
at
the
back.
Well
is
it
do
we
have?
Where
did
it
from
don't
we
yeah.
I
Q
First
of
all,
thank
you
very
much
for
the
opportunity
to
introduce
our
proposals
for
kirkstall
road.
My
name
is
mike
britis,
I'm
the
project
director
for
for
clarion
housing
group.
I
just
wanted
to
take
a
couple
of
moments
just
to
to
introduce
our
scheme.
Latimer
developments
is
the
the
home
building
arm
of
clarion
housing
group,
which
in
itself
is
a
non-profit
organisation.
Q
All
the
proceeds
of
our
development
are
plowed
back
into
creating
more
housing
for
those
that
are
not
adequately
served
by
the
market,
so
we
we
develop,
we
own
and
we
operate,
and
therefore
we
are
investing
for
the
long
term
in
sustainable
communities.
Q
I
just
want
to
say
a
little
bit
about
our
found,
because
it's
quite
important
in
terms
of
our
core
purpose,
as
an
organisation
and
clarion,
was
founded
by
an
edwardian
entrepreneur
and
philanthropist
with
a
reputation
for
hard
work,
and
he
knew
that
to
provide
good
quality
homes,
for
people
to
to
live
was
to
provide
them
with
a
future,
and
our
fundamental
aim
is
really
about
good
quality,
affordable
homes
and
neighborhoods
for
people
that
have
been
failed
by
the
market
with
clarion
housing
group
comes
clarion
futures.
That's
our
charitable
foundation.
Q
We
very
much
want
to
be
part
of
the
emergence
of
a
new
community
at
kirksville
road
and
help
residents
develop
their
future
and
maximize
opportunities
available
to
them,
and
one
of
the
first
steps
on
that
journey
is
a
project
that
we're
already
working
on
at
kirkstall,
road
with
leed
city,
council
and
sen,
george's
crypt,
and
that's
to
create
some
affordable
modular
modular
homes
for
for
homeless
and
we'd
like
to
get
that
project
up
and
running
in
early
2022.
Q
T
R
T
Thank
you
thanks
very
much.
It
would
be
more
than
a
little
adventurous
of
me
to
sort
of
talk
to
members
of
leeds
city
council
about
the
city's
assets
and
the
emerging
projects.
What
I
do
want
to
do,
however,
just
briefly,
is
touch
on
some
of
the
character
of
the
site.
T
It
is
it's
outlined
there
in
red
immediately
to
the
west
of
the
city
centre.
It
is
a
fantastically
well
located
site.
It
sits
with
about
300
metres
of
frontage
onto
kirksville
road
that
gives
us
direct
line
of
sight
and
access
to
to
the
sustainable
bus
route.
That's
in
that
location,
and
obviously
it
has
that
similar
frontage
onto
the
river.
T
All
of
those
are
easy
words
to
use.
If
you
go
there,
as
I
think
some
of
you
did
this
morning,
you'll
find
that
it's
very
private
site,
it's
gates
and
walls
and
railings,
and
only
mike,
has
access
to
the
passcode
to
the
padlock.
If
you
are
invited
and
do
get
to
go
on
the
site,
you'll
find
that
you
can't
see
the
300
meters
of
river
frontage
onto
the
river
air.
T
What
you
do
get
is
five
hectares
of
concrete,
and
that
I
think,
is
something
we
really
want
to
do
something
about
next
slide,
please
thank
you.
The
site
has
an
incredibly
rich
sort
of
industrial
and
manufacturing
heritage,
and
that's
really
informed
much
of
our
thinking
in
terms
of
the
architectural
and
planning
of
the
site.
It's
also
helped
us
with
materials
grain
and
some
of
the
colors
next
slide.
Please
thank
you.
T
I've
I've
really
kind
of
struggled
to
find
the
words
to
capture
the
architectural
character
that
we're
looking
for
to
ground
our
project
in
leeds,
so
I've
chosen
a
series
of
images
there
and
they
all
for
me,
have
a
real
commonality
about
them,
and
it
is
this
this
it's
a
kind
of,
I
mean
I'm
a
northern
boy,
and
it
is
this
very
robust
kind
of
modesty
which
you
get,
and
I
mean
I
absolutely
love
that
it's
not
overblown
it's
not
over
detailed.
T
It
is
just
keep
it
simple
and
you
get
elegant
buildings
out
of
it
and
if
you
can
make
them
out
of
natural
materials,
they
are
all
the
better
for
it
next
slide.
Please
thank
you.
In
terms
of
a
project
brief,
my
brief
from
mike
couldn't
have
been
better.
It
was
just
you
know,
make
a
great
place
to
live.
You
know,
throw
away
the
boundaries
unlock
the
site,
provide
access
to
the
river,
make
it
welcome
to
to
to
our
neighbours,
be
a
be
a
community
but
be
part
of
an
existing
community.
T
So
again,
you
know
I'll
talk
a
bit
in
a
moment
about
the
framework
and
how
that's
helped
us
bring
that
forwards.
But
what
we
want
to
be
is
is
is,
as
far
as
we
can
possibly
get
from
a
dormitory.
We
want
to
be
a
place
where
people
come
and
visit
us
and
we
move
from
our
site
and
we
connect
way
beyond
the
boundaries
next
slide.
Please
thank
you.
T
Members
will
be
aware
there
are
a
number
of
consent
on
this
site
and
other
other
sites
along
the
kirksville
road
you'll
recognize
the
cr1
and
two
consents.
Clearly
they
are
not
going
to
come
forwards
because,
as
mike
said,
his
his
team
will
be
delivering
the
project.
For
me,
it
has
some
commonalities,
but
it's
certainly
overburdened
by
my
surface
car
parking
next
slide,
please
just
beyond
our
site.
In
the
slightly
white
panel,
there
you'll
recognize
the
nissan
garage
there.
T
Just
so
beyond
our
site,
you've
got
the
tannery
planning
consent,
there's
some
650
residential
scheme
of
purpose
built
to
rent
scheme
again,
from
my
perspective,
slightly
overburdened
by
car
parking,
but
it
does
talk
about
a
message
of
regeneration
coming
in
the
corridor.
Next
slide,
please!
T
So
this
this
framework
document
we
had,
we
had
some
really
great
meetings
with
with
your
your
your
members,
you
know
across
all
the
disciplines
and
this
document
has
been
been
incredibly
informative
in
terms
of
how
the
project
has
come
forward.
Members
will
know
this
document
as
as
a
framework
that
takes
you
from
effectively
the
the
I'm
trying
not
to
say
bypass
the
oh,
come
on
the
viaduct.
T
Thank
you
very
much,
thank
you
from
the
viaduct
to
the
west
and
obviously
down
to
the
the
wellington
bridge
down
at
the
south
end
of
the
site
next
slide.
Please
we're
a
key
component
of
that,
and
the
framework
has
some
very
specific
asks
of
us.
They're
kind
of
simple
asks,
and
then
it
sort
of
asks
that
all
projects
of
this
sort
of
scale
should
be
delivering
so
make
a
better
road
frontage
provide
connectivity.
T
North
south,
you
know,
make
it
possible
for
people
to
get
to
the
river
connect
the
site
east
west,
because
it's
a
framework
which
has
got
about
a
kilometer
of
extent
and
make
a
great
place
on
the
riverside
next
site.
Please
thank
you.
So
that's
the
site
in
all
its
glory,
can't
get
on.
It's
totally
secured
need
to
tap
mike
up
for
the
passcode
and,
as
I
say,
five
acres
of
sorry
five
hectares
of
concrete
next
slide,
please.
T
If
we
have
a
reasonably
good
day
today
and
subject
to
to
to
members
support,
this
is
the
project
that
we
would
like
to
bring
forwards.
What
I'll
now
do
is
talk
about
how
the
projects
evolved
through
the
process
of
workshops
with
your
offices
next
slide,
please.
T
So
this
takes
me
back
to
the
coastal
road
framework
document
and
how
we've
responded
to
that
next
slide.
Please,
thank
you.
So
the
opening
thing
is
is
improve
the
frontage
onto
kirksville
road.
Well,
at
the
moment,
that
frontage
is
is
a
boundary
wall
at
the
back
edge
of
pavement.
So
what
we're
saying
is,
let's
take
that
wall
away?
Let's
make
it
six
to
eight
meters
of
frontage
next
slide.
T
Please
provide
facilities
for
the
enhanced
cycle
lane
to
come
forwards,
four
meters
of
space
for
that
to
happen
and
then
upgrade
the
current
pedestrian
crossing.
So
it
becomes
a
toucan
crossing,
pedestrian
and
cycle
way
and
in
that
way,
improve
access
to
not
least
rosebank
primary
school,
but
also
to
the
eastbound
buses
running
inboard
next
slide,
please.
T
T
Please
come
into
our
site
and
the
sort
of
slightly
pale
grey
building
on
the
right
hand,
side
is
the
second
entrance
into
the
site
next
slide,
please
so
another
ask
that
comes
out
of
the
framework
is
provide
this
north
south
get
me
to
the
river
route,
and
this
is
the
green
link
down
to
the
site,
so
you'll
slightly
see
a
cranked
building
on
the
top
left-hand
side.
T
There,
that's
again,
it's
just
a
little
nuance
in
the
master
plan
that
says
we're
open,
not
we're
closed
down,
not
with
gated,
not
with
walls
as
we
are
today,
but
we
are
open,
so
we
just
provide
a
wider
threshold
and
make
it
possible
for
pedestrians
and
limited
cars
to
get
down
into
the
heart
of
the
site.
Next
slide.
Please
big
bottom
next
slide.
Please
thank
you.
T
T
Please,
thank
you
and
the
next
slide,
please
so
we're
proposing
a
completely
remodel
bridge
to
get
you
across
to
otter,
island
and,
obviously,
that's
a
reciprocal
arrangement,
so
otter
island
can
then
connect
back
to
this
site
next
slide,
please!
T
T
So
this
is
the
sort
of
character
that
exists
on
that
link.
It's
not
a
highway.
It's
a
home
zone
space!
Yes,
a
limited
number
of
vehicles
will
be
able
to
use
it,
but
it's
a
place
where
there
is
landscape
space.
There
are
three
bed
townhouses
with
garages.
You
can
see
one
two
and
three
bed
flats
in
there
with
their
own
private
balconies,
but
it's
very
much
about
a
place
that
that's
got
a
diversity
of
tenure.
Excuse
me
and
divertity
of
property
type
next
slide,
please!
T
So
that's
the
kind
of
comprehensive
north
south
east
west,
please
a
site
next
side.
Please
thank
you!
So
at
the
heart
of
the
project,
then
this
is
the
bit
where
we
really
say
we're
open
everybody
in
lee.
You
know
come
and
be
a
part
of
this
part
of
leeds
come
and
join
us
here.
So
you
see
little
four
arrows
there,
bringing
us
to
the
heart
of
the
project.
Next
slide,
please.
T
So
this
is
an
idea
about
a
place
where
we've
got
a
food
offering
we've
got
that's
the
kind
of
the
big
building
in
the
middle
ground
there,
the
building
with
the
number
seven
on
it
there,
the
zero
seven
that's
kind
of
artist-based
maker
space,
but
again
it
picks
on
on
this
architectural
character
of
the
the
old
industrial
buildings,
so
we're
playing
with
scale
but
again
staying
true
to
materials
and
simplicity
of
the
buildings
in
the
foreground
of
that
image.
T
If
we
weren't
at
a
high
level
would
be
a
little
food
store
and
then
to
the
extreme
left
of
the
image
there,
you
start
to
see
the
student
residential
building.
If
you
proceed
through
that
image
along
the
kind
of
avenue
of
green
trees,
there
next
slide,
please
you
will
pop
out
at
one
of
the
other
locations.
That's
talked
to
in
the
framework,
which
is
this
active
node
on
the
riverside
here.
So
next
slide,
please
big
one
and
the
next
slide.
Please
thank
you
and
good
news.
T
The
sun's
come
out,
and
this
this
is
a
you
know
this.
This
is
this,
is
the
the
riverfront
side
of
the
food
court.
The
kids
play
space
is
just
beyond
us
to
the
right.
But
again
you
see
this
agenda
for
very
simple
architectural,
aesthetic,
true
to
the
kind
of
the
heritage
of
the
buildings
and
playing
playing
games
with
with
kind
of
little
buildings
and
much
heavier
kind
of
warehouse
buildings
next
slide,
please!
T
So
if
you
step
back
now,
you
start
to
see
more
of
the
composition
start
to
appear
so
the
bridge
obviously
running
across
to
otter
island.
You
see
the
food
court
with
the
blue
panel
in
the
middle
of
the
image
then,
and
this
game
of
kind
of
climbing
and
tumbling
buildings,
just
very
simple
materials,
very
simple
colors
and
just
trying
to
be
very
neutral.
But
you
start
to
see
how
that's
going.
T
Oh
crikey
next
slide.
Please
I'm
enjoying
myself.
Forgive
me
sorry,
chair,
I'm
almost
there.
Actually,
the
the
I've
lost
my
train
of
thought.
Forgive
me
sorry.
The
final
ask
really
of
the
framework
next
slide.
Please
is
the
the
ask
for
for
a
connection
east
west
along
the
riverside.
We
felt
we
could
do
better
than
that,
and
rather
than
have
a
riverside
path
and
those
that
have
been
to
site
will
see
the
fast
wall
there.
The
flood
defence
wall,
we
think
a
riverside
park
is
better
than
a
riverside
path.
T
So
next
slide,
please
that's
the
composition
that
comes
together
and
if
you'll
allow
me
chair.
Could
I
just
briefly
pass
to
my
landscape
colleague
johnny,
who
has
a
couple
of
slides
to
talk
to
and
he'll
talk
more
eloquently
about
the
landscape
than
I
possibly
will
next
slide?
Please
and
the
next
and
the
next
go.
O
Sorry
I'll
make
it
as
brief,
as
I
can
so.
Pete's
talked
quite
adequately
about
the
different
spaces
in
the
landscape
master
plan.
I
think
it's
important
to
note
that
about
45
of
the
site
is
dedicated
to
landscape
and
public
realm,
and
a
significant
proportion
of
that
is
is
green,
green
infrastructure,
new
garden
spaces,
the
parkland
area
and
then
those
green
links
that
pete
talked
about.
O
We
want
to
plant
approximately
250
trees
across
the
site,
which
is
a
significant
uplift
in
the
green
infrastructure,
particularly
on
the
base
of
what's
there
now,
which
is
the
sort
of
area
of
concrete,
as
pete
mentioned,
and
sustainability
is
a
massive
thing
within
the
public,
realm
and
landscape.
So
we've
made
provision
to
introduce
whales
and
rain
gardens
to
help
with
surface
water
drainage
and
really
sort
of
make
those
sustainable
elements
obvious
within
the
public
realm
and
integrate
those
into
the
space
that
we're
creating.
O
We've
really
prioritized
active
travel
and
where
we
have
got
vehicle
routes.
It's
about
creating
a
shared
vehicular
route.
That's
accommodating
both
cars,
pedestrians
and
cyclists
in
an
equitable
manner,
so
making
sure
that
it's
not
a
car
dominated
space,
which
is
really
important.
O
O
So
it
feels
like
it's
part
of
the
design
of
the
park
and
not
an
obvious
intervention,
and
it
all
feels
very
integrated
and
one
big
green
space
for
the
whole,
this
community
and
the
community
and
the
wider
community,
the
area
to
enjoy,
and
then
generally
just
emphasize,
the
fact
that
it
is
very
green.
We've
worked
really
hard
to
reduce
the
hard
standing.
I
Thank
you
for
that
introduction,
quite
comprehensive.
You
covered
all
the
ground
and
I
I
was
anxious
to
allow
you
a
few
extra
minutes
so
that
you
you
had
a
chance
to
get
across
as
you'll
know,
many
members
on
site
are
the
members
who
were
on
site
was
rather
thrilled
with
it.
So
I
I
think
I
can
use
that
word.
Somebody
looked
at
me
yeah.
So
if
we
go
to
the
formal
part
I'll
invite
members
around
the
table
to
ask
any
questions,
they
wish
and
I
see
councillor
walt
shaw's
hand.
F
Thanks
chair
yeah,
unfortunately,
I
couldn't
make
the
side
vision,
but
that
was
a
fantastic
presentation.
When
can
we
give
you
planning
permission
put
my
hat
in
the
ring,
though
no
more
seriously.
That
was
a
very,
very
good
presentation.
I
never
liked
the
city
reach
ones
when
they
came
forward,
but
they
were
so.
This
is
this.
Is
such
a
huge,
huge
step
forward?
All
right
could
you
I
know
it's
a
pre-app,
but
could
you
briefly
outline
your
approach
to
low-carbon
stroke,
zero,
carbon
and
sustainability
on
site
that'd
be
really
helpful.
T
Sorry,
it's
anything
so
thank
you
for
the
for
the
the
commentary.
The
I
mean,
the
the
the
big
starting
point
for
us
is
is
do
everything
you
can
do
passively.
There's
a
great
you
know.
So,
let's
do
you
know?
I'm
probably
I'm
assuming
I'm
telling
you
things.
You
already
know
about
thermal
performance
and
windows
and
seal
buildings
and
all
those
sorts
of
things
decarbonizing.
T
The
grid
is
a
massive
win
for
us,
so
we
are
all
electric,
so
we're
we're
or
sea
pumps,
as
as
you
would
expect
you
know,
with
and
and
pvs
in
the
appropriate
proportion,
because
there's
a
you
know,
there's
there's
good
and
bad
about
pvs.
Sorry,
you
clearly
know
so.
That's
you
know,
that's
that's
the
simple
agenda
and
then
you
know:
let's
talk
about
sustainable
transport,
we're
we
are
a
city
center
location.
So
let's
walk
let's
cycle
and
let's
make
all
those
things
things
possible.
T
There
is
a
slide
if
members
have
seen
it
in
in
the
bottom
of
the
pack
that
identifies
something
like
1125
cycle
parking
spaces
dedicated
cycle
hub.
So
you
know
we
want
to
make
it
possible
for
people
to
cycle
who
don't
necessarily
want
to
own
a
bike.
Maybe
they
can
rent
a
bike
for
a
pound
for
an
hour,
and
you
know
off
they
go
so
that
you
know
they're
the
kind
of
the
humble
parts
of
the
agenda
and
I
might
definitely
pick
up
some
bits.
Q
Thanks
very
much,
I
think
it's
really
important
that
I
just
maybe
give
some
context
about
the
the
the
brief
that
we've
set
to
the
team
and
that's
all
really
wrapped
up
in
our
sustainability
route
map
to
2025.
Q
That's
based
around
five
pillars
and
that's
the
guidance
that
we're
giving
to
our
teams
not
just
on
this
project
but
across
all
of
the
projects
that
we're
working
on,
and
that's
really
about
these
five
sort
of
key
pillars
and
the
first
of
which
is
about
creating
social
value.
So
I
mentioned
in
my
introduction
the
project
that
we'd
like
to
introduce,
which
is
building
some
modular
homes
on
site
as
early
as
possible
to
take
homeless
people
off
the
off
the
streets
and
give
them
a
home.
Q
We've
got
what
we
hope
is
a
sort
of
an
aspiration
through
that
project
to
not
just
take
a
small
group
of
people
off
the
streets
and
give
them
a
home
but
to
work
with
them
to
give
them
skills,
and
then
hopefully
they
can
become
residents
in
our
scheme.
That's
the
golden
thread
that
we
would
like
to
see
beyond
that.
Q
There's
lots
of
other
things
that
we
can
do
around
around
social
value
which
really
cut
to
the
purpose
of
what
clarion's
about
at
its
very
core,
which
is
about
creating
new
communities,
the
the
other,
the
other
pillars,
and
I
won't
spend
too
long
dwelling
on
them,
but
a
really
all-around
energy
and
carbon
around
being
planet
friendly.
So
that's
about
you
know
the
way
in
which
we
specify
and
and
design
materials
and
where
those
materials
come
from
and
where
the
people
who
who
build
the
development
come
from
and
then
being
adaptable
and
resilient.
I
Thanks
mike
kaley,
please.
G
Thank
you
chair
and
thank
you
for
name
dropping
rose
bank,
much
appreciated
much
loved
local
primary
school,
and
hopefully
a
lot
of
children
will
be
attending
there
from
this
development.
Should
it
come
forward.
I've
just
I've.
Just
got
a
bit
of
I've
just
got
a
couple
of
questions
with
regards
to
it's.
Obviously,
you've
not
had
a
whole
lot
of
time
and
again
this.
G
This
is
another
another
pre-app
that
I've
had
pre-app
discussions
with
with
you
guys
on,
but
I
was
just
wondering
how
you've
developed
the
community
spaces
like
would.
Is
it?
Would
it
be
a
sort
of
self-organization
thing
or
would
it
be
staffed?
G
Would
there
be
opportunities
for
small
groups
to
just
come
in
and
use
it
for
free,
or
would
it
be
like
a
small
fee
to
use
it
and
then
also
in
terms
of
like
the
the
creative
spaces,
because,
obviously
this
site
has
a
lot
of
existing
creative
organizations?
I
guess
existing
on-site
would.
Would
you
be
willing
to
work
with
some
of
those
organizations
or
to
support
any
creatives
who
sort
of
already
use
the
site
as
it
is
yeah?
Thank
you.
Q
Thank
you
for
the
question.
I
think
I
think
the
first
thing
to
mention,
which
again
I
mentioned
very
briefly
in
my
introduction-
is
clarion
futures:
that's
our
charitable
foundation
and
we
do
a
lot
of
work
with
residents
and
across
a
number
of
different
work
streams,
one
of
which
is
clarion
communities.
Q
We
we
look
through
that
organisation
to
to
set
up
not-for-profit
organizations,
so
helping
people
start
their
own
business,
we
with
grants
and
what
have
you,
the
the
community
space
or
the
ground
floor,
commercial
space
that
we
have
across
the
site
as
part
of
the
application,
we're
keeping
very
flexible
in
terms
of
how
that
might
be
used.
So
that's
the
basis
on
which
the
the
planning
application
is
currently
is
currently
being
drafted.
Q
We
are
having
a
number
of
conversations
at
the
moment
about
potential
organizations
and
partners
that
we
could
work
with
to
operate,
that
space,
probably
wouldn't
say
any
more
about
those
conversations
at
this
moment
in
time,
but
certainly
a
lot
of
the
things
that
you've
mentioned
in
your
question
are
things
that
we'd
be
very
interested
in
doing.
E
Thank
you.
You
say
that
in.
E
You
have
an
expected
uplift
to
35
percent
of
affordable
housing
subject
to
grant
funding.
How
likely
is
it
that
this
will
come
through?
That's
one
question:
I've
got
a
couple
of
others.
Secondly,
about
the
student
housing.
Is
it
going
to
be
another
luxury
student
departments
that
are,
to
my
mind,
very
expensive
students
can't
afford,
or
will
your
principles
of
affordability
extend
the
student
tool
as
well,
so
that
actually
students
who
can't
afford
255
pounds
a
week
or
even
150
will
still
be
able
to
live
there?
E
I
think
it's
great
that
students
are
mixed
up
with
other
residents.
I
think
that's
the
way
forward
and
finally,
the
landscape
space.
I
note
that
there's
a
children's
play
area
and
also
a
less
formal
areas.
I
hope
it's
going
to
be
a
nice
adventurous
type
of
landscaping
that
children,
or
indeed
older
people,
can
really
play
in
sit
on
the
grass
just
enjoy
not
in
a
sort
of
formal
walking
along
looking
rather
respectable
type
of
way.
Thank
you.
Q
Again,
thank
you.
Thanks
for
the
question
I
think
I
can
remember
or
or
the
three
or
four,
but
so
I'll
start
with
student
I'll
start
with
the
the
affordable
housing
provision.
So,
yes,
we
would
like
to
deliver
up
to
35,
affordable
housing
across
the
site,
subject
to
grant
funding.
We
are
in
discussions
with
clarion
housing
group
at
the
moment
who
are
who
who
will
who
will
operate
that
housing
on
our
behalf,
I
think
at
our
core.
Our
core
purpose
is
developing
good
quality,
affordable
housing.
Q
So
our
aspiration
is
very
much
to
get
up
to
that
level
as
as
part
of
the
delivery
of
the
scheme.
The
reason
that
we
we
invest
in
open
market
or
we
deliver
open
market
for
sale
is
so
that
we
can
reinvest
those
proceeds
back
into
more
affordable
housing
and
and,
at
the
end
of
the
day,
that's
what
our
business
is
about.
Q
It's
about
delivering,
affordable
housing,
so
I
I
think
you
could
have
a
reasonable
level
of
confidence
in
in
terms
of
the
student
accommodation
we
we
haven't
yet
started
all
the
conversations
with
potential
partners
for
delivering
that
those
units,
but
I'll
certainly
take
on
board
the
comments
that
you've
made
and
and
then
in
terms
of
the
landscaping
and
the
play
areas.
I'll
probably
just
refer
that
over
to
to
my
colleague,
who
may
who
may
wish
to
give
you
a
more
detailed
answer.
O
Thanks
yeah,
I
mean
absolutely
agree
with
everything
you
said
there.
It
will
be
very
adventurous.
The
play
space
is
positioned
so
that,
as
you
come
off
the
bridge
at
a
high
level,
we
can
take
advantage
of
that
level
change
within
the
play
space
and
integrate
that
with
into
the
play
as
well,
making
it
obviously
very
adventurous.
So
it
won't
be
a
steer,
it
won't
be
formal.
It
will
integrate
trees
and
planting
with
into
that
play
space.
O
I
You
can
we
move
on
the
comments,
then.
Caroline,
please.
A
Thank
you
chair.
I
really
love
the
concept
of
the
development.
I
completely
support
the
idea
of
modular
housing
for
the
homeless.
I
think
it's
really
creative
and
and
just
what
the
city
needs.
I
completely
appreciate
the
empathy
that
you've
shown
in
the
architecture
with
the
surrounding
buildings
and
the
nature
of
the
area
and
for
all
of
those
reasons,
I
think
it's
a
really
innovative
and
welcomed
project.
Thank
you
for
all
of
that
observations
based
on
the
presentation
that
you
gave
slide
148
and
151.
A
I
think
there
might
be
just
a
bordering
on
sort
of
corporateness
it
I
get
the
material
I
get
the
style
I
get
the
echoing
with
the
surrounding
buildings,
but
there's
a
degree
of
uniformity
when
you're
looking
at
them
from
that
sort
of
distance.
On
those
two
slides
in
my
view,
and
I'm
not
sure
about
those
balconies,
they
do
look
a
bit
old
corporation
to
me,
I'm
sure
they're,
in
keeping
with
what
you've
looked
at
before.
A
But
I'm
just
telling
you
that's
the
impression
I'm
getting
as
somebody
who's
looking
at
this
from
this
distance
for
the
first
time.
So
that
was
the
first
point.
I
love
the
riverside
space,
but
with
regard
to
the
green
space,
there
is
a
fairly
large
patch
of
green
space
to
the
right
hand,
side
of
slide
151
but
other
than
the
riverfront,
which
I
think
is
beautiful.
A
The
green
space
seems
to
be
very
broken
up
to
me
and
I'm
wondering
if
the
scheme
would
benefit
from
a
more
extensive
spot
of
green
space
in
one
area
like
a
central,
green
or
something
of
that
kind,
and
I'm
very
pleased
to
hear
what
you
said
about
the
play,
because
that
was
going
to
be
my
my
last
question
the
nature
of
the
play,
and
I
absolutely
welcome
the
description
that
you've
given
about
the
adventurous
player,
taking
advantage
of
the
different
levels
and
so
on.
C
Yes,
I
like
I
like
the
linear
park
idea
alongside
the
river,
and
I
just
hope
that
you
are
going
to
plant
water-loving
trees
in
this
area,
because
underneath
the
concrete
the
water
table
will
be
quite
high.
The
park
which
councillor
gruner's
just
mentioned
is
a
little
mini
park,
but
I'm
afraid
it's
very
much
neglected.
C
But
I
have
to
say
that
counselor
growing's
right
there
is
a
uniformity
about
all
the
blocks
and
I
can
see
that
you've
tried
to
make
them
look
a
bit
different,
but
I
don't
think
it
quite
comes
off
and
I
have
to
say
it
does
remind
me
of
the
outskirts
of
saint
petersburg
leningrad,
as
was
when
khrushchev
built
a
load
of
high-rise
flats
interspersed
every
so
a
few
blocks
with
with
a
shop
just
looking
like
the
one,
that's
down
there.
C
Only
the
the
shops
in
in
russia
didn't
have
anything
in
them,
but,
and
it
was
just
soulless
and-
and
they
did
have
quite
a
bit
of
greenery
around
it,
but
it
I
I
it
it
just
reminded
me
of
that.
So
I
I
do
think
you've
got
quite
a
bit
more
work
to
do
to
make
the
blocks
look
individual
and
I
have
been
to
new
york
three
times
and
I
have
been
to
chicago
once
and
they
are.
They
of
course
are
skyscrapers
there,
but
the
the
they're
all
individual
there
isn't
that
uniformity
there.
C
I
Liz
I've
been
to
leningrad,
it
was
leningrad
and-
and
I
don't
have
those
recollections
that
is
the
lubianca
building.
I
will
agree
I'll.
C
Tell
you
where
it
is
on
the
way
to
the
winter
palace
when
you
drive
out
of
lemongrass
and
petersburg.
L
You
seem
you
come
across
as
very
genuine
people
with
a
genuine
proposal
for
us
and
I
hope
that
if
it
goes
forward
oops
that
you
can
deliver
in
the
same
in
the
same
tone
as
you
as
you
present,
I
think,
like
my
colleagues,
I
would
like
to
see
a
different.
Well,
yes,
you've
heard
what
they've
said
I
go
along
with
that
in
terms
of
the
the
buildings
you
want
to
build
and
how
how
you
bring
those
tours
in
the
in
the
form
of
a
proposal,
an
application.
L
So
on
that
score,
I
do
think
it's
a
great
pity
that
the
the
onerous
restrictions
we've
gone
on
at
the
moment
mean
that
you
can't
sit
in
on
what's
gone
before
you'd
have
if
you'd
heard
us
talking.
You'd
have
some
idea
of
what
we
think
about
buildings
and
buildings
in
general,
and
it
might.
I
always
think
that
sort
of
thing
is
handy
might
not
agree
with
it,
but
it
would
give
you
an
idea
anyway.
L
G
Took
me
by
surprise,
chair
yeah,
I
don't
know
about
leningrad.
I
think
it's
very
very
attractive,
so
I
mean
that's
just
my
opinion.
I
think
I
think
it's
got
a
lot
going
for
it.
The
the
community
aspect
of
it,
I
think,
is
really
really
strong.
I
think
the
the
design
is
pretty
good,
not
leningrad,
yeah.
G
I
think
I
think
the
the
main
thing
that
it's
got
going
for
it,
though,
is
that
amazing
green
space,
because
that's
a
net
benefit
to
the
city
and
connectivity
further
afield,
so,
like
that's,
really
really
quite
exciting,
and
also,
of
course,
should
the
I
mean,
even
even
with
the
the
policy
amount
of
affordable
housing
coming
forward
on
site.
G
That
would
be
a
massive
get
well,
not
a
massive
game,
but
it'd
be
better
than
what
we've
got
already
locally,
which
is
not
not
a
whole
lot.
Just
a
bit
of
context
to
my
my
comments
around
that
we've
got
got
obviously
rose
bank.
The
the
head
teacher
recently
ran
a
housing
survey
and
out
of
respondents,
one
in
five
families
living
in
one
bedroom
accommodation.
G
So
if
that's
not
an
illustration
of
housing
need,
I
don't
know
what
is
like
locally,
so
if
you
can
get
it
so
that
there's
more
social
social
rents
coming
forward
like
that
would
be
much
much
appreciated
by
me.
Thank
you.
H
Thanks
yeah,
I
think,
quite
an
overall
project.
I
think
I
can't
wait
for
you
to
to
build
it.
Really,
I
think,
is
it's
really
good.
I
mean,
I
think
there
might
be
some
some
some
of
the
comments
about
the
design
of
it.
I
think
you
might
need
to
tweak
tweak
it
a
bit
and
make
it
make
some
bits
a
little
bit
different,
but,
generally
speaking,
all
the
way
around
very
good
development
it'll
be
so
get
on
with
it.
I
Thank
you
david
and
I'm
pushed
for
time
meeting
some
members
have
a
meeting
in
10
minutes.
Can
we
go
too.
I
Okay,
can
you
well
it's
it's
not
my
meeting,
but
it's
other
people
as
well.
I
think
we're
all
very
pleased
with
this.
We
were
very
pleased
when
we
saw
it
on
site,
noble
organization.
Clarion
seem
to
be.
You
know
something
that
we
can
all
support.
I'd
like
to
see
them
do
some
more
working
leads
apart
from
this
one,
but
in
the
meantime
there
are
some
questions
for
members
to
put,
but
it
has
been
very
well
received,
so
I
don't
think
we
need
to
prolong
it
if
we
turn
to
page
230.
I
We've
got
four
questions,
therefore,
one
two
three
yep
on
the
first
one:
do
members
support
the
proposed
use
of
the
site,
subject
to
the
appropriate,
sequential
tests.
That
must
be
a
resounding
yes.
I
Do
members
support
emerging,
layout
and
scale
of
the
development?
Yes,
definitely
do
members
support
the
emerging
approach
to
highways
improvement
and
parking
too
many
cars
on
the
side,
but
apart
from
that,
we'll
move
on.
Do
members
support
the
emerging
approach
to
biodiversity
and
the
public
realm?
Well,
yes,
we
do
we
build
on
that
one.
Thank
you,
okay.
Well
I
mean
that
will
come
out.
Won't
that
that
will
come
out.
I
We
have
time
on
that
one
can
I
thank
you
for
bringing
such
a
a
really
good
application
to
us,
and
you
can
see
how
pleased
we
are
from
our
comments
around
the
table.
I
hope
you
can,
as
a
some
members
have
said,
hope
you
can
get
on
a
build
as
quickly
as
possible
and
bring
a
full
application
to
us
in
the
very
near
future,
but
well
done.
Thank
you
and
good
evening
to
all.