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From YouTube: Leeds City Council - Consultative Meeting Of Members Of The City Plans Panel 21st December 2021
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A
John
goodnight
good
afternoon,
everyone
and
welcome
to
this
consultative
meeting.
Please
note
the
word
of
members
of
the
city
plans
panel.
My
name
is
councillor
jim
mckenna
and
I
will
be
chairing
today's
meeting.
The
meeting
is
taking
place
as
a
remote
consultative
meeting
in
light
of
the
current
guidance
in
respect
of
covert
19
pandemic.
A
Any
recommendations
from
us
today
will
be
referred
to
the
next
physical
meeting
of
the
committee
for
approval.
Before
we
get
begin,
I
will
ask
god's
presence
to
introduce
themselves
and
I
will
start
with
council
blackburn.
B
Thanks
chair
good
afternoon,
councillor
david
blackburn,
family
and
working
wall.
A
David
next
counselor
colin
campbell.
D
I
hope
we
have
a
pleasant
meeting.
It's
unfortunate,
we're
not
able
to
meet
together
but
kobe
being
what
it
is.
It's
looking
a
bit
dangerous
at
the
moment,
so.
A
Indeed,
hopefully
I
hope
we
will
be
too.
Can
I
call
on
councillor
peter
khalil
and
please.
A
Okay,
thank
you
peter
councillor,
finnegan.
D
A
G
A
Thank
you,
councillor
almas.
C
Thank
you
chair
councillor,
gover,
almost
from
winston-hall
backwards,
substituting
for
councillor
gruen.
Thank
you.
A
Dan
cohen,
thank
you,
barry
councillor,
jules
hesselwood,.
A
D
A
Oh
welcome
jules
I
was
about
to
say
I
haven't
seen
you
moving
over
to
officers.
May
I
start
with
council
david
councillor,
david
finney,
david
feeney.
Please.
A
Planning
team
tim
please
good
afternoon
season,
scootings
tim
heart
from
the
city
tensor
plumbing
team.
Thank
you,
tim
steve,
please,
good
afternoon,
stephen
barley,
design
officer,
thank
you,
steve
and
matt
hills.
A
Thank
you,
toby
john
grieve.
Please.
A
Thank
you,
john.
Now,
moving
to
agenda
item
number
one
over
to
you,
john.
C
Thank
you
chair
agenda
item,
one
declarations
of
interest.
Could
I
ask
members
to
declare
any
interest
they
may
have?
C
I
see
no
indications
of
any
interest
I'll
assume.
That's
none
item
two
apologies
for
absence.
Yesterday.
We've
got
a
number
of
apologies
for
abstinence,
counselor
brooks
councillor
cohen
and
counselor
group,
counselor,
books,
councillor
cohen,
councillor
gruen,
and
we
have
substituting
councillor
anderson,
councillor,
almas
and
councillor
hezelwood.
Thank
you,
chair.
A
Thank
you,
john
moving
on
then
to
the
main
item
on
our
agenda
and
agenda
item
three,
which
is
a
pre-application
presence
presentation
for
the
for
proposed
development
for
proposed
development,
comprising
demolition
of
existing
building
and
construction
of
mixed-use
scheme
comprising
retail
force
floor
space
at
basement
and
ground
floor
level
and
purpose-built
student
accommodation
on
floors.
One
to
nine
of
the
new
building
at
142
brigade.
A
I
I
What
I
will
do
initially
in
a
moment
is
introduce
my
client
richard
leslie
from
duke
nice.
He
will
then
hand
over
to
the
project
architect,
ed
norman
from
costa
field
and
wright.
J
Yes,
thank
you
good
afternoon
members
and
thank
you
for
attending
the
plans
panel
during
what
is
a
busy
week
and
a
time
of
increasing
concern
for
civic
leaders.
I'm
richard
leslie,
chief
executive
of
duplice,
the
applicant.
This
is
our
first
experience
in
leeds,
and
our
dialogue
with
your
officers
has
been
a
fruitful
process.
J
J
We
recognize
the
important
civic
value
of
briga
and
central
road,
and
I
hope
you
will
see
that
our
approach
to
addressing
both
of
these
environments
is
positive
and
worthy
of
your
support
today
and
when
our
planning
application
comes
before
you
in
due
course.
Thank
you
members.
I
shall
now
hand
over
to
our
architect.
Ed
norman,
of
course,
to
phoenix.
K
Good
afternoon
my
name
is
edward
norman,
I'm
the
design
director
of
christopher
wright.
I
think
if
we
can
start
the
slideshow,
I
will
talk
to
you.
The
scheme.
K
Thank
you
very
much
so
good
afternoon,
chair
councillors,
members
and,
if
I
may,
season
greetings
as
well,
so
we'd
like
to
share
our
proposals
and
we're
excited
to
do
so
for
numbers
140
to
142
brigade
leads
and
known
as
the
house
of
fraser
building.
Next.
K
So,
yes,
we
are
proposing
the
removal
of
the
existing
1959
former
woolworths
building
and
replacing
this
with
a
retail
and
student
accommodation
scheme.
K
K
In
summary,
what
we
are
really
trying
to
achieve
here
is
the
following:
we
want
to
secure
the
future
of
this
key
urban
site
with
new,
viable
use.
We
want
to
regenerate
and
enliven
this
key
center
site
as
well.
Obviously,
we
want
to
increase
footfall
and
expenditure
to
help
the
city
centre
and
to
meet
the
continued
need
for
high
quality,
purpose-built
student
accommodation.
K
Whilst
you
know
also
relieving
pressure,
I
think,
on
housing
stock
elsewhere,
where
this
is
used,
we
will
work
in
consideration
of
the
least
carbon
road
and
are
going
to
achieve.
C
K
K
So
I
won't
dwell
on
this
very
long.
You've
just
digitally
met
richard,
but
they
are
an
award-winning
property
developer
experience
in
the
repurposing
and
redevelopment
of
commercial
assets
across
the
uk.
K
I
guess
more
specifically
in
the
upgrading
retention
of
existing
retail
spaces,
whilst
also
allowing
new,
positive
development
above,
if
I
could
have
the
next
slide,
please
and
the
next.
Thank
you.
So
where
are
we
well?
We
are
on
brigade
one
of
the
principal
arteries
and
leads
well
over
500
years
in
the
making
and
we're
in
the
retail
quarter,
and
I
think
we're
situated
around
15
minutes
walk
from
the
town's
academic
institutions.
K
K
I
think,
in
my
experience,
this
scheme
is
following
a
bit
of
a
uk-wide
trend
in
blending
city
functions
and
quarters
really
to
achieve
more
of
a
mixed
landscape
of
use,
classes,
which
I
think
helps
to
create
more
vibrant
centers
and
I
think,
that's
being
proved
next
slide.
Please,
the
site
is
kind
of
enveloped
by
the
city
conservation
area,
but
sort
of
just
outside
it
sort
of
snookered,
and
as
such,
it
needs
to
work
very
hard
to
respect
its
context.
K
There's
a
number
of
list
of
buildings
around
the
site,
the
corn
exchange
being
obviously
the
most
famous,
but
we're
also
abutted
by
the
grade
two
listed
renaissance
style
building
at
numbers,
133-137
designed
by
percy
robinson.
I
think.
K
So
bright,
500
years
or
so
in
the
making
the
character
of
cities
changes
over
time
when
the
character
of
streets
and
places
also
change,
of
course,
to
provide
for
changing
needs.
Our
development
site
was
once
part
of
the
robinson
designed
hotel
next
door
until
it
was
sliced
in
half.
Imagine
doing
that
today.
Anyway,
that
happened
around
1930
and
a
new
building
was
erected
in
its
place,
an
art
deco
building,
followed
in
the
1940s
prior
to
the
incoming
building,
which
was
wilbus,
and
that's
the
frontage
that
we
see
today
for
this
house
of
fraser.
K
Of
course,
each
of
these
iterations
had
a
rather
unusual
and
incongruous
relationship.
I
would
say,
with
the
listed
neighbor
next
door
in
terms
of
scale
and
style,
but
of
course
I
suppose
serve
the
needs
of
the
time.
If
I
could
have
the
next
slide,
please
so
you
will
all
be
very
familiar
of
course,
but
this
is
just
two
good
quality
photographs.
I
think,
showing
a
sort
of
dressed
portland
stone
facade
to
the
existing
building
with
those
prominent
recessed
and
punched.
Larger
format,
glazing
portions,
not
unusual.
This
building.
K
K
So
we
have
been
very
fortunate
to
have
five
pre-application
meetings
with
tim,
hart
and
steven
bali,
and
a
meeting
indeed
would
lead
civic
trust
to
discuss
our
designs
and
also
with
historic
england.
We
could
have
the
next
slide.
K
This
has
enabled
us
to
engage
in
a
really
super,
really
iterative
design
process
where
we've
been
able
to
discuss
scale
proportion,
mass
style
and
materiality
and
sort
of
adapt
and
change
the
scheme,
as
we
have
done
so,
with
the
useful
commentary
from
those
that
we've
spoken
to,
I
could
have
the
next
slide
and
the
next
thank
you.
So
what
do
we
want
to
do?
Well,
I've
described
it
in
sort
of
very
simple
terms.
K
K
A
building
and
creating
one
anew,
but
my
interest
in
this
site.
My
interest
in
architecture,
is
that
actually,
I
think
it's
a
wonderful
opportunity
here
to
create
a
beautiful
and
pretty
if
I'm
allowed,
to
use
that
word
building
which
respects
its
context
and
its
neighbors
and
offers
a
new
high
quality
piece
of
urban
fabric
to
enhance
and
knit
this
piece
of
brigade
back
together,
a
building
which
steps
in
elevation
and
in
plan
to
respect
its
neighbors
and
align
with
existing
ridge
heights
and
the
scheme
will
be.
K
A
K
So
we've
had
this
has
led
us
to
constantly
review
and
redraw
our
scheme
throughout
the
consultation,
prepare
the
next
slide
and
a
map
all
manner
of
context.
Views
have
been
considered
in
the
development
of
the
scheme
in
short
and
long
distance
and
massing
altered
to
respect
his
views,
but
just
draw
your
attention
to
the
image
on
the
right.
K
Actually
here,
it's
quite
an
interesting
conversation
that
we
had
where
the
kind
of
foreground,
if
you're
looking
from
the
corn
exchange,
has
a
very
heavy
stone
of
that
building
itself
and
then
the
mid
ground
has
that
kind
of
sort
of
mid-weight
brick
architecture.
K
So
what
do
I
love
about
leeds?
Or
what
do
we
love?
Well,
the
arcades
and
arches
of
leeds
the
cross
and
county
arcades,
grenary
wharf
and
elsewhere.
Echoes
of
these
forms
form
an
important
part
of
the
visual
heritage
of
leeds,
and
we
want
to
celebrate
this,
albeit
in
a
contemporary
interpretation.
I
could
have
the
next
slide
we'd
like
to
introduce
some
of
the
card
detail,
the
coins,
the
fluting
and
motifs,
seen
on
some
of
the
most
beautiful
buildings
about
leads,
but
we
want
to
do
so
using
modern
methods
of
casting
and
molding
and
prefabrication.
K
This
is
the
way
we
want
to
approach.
This
look
at
the
next
slide,
so
in
elevation
on
brigade,
we
want
to
respect
the
heights
of
the
adjacent
buildings.
Obviously,
particularly
our
historic
neighbor,
we
want
to
set
back
additional
floors
from
key
visible
locations
and
work
very
hard
to
ensure
that
their
impact
is
reduced
from
a
number
of
key
views.
The
architecture
will
reflect
the
color
detailing
and
language
of
its
distinguished
listed
neighbor,
but
the
building
uses
more
contemporary
and
lightweight
materials
and
upper
floors
to
reduce
their
impact
again.
K
As
with
brigitte,
you
know
what
we
really
want
to
do
with
this
scheme
is
ensure
that
the
ground
floor
uses
create
interesting
and
active
frontages,
and
this
facade,
I
think
it's
a
little
bit
of
a
more
contemporary,
take
on
the
classic
facade
composition
that
we've
shown
to
brigade.
If
we
could
have
the.
G
K
One,
this
is
just
a
sort
of
sneak
view,
I
suppose,
when
viewed
from
market
street
of
that
rear
elevation
and
the
next
40s,
and
here
a
simple
before
and
after
shot
when
viewed
from
duncan
street
of
the
existing
and
proposed
architecture,
you
can
see
actually
that
we're
trying
to
marry
that
ridge
height
with
the
building
in
the
distance
and
that
when
the
war
was
building
was
created,
it's
only
a
sort
of
ground,
plus
three
building
very
odd
relationship
really
with
its
neighbor.
K
If
I
could
have
the
next
slide,
the
central
road
elevation
looks
to
marry
the
materiality
of
brigade
elevation,
but
there's
a
great
opportunity
here.
I
think,
because
there's
a
natural
curve
or
sweep
to
this
street,
which
is
kind
of
just
faceted
through
the
the
building
itself
at
the
moment,
I
think
it's
an
opportunity
to
reinforce
the
perspective
of
that
lovely
sweep
again
when
viewed
from
duncan
street.
K
If
I
could
have
the
next
slide,
here's
the
elevation,
distinct
bottom
middle
and
top
we're
looking
at
bronze
anodized
panel
on
a
heavily
glazed
active
facade
brown,
with
stone
to
the
main
body,
as
I
said,
and
zinc
and
class
to
the
recessed
upper
levels.
For
the
reasons
I
previously
mentioned,
we
could
have
the
next.
K
K
I
won't
dwell
on
these
for
too
long,
but
these
are
important
drawings
because
they
show
part
of
that
iterative
process
that
we've
been
through
with
lead
city
council,
where
we've
kind
of
chipped
away
at
the
architecture
and
the
mass
to
ensure
it
did
not
compromise
key
views
in
this
case
from
duncan
street
next
slide.
Sorry,
and
then
here
from
kerguet
looking
south
and
the
next
slide,
and
indeed
the
corn
exchange,
where
it
is
visible.
I've
discussed
how
we're
using
the
materiality
and
the
setbacks
in
the
building
to
reduce
its
impact.
I
could.
K
Road,
it's
itself,
nevertheless,
an
additional
view
here,
just
looking
north
from
about
4th
street
duncan
street
junction,
with
the
yorkshire
building
society
building
on
the
near
corner
next
slide,
please
just
a
detail
of
those
facade
treatments,
the
full
height
glazing,
the
decorative
use
of
pre-casting
or
pre-clotted
stone
and
black
metal
iron
gardens
and
the
various
other
details
after
some
fluting.
The
next
slide.
Please
there's
the
completed,
render
looking
north
on
brigitte,
which
I've
talked
through
a
little
and
the
next
slide,
and
that's
the
completed,
render
looking
sound
on
central
road.
K
K
Slide
so
in
terms
of
internal
design,
we
are
providing
large
format,
retail
space
over
basement
and
ground
floor
and,
of
course,
enhancing
the
active
frontages
to
bring
in
central
road.
K
The
servicing
will
fundamentally
remain,
as
it
is
existing
with
off
street
provision
behind
the
central
road
facade,
which
will
obviously
include
waste,
storage
and
other
less
sightly
things,
but
could
have
the
next
slide
the
ground
floor
to
central
road,
I
think,
will
be
a
very
exciting
place
to
be
with
the
student
reception
and
the
associated
amenities
that
will
come
through
depending
on
the
provider.
K
These
are
often
things
sort
of
quiet
areas,
gyms
and
things
things
of
that
effect.
Another
next
slide,
so
the
scheme
will
provide
very
high
quality
internal
external
immunity
with
400
meters
squared
internally
and
12gb.
Squared
varied
external
immunity
at
a
combined
ratio
of
four
and
a
half
square
meters
per
bed
have
the
next
slide.
K
D
K
Slide
which
shows
the
eighth
floor,
immunity
which,
again
I.
K
So
in
terms
of
the
typical
floor
levels,
we
can
see
the
buildings
t-shaped
with
all
clusters
or
studios
having
views
of
the
central
courtyards
and
terraces
or
into
the
streets
of
brighton
central
road
and
as
the
build
form
changes
through
the
height
of
the
building.
Variations
to
this
are
offered
with
different
lighting
views
next
slide.
Please,
the
scheme
offers
238
high
quality
cluster
units
and
130
self-sufficient
studios
with
their
own
kitchens
and
bathrooms.
Next
slide
views
and
all
spaces
meet
requisite
spatial
guidelines
fitted
with
high
quality
specification
of
materials.
K
So
thank
you
for
listening
through
that
that
sort
of
completes
the
architectural
component.
If
you
like
and
I'll
now
hand
you
back
to
david
vollenson,
who
will
walk
us
through
the
summary
of
benefits
and
no
doubt
ask
you
to
move
on
to
the
next
slide.
Thank
you.
I
I
So
what
I
really
want
to
do
now
is
just
finish
off
with
how
the
scheme
aligns
with
the
keeper
pillars
within
leads
of
inclusive
growth,
health
and
well-being
and
climate
change
for
inclusive
growth.
Our
scheme
is,
as
ed
has
said,
it's
about
a
viable
new
use
for
the
house
of
fraser
building
to
reflect
the
changing
nature
of
city
centres.
I
What
we're
seeking
to
do
is
to
bring
forward
new
high
quality,
flexible
retail
space
that
reflects
the
prime
location
onto
brigade,
but
also
future
proofs
that
that
space
to
allow
for
changing
retail
activities,
the
retail
relates
to
brigade
that's
what
the
retail
is
about.
The
student
accommodation
relates
to
central
road
and
therefore,
what
we're
seeking
to
do
is
to
bring
forward
student
accommodation
and
that
student
accommodation.
I
We
have
a
demand
study
which
we've
had
undertaken
by
cbre,
and
it
is
away
from
existing
concentrations
of
student
accommodation.
There
is
only
one
scheme
within
quarter
of
a
mile
of
this
of
our
site
and
that's
the
debenhams
approval,
so
this
isn't
about
a
concentration
or
over
concentration.
It's
actually
about
a
dispersal
and
bringing
in
the
students
into
an
area
which
the
reason
for
that
for
from
our
point
of
view,
is
that
it
brings
the
increased
footfall
and
expenditure
into
the
city
centre
and
helps
sustain
the
city
centre.
I
I
I
There's
there's
a
cafe
culture
there,
but
after
dark,
it's
quiet
and
what
we
think
the
students
will
do
is
reinforce
that
vitality
and
we're
also
very
keen
to
to
look
at
public
realm
improvements,
we're
cognizant
of
local
employment
agreements
and
the
need
for
those
and
that's
fundamental
to
the
dna
of
my
client,
and
we
will
bring
that
forward
next
slide,
please
from
a
health
and
wellbeing
point
of
view.
Clearly
this
is
a
highly
accessible
location.
I
You
don't
need
me
to
tell
you
that,
but
it
has
the
benefits
there,
for
of
proximity
to
transport,
retail
and
cultural
facilities,
we're
bringing
forward
a
framework
travel
plan
and
that
will
encourage
non-carpon
travel
and
hence
the
health
benefits
associated
with
it.
This
is
a
car
free
development,
we're
delivering
full
cycle
parking
provision
in
line
with
the
spd,
both
for
retail
staff
and
students
and,
as
ed,
has
identified,
we're
compliant
with
the
draft
spd
for
student
accommodation
on
room
sizes,
configuration
internal
and
external
community
spaces,
and
that's
not
clearly
just
to
tick
a
box.
I
That's
because
we
want
to
create
a
place.
We
want
to
address
the
isolation
of
students
and
we
want
those
students
to
feel
that
this
is
home,
we'll
bring
forward
a
student
management
plan
that
will
deal
with
building
operation
and
it'll
also
deal
with
issues
such
as
student,
drop-off
and
student
pickup
and
the
location
of
car
parking
facilities
is
covered
in
our
framework
travel
plan
and
we'll
also
address
safety
and
potential
for
anti-social
behavior.
I
From
a
climate
change
and
sustainability
point
of
view,
it's
indicated
we're
we're
working
towards
brian
excellent.
We
can
also
comply
with
the
policy
requirements
on
emission
reduction
and
low
carbon
and
renewable
energy
technology,
and
the
framework
travel
plan
will
set
targets
to
and
to
make
sure
we
walk
the
walk
so
to
speak
around
the
use
of
walking
and
cycling,
and
we're
also
aware
that
we
need
to
look
at
the
future
resilience
of
the
building.
I
We
firmly
believe
the
student
need
and
the
requirements,
but
we
also
recognize
that
your
draft
sbd
asks
us
to
look
at
future
proofing.
We
think
the
location
is
resilient
for
retail
and
student,
but
we
will
look
at
how
the
building
is
internally
designed
to
allow
for
future
alterations
to
alternative
uses.
But
we
fully
recognize
the
student
is
a
steward
of
sewage
and
air
is
use,
and
any
change
of
use
would
be
at
your
discretion
and
that's
not
something
we
propose
we're
fully
committed
to
the
pbsa
final
slide.
Please.
I
The
reason
we
put
all
these
words
on
the
screen
was
that
you
would
get
the
presentation
beforehand.
I
don't
expect
you
to
have
read
them
now,
but
we
just
wanted
to
leave
you
with
the
thoughts
of
tom
bridges
from
arab
who
we
asked
to
peer
review
our
scheme
in
the
context
of
the
work
he
produced
for
the
city
council
on
the
future
of
leeds
city
center
and,
as
you
can
see
here,
and
hopefully,
I've
had
chance
to
read,
he
fully
supports
the
scheme
and
considers
our
scheme
aligns
with
his
work.
I
So
perhaps,
if
you
go
on
to
the
next
slide,
then
it's
simply
a
graphic.
Thank
you
for
your
time.
Hopefully,
we
haven't
gone
too
far
over
time.
We're
very
happy
to
take
questions
as
you
see
fit.
Thank
you.
A
Moving
on
now
can
I
invite
members
to
ask
questions.
Can
you
do
something
the
old-fashioned
way,
the
electronic
way
of,
by
putting
your
hand
up,
and
if
I
don't
call
you
strictly
in
rotation,
it's
how
I
viewed
the
screen.
I'm
sorry
in
advance.
Okay,
questions
from
members.
Please.
E
I'll
come
back
with
comments
later
on.
I
think,
but
just
one
thing
I'm
thinking
of
in
this
particular
one
is.
If
I'm
right-
and
it's
been-
I
don't
spend
as
much
time
in
the
city
center,
as
I
used
to.
Unfortunately,
at
the
back
of
here
was
quite
a
lot
of
blue
badge
parking,
and
I
just
wanted
assurances
that
the
that
amount
of
parking
would
be
retained
there
for
blue
badge
holders
or
or
alternative
locations
would
be
found
and
then
just
a
bit
of
a
a
bit
of
an
idea
around.
E
Obviously,
it's
a
car
free
development,
the
majority
of
time,
but
as
we've
seen
with
a
number
of
these
student
accommodations
there's,
obviously
the
change
every
day,
which
is
incredibly
difficult
to
manage,
as
well
as
a
quite
often
constant
stream
of
taxis,
picking
people
up
in
the
evening.
Now,
obviously
they
will
be
spending
most
of
their
time
with
hope
in
the
city.
Centers
not
have
to
go
far,
but
they
will
have
friends
to
visit
in
other
areas
of
the
city.
I
Yes,
you
you're
absolutely
right
about
the
blue
badge
parking
and
we
have
and
are
engaging
with
our
preferred
contractor
to
understand
the
nature
of
how
the
site
will
be
demolished
and
redeveloped
to
ensure
that
the
demise
and
the
hoardings
and
the
areas
allow
for
through
through
flow
of
traffic
and
allow
for
retention
of
the
blue
badge
areas
as
far
as
is
possible,
and
we
will
commit
to
replace
those
and
fund
the
cost
of
replacing
those
if
we
need
to,
but
at
the
moment,
we're
clearly
trying
to
retain
them
where
they
are.
I
With
regard
to
the
student
drop
off
and
pick
up.
Yes,
through
the
management
plan,
we
will
address
that
what
our
framework
travel
plan
does
at
the
moment
is
identify
where
the
multi-storey
car
parks
are,
and
there
are
significant
numbers
in
proxima
proximity
and
how
those
would
operate
with
the
student
management
company
and
where
it
will
be
an
allocated
time.
Slot
and
people
would
then
walk
with
their
belongings
from
that
multi-story
car
park
through
into
the
development
to
allow
that
all
that
activity
to
work
effectively.
I
So
it's
work
in
progress,
but
we
don't
believe
that
there's
any
show
stoppers
there
and
we
will
ensure
that
the
submission
deals
with
both
of
those
matters.
A
Thank
you
david.
Thank
you
for
the
question
peter.
I
haven't
seen
any
more
hands
any
more
questions
from
members
or
are
you
saving
yourself
for
the
comments?
I
imagine
that
might
be
the
case.
H
Yeah
thanks
yeah
that
was
kind
of
a
light
hand
by
myself.
I
just
just
thinking
in
terms
of
the
the
rooms
and
it's.
This
is
quite
a
question
for
both
the
application
and
I
guess
the
officers
as
well
is
just
looking
at
our
our
handout.
I'm
not
gonna
ask
anyone
to
share
screens
again,
just
in
case
that's
problematic,
but
just
thinking
in
terms
of
the
the
cluster
ensuite
bedroom.
H
That's
12.5
meters
is
at
the
very
much
of
the
lower
end
of
what
we've
seen
I
think
come
before
his
chair,
and
I
just
want
to
eat
the
applicant's
take
on
that
and
where
does
that
stand
in
relation
to
the?
Are
there
other
developments?
That's
my
first
question
for
the
applicant.
The
second
question
to
the
applicant
is
during
his
during
one
of
the
applicants
presentations.
H
So
you
mentioned
the
evidence
of
purpose-built
student
accommodation,
freeing
up
regular
housing
for
under
the
bearer
expression
chair.
I
just
wonder
if,
if
the
applicants
could
discuss
their
evidence
of
that
with
the
panel
that'd
be
really
helpful
and
I've
got
a
due
course
of
the
same
question
to
officers
really
chairing
due
course.
Thanks.
I
Thank
you
and
thank
you
for
the
question
so
I'll
deal
with
the
second
point
and
I'll
ask
ed
to
deal
with
the
first
point.
From
the
second
point
point
of
view:
we've
engaged
cbre,
who
are
national
experts
who
have
assessed
and
do
assess
student
issues
and
student
demand
studies
up
and
down
the
country,
I'm
very
happy
to
to
sort
of
go
through
any
of
the
numbers
there
from
the
issue
around
freeing
up
accommodation.
I
Yes,
I
I
did
a
lot
of
work
personally
in
chester
and
I
spent
a
lot
of
time
looking
at
these
issues
around
what
we
called
studentification
and
looking
at
the
viability
of
the
ability,
in
effect
for
that
existing
house
of
multiple
occupation
student
house.
Was
it
viable
to
be
able
to
convert
it
back,
and
we
did
demand
studies
around
that
and
we
did
viability,
studies
around
that
and
we
came
to
the
conclusion
that
it
was
and
that
that
was
part
of
a
planning
application
in
that
location.
I
So,
between
my
experience
and
the
experience
from
cbre,
we
believe
that
the
principle
is
right.
What
we
haven't
done
is
a
detailed
assessment
within
hyde
park
or
headingly
or
or
any
of
those
locations,
but
as
a
principle,
we
do
believe
that
drawing
students
out
of
those
locations
frees
it
up
to
go
back
to
family
accommodation
and
it
is
viable
to
do
so.
I
Can
I,
on
your
on
the
size
elements,
ask
ed
to
comment.
K
Yes
and
thank
you
for
the
question-
we've
created
all
manner
of
student
accommodation
at
crystal
from
the
right
from
12
square
meters,
up
to
20
and
much
larger,
we're
finding
that
the
12
and
a
half
which
I
should
stress,
isn't
all
of
the
units
on
this
site
that
would
be
a
minimum,
does
provide
sufficient
arrangement,
detailed
comfort
and
otherwise,
and
we're
constantly
finding
new
and
innovative
ways
of
making
those
spaces
work
even
better.
K
What
is
more,
we
are,
providing
you
know,
good
full
height
level,
glazing
as
well
to
these
rooms,
which
I
think
also
makes
them
particularly
good,
but
you
know
we're
constantly
looking
at
these
and
trying
to
refine
them
and
seeing
where
we
can
get
more
space
on
existing
plans
and
so
on
within
these
units.
But
an
answer
to
the
question:
yeah
I've
worked
through
the
whole
gambit
of
sizes.
In
my
experience.
H
Okay,
thanks
just
go
back
to
mr
rollinson,
then
I
think,
and
thanks
for
that
contribution,
I
think
I'd
be
keen
to
see
chair
I'd,
be
keen
to
see
the
applicant
do
that
analysis
with
with
respect
to
a
full
application
coming
forward.
I
think
that'd
be
very,
very
interesting
to
see
regarding
the
impacts
of
pbsa
on
the
rest
of
the
housing
stock.
H
For
example,
pbsa
is
overwhelmingly
marketed
at
first
years
uk
nationals
and
then
a
cross-section
of
international
students,
so
be
keen
to
see
how
I
begin
to
see
how
you
they
think
that
this
might
impact
on
those
two
student
groups,
but
also
are
the
are
the
applicants
intending
to
look
at
the
more
traditional
uk
nationals?
H
Third,
fourth
with
the
second
third
and
fourth
year
markets
chair,
I
think,
looking
at
someone
who
represents
a
ward
which
is
as
well
as
council
gathering
council
priorities
is
very
much
the
the
home
of
the
the
student
hmo's
in
leeds.
I
think
we'd
be
keen
to
see
evidence
of
that.
I
think
that
would
be
extremely
interesting
because
we're
very
much
keen
to
see
how
raising
freedom
for
families
chair
thanks.
I
I
think
the
very
happy
to
do
as
requested.
I,
I
think
the
comment
I
I
would
say
is
that
the
scheme
we're
bringing
forward
is
both
cluster
flats
and
private
rooms,
and
that
gives
us
in
line
with
the
spd.
That
gives
us
that
flexibility
in
that
range
that
council
will
show
mentions,
so
that
the
demand
analysis
that
we've
had
done
looks
at
those
cohorts
that
you've
identified
and
looks
at
the
their
alternative
supply
position.
I
A
Thank
you
david
again,
I
see
no
further
hands.
May
I
move
on
to
comments
please
and
invite
comments
from
members.
D
Thank
you.
I
suppose
I
have
to
start
by
saying
we
don't
normally
get
such
a
detailed,
an
obviously
well
thought
through
set
of
designs
this
early
in
the
planning
process,
and
so
it
is
obvious
from
all
the
documentation
you've
sent
us
that
a
lot
of
work's
gone
into
this
and-
and
it
shows
quite
frankly,
I
think,
the
I
the
principle-
I
am
relaxed
about
the
principle.
D
As
long
as
we
maintain
the
shopping
frontage
onto
brigade,
which
is
important,
then
I'm
okay,
with
that
the
building-
that's
there
at
the
moment
is
uninspiring.
I
think
it's
the
best
way
to
describe
it.
It
was
only
if
there
was
only
one
of
them
in
the
entirety
of
leeds
or
the
entirety
of
the
country.
I
might
fight
the
battle
to
keep
it,
but
it
it
reflects
the
style
of
the
day
if
that's
the
best
way
to
describe
it
and
the
start
of
the
day
wasn't
very
good.
D
I
think
I'm
looking
forward
to
seeing
details
of
the
material
and
perhaps
a
sample
of
that,
but
I
just
would
just
raise
the
issue
and
I
think
you've
touched
on
it-
that
the
drawings
you've
shown
us.
Don't
really
indicate
clearly
to
me
how
that
would
happen
and
that's
to
do
with
the
frontage
onto
central
road.
D
As
you
say,
that's
a
bit
of
a
dead
area
at
the
moment,
and
certainly
if
we
can
improve
that
area
with
increased
footfall
and
an
active
frontage,
it
will
be
a
good
thing.
So
when
you
bring
the
final
drawings
back
to
plans
panel,
could
you
provide
me
and
probably
the
rest
of
us
with
some
more
detailing
on
that
particular
ground
floor
frontage
and
how
that
will
actually
lift
that
particular
area?
D
A
Thank
you,
colin
councillor
nash,
please
elizabeth.
G
G
I
was
a
very
young
teenager
when
the
walrus
building
was
was
built
and
and
obviously
at
the
time
I
hadn't
a
thought
of
ever
becoming
a
counselor,
which
was
many
years
afterwards,
and
I
thought
it
was
horrible.
As
a
teenager,
it
just
stood
out
like
a
self
sore
thumb
and
I
think
all
architecture
has
to
respect
its
neighbors.
G
I
think
on
brigit.
It
does,
although
I
I
would
say
the
the
upper
two
stories
which
are
on
the
roofscape,
which
are
set
back,
that
it
does
look
a
bit
like
an
afterthought,
and
I
wonder
if
that
could
have
some
attention,
but
on
central
road.
I
think
the
building
looks
too
prominent
to
bulky.
G
I
I
I
understand
the
design,
the
the
crescent
design,
but
it
looks
too
forceful,
too
brutal
and
it's
very
near
the
county
arcade
and
the
the
buildings
on
the
other
side
of
central
road.
They
they
they
do
respect
it.
It's
all
part
of
that
that
area-
and
I
I
I
think
it
needs
a
lighter
touch,
but
the
the
general
principle
I'm
I'm
happy
with
the
only
other
thing
that
I
I
would
say
is
need
civic
trust.
I
noticed
they.
G
A
Thank
you
liz.
Can
I
bring
in
peter
now,
please.
E
Thanks
jeff
just
trying
to
remember
where
my
button
is,
I
think
overall,
I
quite
like
the
look
of
the
building
that
we've
seen
so
far.
Obviously
we'll
see
more
of
it
in
the
full
application
and
get
a
clearer
view
of
the
materiality,
and
I
think
that'll
be
something
we'll
want
to
get
a
better
understanding
of.
I
think,
as
people
have
said,
that,
in
my
view
the
principle
is
absolutely
fine
here
and
we
had
this
discussion
over
the
debenhams
building
as
well.
E
Recently,
I'm
glad
you
brought
up
quite
a
lot
around
the
safety
of
that
area,
because
when
we're
discussing
the
debenhams
area,
the
debris
application,
I
had
quite
a
view
that
really,
yes,
it
is
heavily
trafficked
in
the
day
with
people
passing
and
and
people
in
the
shop
runs
being
able
to
look,
but
actually
in
the
evening
brigade's.
Quite
an
empty
street
in
central
road
I
think,
is
probably
not
as
bad
but
but
but
will
be
the
same,
but
suddenly,
after
after
seven
o'clock
in
the
evening,
it's
pretty
quiet.
E
So
I
think
in
a
way,
it's
a
positive
that
we've
got
two
schemes
for
something
similar
coming
forward.
In
the
same
area,
because
just
one
on
their
own
probably
wouldn't
have
enough
to
change
the
area
to
get
to
get
more
of
that
activity
late
at
night
and
and
in
general,
I
think
it's
quite
a
supportive
way
of
getting
a
bit
more
mix
in
those
areas
of
the
city
center.
E
We
do
tend
to
have
a
very
zonal
thing
at
the
moment
where
brigit
is
a
place,
you
go
for
shopping
and
then
some
of
the
other
areas
have
been
adapted
to
include
student
accommodation.
They
certainly
seen
that
balance,
because
I
think
people
get
the
right
balance
on
every
street,
so
not
too
many
residential
apartments
in
one
particular
street
and
and
retain
the
the
commercial
underneath,
those
and
not
just
shove
them
all
in
one
corner
of
the
city.
E
I
think
that's
really
useful
to
keep
the
city
alive
for
for
24
hours
really
because
brigitte,
as
I
say,
could
could
benefit
from
that
a
couple
more
comments
on
central
road.
I
think
it's
always
been
a
really
interesting
road,
whereas
if
you
look
down
it
on
the
right-hand
side,
you
end
up
with
quite
a
lot
of
small
independent
businesses,
cafes
and
restaurants,
etc,
and-
and
that's
a
really
nice
little
independent
street.
E
But
then,
when
you
looked
on
the
left,
it
was
always
a
bit
like,
unfortunately,
the
back
of
a
department
store,
which
it
obviously
was,
I
think,
there's
a
real
opportunity
here
for
for
the
units.
You've
got
on
central
road
to
be
small
units
for
those
independent
businesses
and
turn
it
back
into
turn
it
into
a
real
independent
street
along
the
back
there
and
get
some
real
opportunity
and
difference.
I
think
that'll
bring
a
lot
to
it
and
it's
a
bit
of
a
a
mixed
road.
E
There
is
the
blue
badge
parking
which
would
like
to
keep,
but
there's
there's
the
tree
and
the
couple
of
benches
that
are
not
necessarily
all
coherent
as
an
area.
So
I
think,
it'd
be
really
useful
to
see
what
what
that
could
look
like
out
on
that
side
and
what
policies
you
might
have
around,
who
might
occupy
those
units
for
commercial
there,
because
it
could
really
make
that
into
a
really
positive
addition
to
streets.
I
think
so
that's
my
views
chair.
Hopefully
that
gives
some
some
thoughts
on
on.
A
Thank
you,
peter.
That
was
very
helpful.
I
did
notice
ed
was
nodding
enough
approval
of
your
last
comments
about
central
area
and
what
we
could
do
to
improv
to
improve
the
area.
I'm
sure
that
will
be
a
consideration
when
the
application
comes
back
to
us
david,
please
and
that's
david
blackburn.
Thank.
B
You
give
me
something
found
me
mute,
lady,
I'm
generally
supportive
of
what's
been
said
been
proposed.
I've
got
to
say
the
old.
What
was
building
which
were
built
without
about
eight
or
nine
year
old.
Isn't
I
I
won't
miss
that
because
it
it
doesn't
fit
for
where
it
is,
and
this
looks
like
it
might
do.
B
I've
got
some
concerns
as
councillor
nash
had
about
central
road
and
and
as
as
peter
just
peter
carol
just
mentioned
about
those
businesses
there
and
if
it
looks
too
austere
there
an
off-putting
it's
not
going
to
help
those
businesses
there
and
there's
some
good
little
businesses
up
there,
including
pdsa,
which
I
happen
to
water
quite
a
bit
to
if
I,
if
I've
as
I've
grown
out
of
stuff
during
it
lockdown
look
like,
I
feel
my
clothing
from
there,
but
I
think
the
thing
is
is
that
needs
to
be
looked
after.
B
My
one
concern
is,
and
I'm
not
saying
the
student
numbers
are
not
going
up,
but
let's
put
it
this
way
15
years
ago,
we'd
have
never
said.
Well,
they
never
thought
that.
Would
that
debenhams
would
end
up
us
upstairs
of
lebanon's
would
end
up
with
stupid
flats
and
the
upstate
upstairs
or
what
was
would
end
up
as
as
flats
things
change
and
we're
all
sat
here
all
at
home
in
front
of
his
computer
screams?
And
if
that
were
to
happen
with
further
education,
then
the
market
for
student
class
might
disappear.
B
So
I
think
it's
important.
I
know
it
says
in
report
and
developer
mentioned
it,
but
we
we
make
sure
that
whatever
we
do
like
this
is
a
good
use
of
space.
It's
a
good
use
to
do
ins
in
center.
It
brings
people
in
but
make
sure
that
if
things
change
outs
that
are
outside
our
control,
we
can
change
those
buildings,
so
they
can
be
used
for
all
the
purposes
like
housing,
the
rest
of
us.
I
thought
yeah.
A
Thank
you,
david
council
wall
shop.
Please.
F
Thank
you.
Yes,
I
agree
with
the
principle
of
this.
I
think
that
it's
a
good
use
of
the
of
the
building,
I
very
much
like
the
the
designs
of
the
brigade
from
frontage
in
particular
and
the
curve
I
slightly
agree
with
councillor
nash,
that
the
upper
two
stories,
even
if
they're
not
going
to
be
terribly
visible,
do
look
like
a
bit
of
an
add-on
and
they're
not
as
striking
and
well-matched
to
the
environment
as
the
rest
of
it.
F
F
On
the
subject
of
safety,
it
seems
to
me
there's
a
lot
being
done
by
safer,
leads
and
city
center
management
at
the
moment
regarding
safety
in
the
city
centre
and
more
footfall
there
later
into
the
evening
and
night
will
be
a
good
thing
and
also
that
more
residents
will
help
to
support
city
centre
retailers,
especially
the
market,
which
I
think
is
very
important,
and
city
centre
residents
are
increasingly
a
community
in
their
own
right.
F
It's
not
just
something
that
somewhere
where
people
don't
have
any
connection
with
the
area,
and
I
think
anything
that
encourages
that
was
a
mix
of
residents
is
a
very
good
idea.
So,
yes,
I'm
in
favor
of
this.
Thank
you.
A
Thank
you,
al
council
finnegan.
Please.
C
Thanks
chair,
I'm
really
just
echoing
what
other
colleagues
are
already
saying
on
this.
I
think
it
is
to
be
very
welcomed.
I
have
grave
concerns
that
unless
the
city
centre
is
more
flexible
and
evolves
as
office
workers,
work
from
home
and
office
buildings
and
other
retailers
are
struggling
to
fill
that
particular
space.
We
need
to
come
up
with
more
imaginative
and
flexible
ways
of
reusing
these
particular
buildings,
so
we
lose
the
buildings
all
together
outside
that
making
the
city
center.
C
Busier
is
good
in
terms
of
public
safety,
making
sure
that
there's
an
opportunity
for
local
shops,
the
market
to
thrive,
is
going
to
be
a
good
thing.
I
am
broadly
supportive
of
this
particular
application.
Look
forward
to
it
coming
towards
us
early
in
the
new
year.
Thank
you,
chair.
D
Thank
you.
Thank
you,
mr
chairman.
You
mean
to
sound
like
an
echo.
I
suppose
this
because
my
my
colleagues
before
me,
I
I
do.
D
I
do
like
this.
The
principle
here
that
the
of
the
building
that
we're
being
shown
it
it's
it's
quite
nice
to
get
something
that
you
you
can
say.
Yes,
that's
that's
going
to
fit
in
leads
because
it
it
does
reflect
a
lot
of
what's
going
on
in
leeds
previously
in
the
past,
and
it's
nice
to
see
that
sort
of
of
a
facade
coming
back.
D
One
thing
that
does
interest
me
here
and
we
talk
about
it
regularly
and
a
lot
is
the
these
students,
so
the
diaspora
students
that
they're
spreading
from
the
traditional
areas
where
the
student
accommodation
was
and
now
being
pepperbotted
across
leeds.
I
just
wondered
the
when
we
say
yes,
we
we
are
relieving
properties
out
in
the
outskirts.
D
Are
we
are
we
recording
this
at
all?
Are
we
are
we
able
to
say?
Yes,
this
amount
of
property
has
become
available
for
private
accommodation
in
in
suburbia
as
compared
with
what
is
happening
in
terms
of
student
residents
in
and
around
the
center
that
you
know
we
can
prove
ourselves
to
some
extent.
I
suppose
by
believing
that,
because
it's
happening
it
must
be.
You
know
it
must
be
the
right
thing
and
yes
it
so
much
of
it
is,
but
are
we
keeping
a
watch
on
it?
D
A
David,
do
you
want
to
address
the
on-site
salvage?
It's
a
question
really
but
seems
a
reasonable
one.
I
Thank
you,
I
think
the
I
must
admit.
I
thought
I
thought
you
said
bomb
site
salvage,
then,
which
is
clearly
not
what
what
was
meant
on-site
salvage
of
materials.
Yes,
that's
something
that
we
we
fundamentally
support.
How
and
where
and
what
is
something
that
we're
working
through
with
that
contractor.
I
A
Thank
you,
david
and
people
who
have
been
watching.
The
news
today
will
have
seen
that
manchester
who
were
about
to
build
their
first
park
for
a
hundred
years,
was
talking
exactly
about
that
on-site
salvage
and
reusing
the
material
on
the
on
the
news
item.
So
I
guess
it's
a
it's
a
current
thought
something
to
bear
in
mind.
G
About
the
on
central
road,
the
the
the
presence
of
of
the
of
the
building,
I
I
thought
it
was
just
too
too
dominant
I've
been
absolutely
staring
at
the
photograph,
it's
on
page
25
in
our
park,
and
I
wonder
if
it's
because
the
the
reveals
and
the
horizontal
lines
on
the
building
are
too
deep.
G
It's
obviously
it's
not
for
me
to
tell
an
architect
how
to
do
the
job,
but
I
wonder
if
they
could
just
look
at
making
it
less
prominent
so
that
it
it's
more
subtle,
but
of
course
you
might
come
up
with
something
quite
different,
but
I
thought
I
ought
to
make
that
comment
now.
Thank
you.
A
Okay,
council
last
night,
that's
helpful,
we'll
all
have
our
opinions
on
that.
I
guess
anyway.
I
think
that
concludes
members.
Comments
very
interesting
comments.
I'm
sure
they
were
of
great
value
to
david
and
his
team,
who
will
give
consideration
to
it
as
we
move
forward.
A
A
A
A
A
Do
members
consider
that
development
proposed
provision
for
transportation
and
accessibility
are
acceptable,
yeah,
yeah,
yeah,
yep,
very,
very
sustainable
location
subject
to
confirmation
of
detail?
Do
members
support
the
approach
to
sustainable
development,
yeah
yeah.
H
A
Same
one-
and
that
concludes
our
questions-
thank
you
for
that
david,
ed
and
richard.
I
hope
it's
been
useful
from
what
you've
heard
from
members,
but
it
seems
to
me
that
it's
generally
well
supported
big
cloggy
bits
around
the
edges,
but
we
can
develop
them
as
as
it
comes
forward.
So
please
help
us
to
re
redevelop
this
part
of
the
city
and
we'd
love
to
see
it
happen.
I
Thank
you
very
much
chair.
Thank
you.
Members.
That's
been
really
helpful,
really
insightful
and
we
will
develop
the
scheme
further
as
you've
as
you've
recognized
and
merry
christmas
to
you
all.
A
Merry
christmas
to
you
and
your
team,
david
and
season
greetings
to
all
my
fellow
counselors
and
officers
have
a
great
christmas
and
we'll
see
you
in
the
new
year
when
we
all
come
back
and
do
it
all
over
again.
Thank
you.
Thank.