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From YouTube: Leeds City Council - City Plans Panel - 3 November 2022
Description
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A
B
Thanks
Andy
can
I
nominate,
Council,
Caroline
groom
by
word
of
a
brief
explanation,
as
I
flew
back
in
from
New
York
last
night
and
I've
been
away
for
two
weeks,
so
I've
not
received
any
papers,
I've
not
had
any
had
any
office
officers
briefing
and
in
fact,
our
wonderful
I.T
system,
when
I
asked
to
be
able
to
use
her
while
I
was
abroad,
to
keep
up
actually
could
be
held
to
the
system.
So
I'm
not
even
involved
in
the
council
system
and
I,
haven't
been
for
three
weeks.
C
Thank
you
very
much.
I
was
going
to
explain
on
your
behalf.
Councilor
McKenna,
but
you've
you've
done
that
for
me
good
afternoon
everybody
and
welcome
to
this
meeting
of
City
plans
panel.
My
name
is
councilor
Caroline,
Gruen
and
I'll
be
chairing.
Today's
meeting
could
I
remind
everyone
that
today's
meeting
is
being
live
streamed
on
the
city
council
website,
so
that
the
public
can
observe
the
meeting
without
needing
to
be
present.
C
City
plans
panel
deals
with
applications
from
the
city
center,
as
well
as
the
largest
and
most
significant
applications
the
council
receives.
The
aim
of
the
panel
is
to
hear
all
the
relevant
information
from
applicants,
members
of
the
public
and
Council
officers
to
help
members
of
the
panel
to
make
their
decision
in
accordance
with
our
protocol
for
public
speaking
at
plans
panel
members
of
the
public
may
be
in
attendance
to
speak
to
the
panel
after
they
have
spoken.
C
I
will
invite
members
of
the
panel
to
ask
questions
of
the
speakers
and
to
clarify
matters
of
fact,
and
these
questions
should
be
limited
to
relevant
planning
issues.
I
will
then
invite
officers
to
clarify
any
matters
raised
and
to
point
out
any
considerations
raised
in
the
discussions,
but
which
are
not
material
to
determining
the
application
and
now
could
I
invite
members
and
officers
to
introduce
themselves
and
mutually
microphone
once
you've
introduced
yourself.
I've
already
done
that
for
myself.
So
we'll
start
to
my
left.
D
E
D
Hello:
everyone,
councilor
asgar
Khan
Council
for
Burma
Thompson,
Richmond,
Hill
award.
K
H
A
Thank
you,
chair
under
agenda
item
number
one.
There
have
not
been
any
appeals
against
the
refusal
of
inspection
of
documents.
Moving
on
to
agenda
item
number
two
appendix
six
of
agenda
item:
seven:
the
site
of
the
Yorkshire
bank
at
Merriam
way
and
landfront
in
Leeds
Arena
at
Claire
pit
Lane
has
exempt
information
attached,
which
may
be
discussed
in
private.
This
information
is
exempt
under
the
access
to
information
rules.
Paragraph
three
part:
one
of
schedule:
12a
of
the
Local
Government
Act
members,
are
asked
to
pass
a
resolution
to
exclude
the
press
in
public.
A
Moving
on
to
agenda
item
number
three:
there
are
no
late
items,
but
there
was
some
supplementary
information
to
a
gender
item:
nine
for
the
former
elephant
sites
at
kirkstall
Road.
This
information
was
published
in
advance
of
the
meeting
and
has
been
distributed
to
members
of
the
panel.
Moving
on
to
agenda
item
number
four
can
I
ask
members
if
they've
got
any
interest
to
declare
no
and
onto
a
gender
item
number
five:
we've
not
received
any
apologies
for
absence
today.
C
Q
You
Andy
sure
yeah
I'm,
sorry
to
interrupt,
bear
in
mind
what
we've
been
asked
to
do
in
relation
to
what
is
the
effect
item.
Seven
on
the
agenda,
which
is
the
first
substantive
item
in
relation
to
the
plans
panel,
could
I
suggest,
given
that
we
have
a
significant
number
of
people
here
today
who
wish
to
see
all
the
are
here
actually
for
other
applications?
Can
we
vary
the
order
of
business
to
put
that
at
item
10
and
move
everything
up?
One.
C
Ordinarily,
at
the
order
of
the
agenda
would
be
decided
by
the
the
chair
which
at
the
time
was
not
me,
so
we'll
take
advice
from
dalget
on
that
one
I.
D
Appreciate
the
sentiment
councilor
Campbell
in
this
particular
case,
we've
asked
the
speakers
against
the
item,
who
are
happy
to
make
their
comments
in
public,
so
I,
don't
think
there'll
be
a
need
to
empty
the
room
so
and
just
take
discussions
in
private.
Thank
you,
chair.
C
Okay,
so
Council
Campbell
will
proceed
with
the
order.
That's
on
the
agenda,
but
thank
you
for
raising
that.
So
we're
now
now
on
to
item
six,
which
is
the
minutes
and
can
I
do
as
I
normally
would
take
minutes
accuracy
and
matters
arising
together.
Please
so
page.
One
of
the
minutes
is
page
nine
of
your
pack
page
nine.
C
C
C
and
that
takes
us
to
the
end
actually
of
the
of
the
minute,
so
we're
now
on
to
the
first
substantive
item,
which
is
item
seven
and
I'm,
going
to
hand
over
to
Tim.
Thank
you
very
much.
Tim.
E
Thank
you
Jack.
Could
we
have
the
first
slide?
Please.
Thank
you
right.
This
is
a
presentation
in
relation
to
a
planning
application
for
full
planning
permission
for
the
demolition
of
an
existing
Office
Buildings
on
Marion
Way,
the
construction
of
two
multi-story
student
accommodation
buildings
and
an
outline
planning
application
for
the
construction
multi-purpose
events.
Building
members
will
recall
that
there
were
pre-application
discussions
in
relation
to
this
item
in
September
and
November
2021.
E
There
was
also
a
workshop
in
October
2021
and
at
the
August
plans
panel
of
this
year
the
application
was
discussed
in
various
matters
were
brought
to
light,
but
in
light
of
objections
and
representations
made
at
that
panel
meeting
in
relation
to
the
potential
economic
impact
of
the
proposed
multi-use
events,
building
upon
Harrogate,
a
decision
on
the
application
was
deferred.
A
E
You
so
I'll
briefly,
hopefully
recap
the
proposals
through
my
members,
where,
when
we
were
back
in
back
in
August
on
on
the
left
hand,
side,
the
image
shows
an
extract
from
The
Young
tree
development
plan
review.
E
E
So
the
proposal
sits
within
the
city
center
boundary
back
in
the
unitary
development
plan
reviewed
the
the
site
also
sat
within
an
area
referred
to
as
a
Prestige,
Development
Area,
and
that's
like
the
area
called
and
in
those
areas
of
of
the
city
we
saw,
we
saw
large-scale,
prestigious
City
Center
type
uses
more
specifically
several
saved
policies
in
the
unitary
development
plan,
in
particular
policies.
Lt3,
lt4
and
lt5
actually
promote
new
visitor
attractions,
cultural
facilities
and
facilities
for
exhibitions,
concerts
and
conferences
of
it.
E
There
is
a
note
beneath
lt5
that
proposals
should
be
assessed
in
terms
of
their
impact
on
the
viability
and
vitality
of
Harrogate,
Town
Center
as
a
whole,
more
up-to-date.
The
the
course
strategy
confirmed
that
such
uses
were
including
or
together
with
student
housing,
are
appropriate
within
the
city
center.
E
Hopefully
you
can
see
the
our
own,
the
the
top
right
hand
corner
which,
which
points
to
the
site
at
an
intersection
of
a
number
of
colors
which
which
effectively
denote
the
fact
that
this
is
an
appropriate
location
for
a
tall
building
or
tall
buildings.
E
Foreign
looking
at
the
site
from
from
above
when
the
arena
was
built
or
even
prior
to
the
development
to
the
arena
point
of
land
assembly.
There
was
an
aspiration
to
develop
the
two
Parcels
of
land
that
sat
between
the
arena
and
Clay
Pit
Lane,
albeit
those
sites,
couldn't
be
developed
simultaneously
because
they're
required
for
site
cabins.
E
E
E
E
Yorkshire
Bank
constructed
in
1984
it's
it's
interesting
building,
considering
to
be
a
non-designated
Heritage
asset,
but
it
does
have
extensive
blank
frontages
around
all
sides
of
the
the
building.
So
there's
very
little
activity.
E
Just
a
view
across
Woodhouse
Lane,
looking
looking
up,
Marion
Way
and
northwards
up
Brunswick
Terrace
towards
the
arena,
so
the
site
would
be
on
the
left-hand
side,
where
it
says
Yorkshire,
bank
and
sitting
behind
that,
looking
out
from
the
arena,
Across
The
Piazza
towards
the
Yorkshire
Bank
area
of
green
temporary
landscaped
area
which
sits
outside
it
and
to
the
front
of
the
Orchard
Bank
and
looking
in
the
northeasterly
direction.
Again,
the
this
section
of
green.
The
bundle
was
created
as
a
temporary
landscape
feature
between
it
and
Clay
Pit
Lane.
E
E
Foreign
Yorkshire
Bank
sits
in
front
of
much
of
the
Arena
Frontage
from
from
this
view.
So
it's
only
at
this
point
approaching
from
the
city
center
that
you
start
to,
or
the
arena
starts,
to
become
legible
and
equally
approaching
from
the
the
northern
side
of
Oak
clapet
Lane.
Only
once
you
get
beyond
the
Lloyds
Bank
buildings.
Do
you
start
to
see
oblique
views
of
the
Arena
building,
and
this
is
close
to
the
slip
Road
from
the
inner
Ring
Road?
Again
you
can.
E
So
in
early
discussions
in
relation
to
evolution
of
the
the
scheme,
we
we
made
it
very
clear
that
the
key
parameters
to
ensure
that
views
of
the
Arena
lens
would
be
retained
and
maintained,
and
this
diagram,
where
we've
overlaid
the
the
proposed
site,
the
the
buildings
onto
the
site,
show
how,
at
the
northern
side,
building
a
sits
just
beyond
that
that
Vista
Viewpoint
and
on
the
southern
side
the
the
maximum
extent
of
building
C
would
sit
on
on
the
southern
side
of
of
the
Vista.
E
So
the
arena
Frontage
would
lens
would
be
visible
from
Clay,
Pit
Lane
and,
at
the
same
time
the
buildings
would
provide
additional
activity
and
help
to
frame
the
space.
E
And
so
this
is
a
modeled
image
from
across
cross-clay
Bit
Lane.
If,
if
you
had
the
back
you're
back
to
the
Providence
house,
building
on
on
the
opposite
side
of
the
road,
of
course,
the
closer
you
get
to
the
building,
the
more
the
space
opens
out.
E
The
development
would
be
built
in
three
phases
likely
to
be
the
development
site
at
the
top
end
of
the
arena
referred
to
as
phase
one
7
Edge
phase
two
and
ultimately
phase
three
is
in
relation
to
the
outline
proposals
for
the
multiple
purpose
events
building.
E
So
look
at
looking
at
block
a
towards
the
northern
Edge.
The
the
proposal,
as
mentioned
before
the
the
building
footprint,
doesn't
actually
fill
all
of
that
Redline
area.
It's
it's
approximately
half
of
it
as
as
we
we
look
there.
So,
albeit
there
will
be
some
tree
removal
to
to
construct
a
building
to
be
significant
new
planting
to
the
south
of
the
building
and
also
New
Street
trees
along
Clay,
Pit
Lane.
E
E
Right
so
Clay,
Pit
Lane
is
is
running
in
this
direction
here,
so
the
the
the
building
would
be
multi-faceted
symmetrical
upon
upon
the
central
vertical
crease
that
runs
throughout
the
building.
There's
11
facets,
which
creates
a
really
interesting
form
this.
This
diagram,
I'm,
sorry
I
flicked.
On
one
too
many,
the
the
colors
have
disappeared
off
of
the
image
up
there.
E
This
this
is
the
ground
floor
of
the
building,
showing
the
primary
access
from
Clay
Pit
Lane
into
into
the
building
at
low
ground
level.
There
would
also
be
access
from
from
the
turning
head
to
provide
level
access
for
people
who
might
come
in
taxes
so
moving
up
in
the
building
this.
This
is
level
one
extensive
area
of
amenity
space
for
for
students
in
in
the
building,
and
there
are
70
714
beds
proposed
an
equivalent
amount
of
minty
space
provided
level.
E
Two
of
the
building
there's
additional
minty
space,
as
well
as
the
first
levels
of
student
accommodation
and
the
green
colors,
are,
are
cluster
bedrooms.
As
you
see,
they
largely
face
onto
Clay
Pit,
Lane
and
they're
living
and
kitchen
facilities
from
the
ends
of
the
building
and
the
the
brown
colors
Studios.
E
A
typical
floor
plan
that
runs
up
to
the
the
top
of
the
building,
which
is
39
stories
in
in
total,
gives
that
same
sort
of
distribution
of
clusters
and
Studios.
E
Externally,
it's
intended
to
use
smoothed
planar
finished,
polished,
aluminum
and
glass
surfaces
which
will
help
with
light
and
reflectivity,
creating
the
interesting
form
as
you
move
around
the
building
and
just
looking
a
bit
more
closely
at
that.
How
that's
could
be
put
together.
E
Is
this
is
a
ground
level
view
of
the
building
look
looking
from
from
the
north
of
the
building
from
Clay
Pit
Lane
and
the
the
lower
levels
of
the
building
have
more
extensive
use
of
glazing
and
a
view
from
the
north
on
Clay,
Pit
Lane
and
the
new
building
really
providing
a
striking
Counterpoint
to
the
slightly
lower
dark
sky
plaza
building
on
on
the
right
hand,
side
a
new
elegant
structure
would
be
proposed
at
this
Cube
Gateway
into
the
city
center.
E
Turning
now
to
Block
B
we've
moved
to
the
Southwestern
corner
of
the
site.
Now
at
the
junction
of
Clay
Pit
Lane
and
Marion
Way,
an
L-shaped
buildings
proposed
on
the
on
a
similar
footprint
to
the
frontage
of
the
existing
Bank
building
behind
the
building
to
be
an
area
of
private
community
space
and
to
towards
the
front
and
the
East
inside
the
new
tree
planting.
In
addition
to
that,
there's
tree
planting
proposed
on
the
southern
side
of
Marion
Way
outside
Marion
house.
E
So,
looking
at
the
the
floor
plans
in
the
the
building
steps
up
effectively
from
from
west
to
east
from
Seven
stories
at
the
Western
end
of
the
building,
responding
to
the
lower
skills
of
building
within
the
conservation
area,
the
central
section
would
be
12
stories.
The
the
corner
element
would
be
21
stories
and
then
it
steps
down
again
for
the
rear
element
at
16
story,
which
is
equivalent
height
to
the
the
unite
building
on
the
Eastern
side
of
Brunswick
Terrace,
and
so
just
moving
up
the
the
floor.
E
Foot
plate
of
the
the
building
again,
the
the
brown
denomination
denominates,
the
the
studios
and
green
cluster
Apartments.
E
So
we
we're
at
the
the
second
stage
of
development
here,
so
there's
we're
at
level
seven
to
twelve
on
at
this
level,
stepping
up
again
level
16
and
up
to
level
between
16
21.,
the
roof
of
the
building,
be
a
combination
of
Bio
solar,
roofing,
effectively
photovolt
panels
which
sit
above
areas
of
green
roof
together
with
some
areas
of
minty
space
for
students.
E
The
approach
to
materiality
on
this
building
takes
a
different,
different
approach,
responding
to
both
the
conservation
area
and
also
buildings
such
as
Marine
house,
on
the
southern
side
of
of
Marion
way.
So
here,
there's
a
terracotta
grid
applied
to
the
the
front
of
the
building
we've
vertically
proportioned
openings
of
glazing
and
and
paneling
at
August
plans
panel.
Some
some
members
commented
that
the
the
approach
in
relation
to
the
tonal
change
from
west
west
to
east
looked
slight
slightly
gray
and
and
was
wasn't
preferred.
E
The
The
Architects
have
taken
away
that
that
comment
and
come
back
to
in
response
with,
with
with
a
slightly
subtle.
Well,
it's
a
subtle
change,
but
a
significant
change
in
relation
to
the
perception
of
the
the
the
building.
So
at
the
the
Western
end,
there's
still
a
building:
that's
effectively
a
dark
red
brown,
color,
a
mid-range
terracotta
and
a
light
pink
which,
which
adds
adds
color
and
interesting
into
the
street,
but
equally
helps
the
transition
between
the
two
areas.
E
And
the
the
two
images
I'm
just
showing
the
comparison
between
how
it
was
in
August
and
and
the
The
Proposal
at
this
point
in
time.
E
So
the
Final
Phase
of
development,
the
the
outline
phase,
is
for
the
multi-purpose
event.
Events
building
that,
because
the
business
case
for
the
scheme
has
not
been
yet
been
developed.
The
the
details
are
submitting
the
outline.
E
What
we
do
have
are
parameter
plans
and
these
parameter
plans
set
the
both
the
horizontal
flexibility
of
the
building.
So,
for
instance,
on
on
this
diagram,
you
can
see
the
southern
edge
of
the
building
could
potentially
be
on
that
that
Southern
Line
there
that
southern
Edge
all
four
meters
backwards.
E
So
there
is
that
flexibility
built
into
into
the
parameters
and
equally
in
terms
of
vertical
proportions,
the
parameters
allow
for
flexibility
in
height
the
maximum
height
of
the
building
would
be
28
meters
and
they're
likely
to
be
five
steps
in
in
that
in
that
mass,
the
mass
has
has
been
designed
to
to
sit
away
from
the
smaller
buildings
in
in
the
conservation
area
in
Queens
square
and
towards
the
space
in
in
the
Piazza
and
the
the
arena
itself.
E
This
this
diagram
gives
you
an
indication
of
of
the
the
maximum
mass
of
the
building
just
in
in
outline.
Clearly
it's
not
it's
not
it's
not
a
real
view,
but
just
give
you
an
understanding
of
of
the
potential
scale
of
the
building.
E
Slightly
more
realistic,
A
View
from
outside
the
Premier
Inn
hotel,
looking
back
Across
The
Piazza
square
space
with
the
block
a
building
on
the
left
hand,
side
of
the
view,
the
The
Piazza
and
the
outline
of
the
potential
Block
C.
E
E
So
since
August
panel
matters
in
respect
to
Nature
conservation,
drainage
and
issues
raised
by
HSE
have
all
been
resolved,
an
updated
economic
impact
assessment
report
has
also
been
prepared,
and
that
takes
into
account
additional
information
provided
by
harroduct
Borough
Council
and
Harrogate
Convention
Center.
E
They
consider
that
the
application
should
be
refused,
as
it
doesn't
comply
with
policy
lt5
of
the
untreated
filament
plan
review
and
just
finally,
since
publication
of
the
panel
report,
an
additional
three
letters
of
objection
have
been
received
objecting
to
the
proposals
on
the
same
basis.
Thank
you,
chair.
C
Thank
you
for
that
full
and
thorough
presentation
Tim.
Thank
you
very
much
we're
going
to
hear
from
some
of
those
objectives.
Next
we've
got
two
representatives
of
the
Harrogate
Convention
Center,
Paula,
Lorimer
and
Matthew
Roberts.
Would
you
would
you
like
to
come
forward?
Please.
C
C
Thank
you
both
very
much
for
coming
along
this
afternoon
and
sharing
your
thoughts
with
us.
I
think
you
already
have
been
briefed
that
you've
got
a
complete
a
total
of
four
minutes
between
you
and
how
you
handle.
That
is
is
up
to
you,
and
would
you
please
use
the
microphone
to
speak
and
switch
it
off
when
you
finish
speaking,
thank
you.
S
Thank
you
chair.
Thank
you
for
giving
us
the
opportunity
again
to
come
to
speak
to
you
today
and
I
would
like
to
thank
Leeds
city
council
officers
that
have
been
very
helpful
in
engaging
constructive
dialogue
with
us.
Since
we
last
met,
you
there's
been
meaningful
dialogue
between
the
CEOs
of
Harrogate,
Borough,
Council
and
Leeds
City
Council
in
order
to
explore
common
ground
and
Foster
collaborative
approach
going
forward
in
relation
to
this
scheme.
S
As
members
may
recall,
I
am
the
director
of
Harrogate
convention
center
and
I'm
here
today
to
again
to
object
to
just
part
C
of
the
planning
application,
which
relates
to
the
construction
of
an
exhibition
and
Conference
Center
adjacent
to
Lee's,
first
Arena.
Our
objection
at
this
moment
in
time
remains
that
the
size
and
scope
of
the
proposed
development
is
much
larger
than
we
first
contacted
about.
In
fact,
you
maybe
remember
that
we
were
under
the
impression
the
scheme
would
be
Circa,
2000
square
2000
gross
square
meters.
S
We
thank
Volterra
now
actually
they've
confirmed
that
it
is
in
fact
10
000
row
square
meters.
This
means
that
the
proposed
development
would
be
in
direct
competition
with
Harrogate
convention
center
and,
ultimately,
the
town
of
Harrogate
would
be
significantly
and
adversely
affected
as
a
consequence.
S
Therefore,
we
do
not
believe
that
the
safeguards
set
out
in
policy
lt5
to
protect
the
viability
and
vitality
of
Harrogate
town
could
be
meaningful
field.
The
paper
in
front
of
you
today
suggests
that
the
policy,
the
common
sense
that
actually
Common
Sense,
will
tell
you
that
the
large
convection
surgery
is
less
than
16
miles
away
from
a
neighboring
authorities.
Existing
venue
so
therefore
targeting
the
same
customers
and
the
same
customers
in
the
same
products
areas
would
mean
that
the
trade
Divergence
is
likely
to
be
significant.
S
S
We
acknowledge
we
see
if
the
revised
of
a
tour
report,
but
unfortunately
we
continue
we're
getting
not
to
give
this
document
any
credibility
at
all,
as
even
though
we
supplied
Volterra
with
87
clarification
questions
in
order
to
ascertain
whether
they
could
back
up
their
conclusions,
the
only
they
only
reply
to
a
selective
16
questions
out
of
the
87,
they
called
it
a
technical
update.
We
can
conclude:
we
can
only
conclude
that
they
decided
not
to
answer
all
the
questions,
as
it
was
likely
to
weaken
their
economic
trade
diversion
case.
S
If
these
questions
were
answered,
then
the
the
Leed
City
Council
support,
We
Believe,
would
read
very
differently
and
so
with
the
peer
review,
but
over
always
also
questioned
our
Harrogate
Borough
Council
offices
on
economic
calculations.
Matt
Roberts
is
here
today,
but
we
would
say
to
the
panel.
We
should
know
what
our
economic
impact
figure-
let's
face
it,
it's
our
town
and
there
is
no
benefit
for
us
to
underestimate
this
value.
S
However,
whatever
the
economic
figure,
it's
the
percentage
that
counts
in
terms
of
the
trade
diversion
that
matters
will
ultimately
be
with
the
test
of
satisfying
policy
l25
and,
in
fact,
altoy's
own
admission.
They
say
that
our
figure
of
71
trade
diversion
is
too
high,
but
they
also
concede
it
might
be
51
which
we
believe
is
very
high
and
therefore
we
don't
believe
that
would
satisfy
the
l25
policy.
S
The
final,
the
second
peer
review
was
conducted
only
arrived
just
before
after
our
final
objection
was
submitted,
but
the
in
the
comments
that
initially
Stand
Out
are
the
the
report
agrees
that
the
scheme
appears
to
be
larger
than
Volterra
assessed.
Originally,
the
report
failed
to
conclude
include
accommodation
provision
in
the
economic
impact
calculation,
which
is
pretty
fundamental
at
National
level.
The
peer
agrees
that
the
exhibitions
are
in
Decline
and
the
number
of
conferences
are
in
Decline.
S
The
report
States
it's
clear
that
we've
seen
the
extent
there
will
be.
The
extent
of
competing
for
similar
events
report
tries
to
counterbalance
this
by
saying
that
the
local
market
is
back
in
the
trend.
However,
yet
again
they
fail
to
understand
that
National,
Association
conference
and
executions
aren't
local,
the
national
and
in
fact
the
development
with
local
would
take
take
business
from
hotels
and
armories
finally
points,
most
importantly
with
this,
your
final
sentence:
yes,
thank
you.
S
C
Thank
you
very
much
for
that,
and
we
we
appreciate,
hearing
your
views
this
afternoon,
I'm
going
to
ask
members
around
the
table.
If
they
would
like
to
ask
you
any
questions
next,
so
is
there
anybody
who
would
like
to
ask
questions
of
the
objectors?
C
I,
don't
see
anybody
indicating
so
thank
you
again
for
coming
and
we
do
have
representatives
of
the
applicants
who
are
going
to
speak
for
the
application
now.
So,
if
you'd
like
to
retire
to
the
public
Gallery,
thank
you
could
I
invite
the
applicants
to
come
forward.
Please
I,
don't
know
how
many
people
are
speaking.
C
Welcome
Martin,
is
it
just
yourself
yeah?
Well,
you
know
the
rules,
you
you
have
four
minutes
and
take
it
in
your
own
time.
T
Thank
you,
as
members
will
be
aware.
Leeds
is
one
of
the
UK's
core
cities
competing
on
a
national
and
international
stage.
T
T
T
T
Clearly
that
didn't
happen
rather
Sheffield
progressed
with
their
own
refurbishment
plans
and
invested
in
their
facility
to
improve
the
quality
of
its
facility
for
The
Wider
benefits
of
the
Yorkshire
region.
Holding
back
the
development
of
leads
to
protect
another
facility
was
not
the
answer
in
2010,
and
this
position
remains
today.
T
It
is
the
case
that
the
supporting
text
to
save
policy
lt5
states
that
any
proposals
should
be
assessed
in
terms
of
their
impact
on
the
viability
and
vitality
of
Harrogate
Town
Center
as
a
whole.
The
text
requires
an
assessment,
but
importantly,
it
does
not
suggest
the
weight
to
be
given
to
any
identified
impact,
nor
that
they
impact
would
in
itself
be
a
reason
for
refusal.
T
The
main
conclusions
are
trade
diversion
impacts
on
Harrogate
Town
Center,
arising
from
The
Proposal
arrested,
estimated
to
be
0.2
percent
to
2.6
percent
in
all
Society
all
scenarios
in
the
Voltaire
technical
update.
The
peer
review
suggests
that
trade
diverted
from
Harrogate
Town
Center,
including
the
conference
center
itself,
would
be
around
0.6
to
0.9
percent.
The
peer
review
suggests
that
such
an
impact
on
Harrogate,
Town,
Center's
overall
performance
would
be
reasonably
insignificant
or
negligible.
T
Against
this
background
and
recognizing
the
strong
alignment
of
this
proposal
to
the
tourism,
economic
and
City
Center
policies
of
Leeds
and
its
role
as
a
major
economic
Center
I
seek
members
support
for
this
application,
so
the
city
can
continue
to
develop
and
full
its
fulfill
its
role
both
nationally
and
internationally.
Thank
you.
C
C
No
again,
okay?
Well,
thank
you
very
much
for
that
Martin.
Would
you
like
to
go
back
to
the
public
gallery
please
and
questions
to
officers?
Please.
C
I
can't
believe
there
are
no
questions
at
all
comments.
Any
comments,
please
yes,
councilor
Cohen,.
M
Just
say,
I
think
it's
a
fine
proposal,
delighted
to
see
that
we're
having
a
proposal
come
forward
at
last.
That
gives
us
what
we
need
in
the
city,
which
is
the
ability
to
cater
across
the
board
for
events,
businesses
and
organizations
that
want
to
make
the
most
of
what
leads
as
an
amazing
city,
has
to
offer.
D
Thank
you
chair
and
also
welcome
the
proposal
and,
as
our
previous
member
of
this
panel,
the
ottoman
councilor
Peter
groomer
used
to
say
we
want
some
icon
buildings
in
city
of
Leeds
and
I
think
this
will
be
a
great
buildings
and
that
will
you
know
it
Blends
in
really
nicely
with
the
surrounding
building
in
the
city
of
Leeds,
and
we
won
icon
buildings
such
as
these
in
future,
as
well
for
our
city
and
I.
Welcome
this.
Thank
you.
G
Yes,
I
read
the
documents
with
interest
and
it
did
seem
to
me
that
the
reports
were
very
thorough
and,
as
far
as
that
goes,
I
feel
in
a
position
to
accept
their
findings
and
I.
Also
like
the
colors.
C
C
Too,
very
much
I
think
it's
a
huge
Improvement
I'm
very
pleased
with
that.
Are
there
any
any
more
comments?
Council
Campbell,
please.
Q
I
I
have
to
say
that
I
I
am
faced
with
a
difficult
musician
here,
because
I
unfortunately
was
unable
to
attend
the
workshop
and
the
pre-apple
pre-app
discussions
and
I
feel
that
it
is
inappropriate
of
me
to
express
a
view
on
the
design
Etc,
because
obviously,
discussions
have
taken
place
between
yourselves
and
the
developer
and
so
I'm.
Q
Faced
with
looking
at
the
old
building
and
I
have
to
say
to
you
had
I
attended,
the
workshop
I
would
have
spoken
in
favor
of
returning
the
old
building,
because
I
feel
it
is
a
a
significant
building
of
a
particular
brutal
style.
I
must
admit,
but
it
is
a
really
from
my
point
of
view.
It's
a
very
good
example
of
that,
but
unfortunately
I
didn't
do
that
and
so
I
feel.
Under
those
circumstances,
I
shall
have
to
abstain.
C
I
appreciate
your
your
comments
on
that
and
I
appreciate
that
you
haven't
been
part
of
the
earlier
process
and,
if
I
cast
my
mind
back
I
think
in
the
very
early
discussions,
though,
whilst
talk
about
the
brutalist
building
as
you
describe
it
and
and
its
value
so
I'm,
sorry
Colin
that
you,
you
don't
feel
able
to
but
I
do
understand
your
position.
Councilor
Brooks.
I
I'm
also
an
admirer
of
brutalist
architecture,
councilor
Campbell,
but
unfortunately
there's
there's
not
much
by
way
of
protection.
For
for
that
building,
which
is
I,
mean
that's
a
that's
a
a
separate
argument
entirely.
Isn't
it
but
I
think
the
the
application
in
front
of
us
is?
It's
got
a
lot
of
merits
I,
especially
like
the
pink
coloring
I'm.
Sorry,
if
that
offends
anyone,
because
it's
very
stereotypical
but
yeah,
it's
a
very
pleasant,
pleasant
cover,
the
the
light
pink
and
I'd
be
very
happy
to
move
the
recommendation.
Sure.
C
Thank
you,
I
I
will
bear
that
in
mind
and
come
back
to
your
your
moving,
the
recommendation,
but
I
think
others
have
indicated
they'd
like
to
speak
and
I
wouldn't
like
to
deprive
them
of
the
opportunity.
Counselor.
Is
it
Cohen's
hand,
I've
gotta,.
M
C
So
we've
got
a
proposer
and
a
seconder
now.
Thank
you
very
much
indeed
and
I.
Think
just
before
we
go
to
the
vote,
I
I
will
add
my
view
on
this
application.
I
I
think
it's
been
a
very
well
thought
through
application,
that's
been
through
a
range
of
iterations
and
that
we've
arrived
at
something
which
is
quite
unique,
in
my
view
very
well
designed
and
I.
C
Think
the
color
scheme
is
much
improved
and
I
think
it
will
enhance
our
city
center
and
and
even
though
we've
got
it
near
the
arena,
I
I
do
feel
it's
very
appropriate,
so
I
I
am
also
in
support
of
it.
So
all
those
in
favor
of
the
recommendation,
please-
and
that
is
almost
unanimous.
Thank
you
very
much
indeed,
that
is
approved.
C
That
for
the
minutes,
I
think
I
better
ask
for
abstentions,
yeah,
there's
one
abstention
and
that
accounts
for
all
votes.
Thank
you
very
much
indeed.
C
We'll
just
let
the
the
presenters
sort
themselves
out
on
this
before
we
kick
off.
C
Thank
you
very
much,
Andrew
you're
going
to
kick
us
off
on
this
one
and
do
the
presentation
so
in
your
own
time,
I'll
leave
it
with
you.
D
Thank
you,
chair
just
before
Andrew
gets
into
the
details.
I
just
wanted
to
set
a
slightly
more
strategic
context
if
I
may
so
so.
The
application
that
we're
going
to
present
now
relates
to
a
a
large
Brownfield
site
on
a
main
route
into
the
city
center
and
for
those
members
that
were
out
on
site
they'll
realize
that
it's
quite
a
prominent
location.
It's
next
to
the
river
there.
It's
close
to
the
train
station
and
it's
part
of
a
wider
area
of
regeneration,
including
Wellington
Place
and
the
former
Doncaster
monk
Bridge
site.
D
D
But
I
would
ask
members
to
to
bear
in
mind
that
the
current
proposals
provide
an
opportunity
to
add
to
not
just
the
Regeneration
of
this
site,
but
housing
delivery
at
a
time
of
some
economic
uncertainty
and
it's
it's
it's
a
site
which
previously
we
have
given
planning
permission
for,
but
unfortunately
those
permissions
haven't
been
realized
and,
and
there
is
a
real
opportunity
as
part
of
the
current
development
cycle,
to
get
the
site
regenerated
and
I
would
ask
members
to
bear
that
in
mind
as
they
listen
to
the
presentation
and
as
I.
K
K
The
Proposal
is
for
a
mixed-use
scheme
comprising
of
free
commercial
ground,
floor
units
with
residential
apartments,
above
as
well
as
Landscaping
improvements
along
Whitehall,
Road
Riverside
way
and
along
the
Riverside
itself.
Private
residential
landscape
areas
are
also
proposed
within
the
podium
levels.
K
Just
before
we
move
on
to
the
details
of
the
proposal,
I
just
wanted
to
allude
to
a
few
things
since
publication
of
the
report,
we
have
received
a
further
four
letters
of
objection,
of
which
the
issues
raised
are
not
considered
new
matters.
These
are
comments
which
have
been
raised
previously
and
addressed
within
the
appraisal.
Section
of
the
report.
K
You
also
May
note
that
Brian
McGuire
is
here
from
the
district
valuer
and
that
there
has
been
a
financial
viability
appraisal
submitted
with
this
application.
Despite
the
viability
position,
the
developer
has
agreed
to
contribute
to
a
number
of
planning
obligations
which
are
also
detailed
in
the
report.
K
K
So
this
slide
just
provides
some
various
views
around
the
site
to
give
members
who
are
not
on
the
site
visit
a
little
bit
more
context,
so
these
are
taken
along
Whitehall
Road,
the
Riverside
and
also
Riverside
way
yeah.
So
this
slide
just
gives
members
a
recap
on
the
previous
pre-application,
which
was
presented
in
January
and
the
outcome
of
this,
and
some
of
the
comments
that
members
made
as
part
of
that.
K
K
And
the
areas
in
grayscale
are
coming
forward
as
a
separate
application
and
will
be
based
on
their
own
planning
merits.
So,
oh
yeah,
the
proposed
site
would
consist
of
two
blocks
linked
via
a
first
floor
Podium,
which
will
face
towards
Whitehall
Road
and
the
Riverside.
The
scheme
proposes
500
units
consisting
of
a
mix
of
51
one-bedroom
apartments,
39,
two-bedroom
apartments
and
10
free
bedroom
departments.
K
There's
also
free
communal
areas
proposed,
which
are
here
here,
and
there
and
also
there'll
be
landscape
improvements
which
I'll
go
through
later
on
in
this
presentation.
K
So
this
just
shows
the
sections
of
the
footprints
of
the
building
and
the
built
form
of
these
which
measure
19
stars
in
height
and
that's
including
ground
and
roof
level.
This
slide
also
provides
an
indication
of
the
heights
of
the
blocks
and
how
they
step
down
to
Wellington
Place
and
the
distances
that
would
be
retained.
As
already
noted,
the
dark
gray
are
part
of
the
wider
master
plan
and
they
are
coming
forward
as
a
separate
application.
K
So
this
slide
just
provides
a
little
bit
more
detail
of
the
section
and
shows
the
relationship
with
Whitehall
Waterfront,
which
is
located
to
the
West
The
Proposal
would
retain
from
the
balconies
of
white
or
Waterfront
21
meters
and
28
meters
above
first
floor
to
the
side
of
Whitehall
Waterfront.
There's
also
30
meters
retained
from
the
side
of
Whitehall
water
onto
the
side
of
the
proposal,
and
this
is
based.
This
is
considered
acceptable,
which
is
based
in
a
city
because
it's
based
in
a
city
center
context.
K
So
this
plan
just
gives
you
an
idea,
the
ground
floor
layout
and,
as
previously
noted,
there
are
three
commercial
units,
so
ones
here:
one's
there
and
one's
there.
So
there's
two
fronting
towards
Whitehall
Road
and
one
facing
towards
the
Riverside
there's
also
landscape
and
improvements
proposal
on
Whitehall,
Road
and
Riverside
way,
and
the
Riverside.
K
In
total,
there'll
be
59
car
parking
spaces
proposed
and
in
terms
of
promoting
sustainable
transport
and
given
the
site's
sustainable
location
within
the
city
center
boundary.
This
is
accepted,
there'll
also
be
298,
long
stay
cycle,
spaces
provided,
and
there
will
be
provision
of
a
car
club
Bay
along
Riverside
way
to
further
Aid
in
sustainable
transport
methods.
K
So
these
next
few
slides
are
providing
further
details
of
the
stacking
of
the
apartments
and
the
internal
and
external
residence
areas,
which
consists,
as
I've
said,
of
free
external
spaces
in
green,
which
are
here
here
and
here
and
there's
also
a
residence
area
in
yellow
here.
K
K
Just
to
add,
also
in
total
there'll
be
37
news,
semi,
mature
trees
proposed
and
all
final
details
of
this
will
be
secured
via
Landscaping
conditions,
so
just
to
move
on,
this
is
looking
at
the
buildings
architecture.
In
the
context,
the
elevational
arrangements
of
this
building
are
highly
ordered
with
regular
grid
arrangements
and
they'll
consist
of
red
and
gray
bricks
with
Windows
set
into
reveals,
and
the
inclusion
of
balconies
within
the
northern
and
southern
elevations.
K
This
slide
is
just
showing
some
of
the
views
of
the
building
from
key
points
around
the
site.
These
are
from
Whitehall
Road,
Wellington,
Place
and
the
Riverside,
and
these
demonstrate
that
the
form
of
the
buildings
would
not
unduly
dominate
the
skyline
and
would
be
contextual
to
the
similar
developments
within
this
side
of
the
city
center.
K
C
Thank
you
very
much,
Andrew
that
excellent
presentation.
We
do
have
some
objectives
with
us.
Wendy
frith.
Would
you
like
to
come
forward?
If
you
are
here.
C
Well,
thank
you
very
much
indeed
for
coming
along
this
afternoon.
We
appreciate
listening
to
your
views.
You've
got
four
minutes
between
you.
Could
you
just
indicate?
Is
it
well
if
you're
going
to
speak
or
two
of
you
just
one?
Okay,
so
it's
fine,
it's
four
minutes
and
then
we'll
pause
for
questions
when
you're
finished,
if
that's
okay,
and
if
you
could
use
your
microphone
and
turn
it
off
when
you're,
not
speaking.
U
We
feel
the
proposed
development
would
have
a
catastrophic
impact
on
our
lives,
our
environments,
our
well-being
and
our
Mental
Health.
All
the
fundamental
policies
of
good
planning
designed
to
enhance
the
city
and
the
lives
of
the
inhabitants
are
being
contravened
or
ignored
by
the
developers
we
think
in
the
interest
of
profit.
U
The
proposed
height
of
these
new
buildings
is
50
taller
than
Whitehall
water
from
and
neighboring
buildings,
putting
them
in
the
top
20
tallest
buildings
in
Leeds,
they're
about
a
proportion
and
not
in
keeping
with
the
current
surroundings.
Contrary
to
advice
that
is
given
in
the
pack,
you
were
given.
U
Lee
City
council's
Tour
building
guidelines
require
such
buildings
to
have
additional
surrounding
space.
However,
with
a
vertical
exterior
facing
hours
in
close
proximity,
these
massive
buildings
would
Overlook
and
engulf
us
seriously,
infringing
our
privacy.
Just
one
example
of
many
well
Lead
City
council's
own
policies
are
being
ignored.
U
U
U
The
highways
agency
shares
these
concerns,
particularly
as
regards
the
Emergency
Services
Whitehall
Waterfront
has
flammable
cladding.
Even
the
current
Access
Road
only
accommodates
two
fire
engines.
The
Proposal
is
unacceptable
in
its
current
form.
It's
seriously
flawed
and
demonstrates
a
blatant
disregard
to
the
basic
principles
of
good
and
sympathetic
design
in
the
interest
of
maximizing
profit,
I'm,
not
sure
who
would
actually
want
to
live.
There,
expert
assessments
to
dates
and
other
comprehensive,
nor
complete
and
further
consideration
is
vital.
U
U
A
further
assessment
is
required.
This
is
imperative,
as
the
president
of
Bridgewater
place
makes
all
too
clear.
There
are
two
Alternatives
here.
You
could
allow
the
imposition
of
an
inappropriate,
eyesore,
a
monolithic,
faceless,
overpowering,
densely
packed
buildings,
riddled
with
a
series
of
narrow,
windy,
dark,
unsafe
spaces,
blind
Alice,
hidden
dangers.
U
The
result
would
be
oppressive,
claustrophobic,
isolating
and
alienating
lacking
human
scale
and
perspective
damaging
to
mental
health
and
well-being.
On
the
other
hand,
you
could
ensure
that
this
becomes
a
pleasant,
attractive,
human-centered,
harmonious
and
integrated
development,
light,
open,
spacious,
accessible
and
crucially
safe.
U
C
U
P
Clearly,
this
has
been
a
development
site
for
a
long
time
on
a
potential
development
site.
So
at
some
point,
in
fact,
the
times
someone's
going
to
would
appear
to
be
developed
there
with
this
application.
What
changes
do
you
think
is
needed
to
make
it
acceptable,
or
you
think,
is
just
totally
too
much.
H
Think
really
it's
the
size
and
scale
that
really
impacts
us
at
the
most
also,
we
were
really
hoping
for
some
nice
green
spaces,
there's
very
little
grass
in
our
area.
There's
not
really
anywhere
to
kick
a
ball
or
walk
the
dog,
so
we're
not
totally
against
the
development.
But
what
we
are
against
is
the
impact
on
light.
I
hope
that
you
can
see
here
that
this
is
the
impact
on
our
apartments
that
face
that
way.
It's
it's
hugely
incorrect
in
your
pack
that
it
just
affects
bedrooms.
We
only
face
one
way
as
our
apartment.
H
You,
you
came
to
visit
one
of
our
Apartments
today.
Hopefully
you
got
a
feel
in
terms
of
how
oppressive
that
would
be
to
to
look
into
another
building.
Also,
the
lack
of
privacy
as
well
I
would
pretty
much
be
able
to
wave
at
you
at
the
back
of
this,
this
room
here
to
to
say,
hi
and
see
what
you
were
having
for
breakfast
and
I'm
sure
nobody
really
wants
to
live
like
that.
U
Can
I
just
add
to
that
my
real
concern
and
I'm
putting
this
into
context
with
the
other
proposed
developments
around
them,
the
ones
that
were
colored
in
Gray,
the
all
together
I
mean
taking
these
singly
is
one
thing,
but
putting
them
all
together
will
create
an
unsafe
environment.
I
can
walk
home
in
the
dark
at
the
moment,
and
those
of
you
who
were
there
today
saw
what
an
open
space
it
is
up
to
the
difference
of
our
building.
You've
got
the
main
road
right.
U
C
C
My
apologies.
We
need
the
applicants
to
speak
first.
My
apologies
for
that.
Yes,
if
you'd
like
to
retire,
thank
you
so
could
I
now
invite
the
applicants
to
come
forward
to
speak
for
please.
C
L
Good
afternoon
good
afternoon,
everyone
I'm
Daniel
Roberts
from
Glenbrook
applicants.
Firstly,
we're
delighted
to
be
bringing
forward
the
first
phase
of
this
development
to
Whitehall
Riverside,
which
will
develop,
deliver
500,
high
quality
and
sustainable
new
homes.
This
represents
a
significant
contribution
towards
housing
targets
and
the
growth
of
the
city
center
Glenbrook
has
established
a
reputation
for
delivering
Best
in
Class,
build
to
rent
developments
with
Duets
recently
recognized
as
the
best
residential
development
by
the
independent
home
views
platform.
I
was
voted
for
by
residents.
L
The
proposals
will
enhance
the
existing
public
realm
and
maximize
the
site's
relationship
with
the
Rivera
for
residents
of
the
development
and
The
Wider
Community.
The
scheme
will
deliver
a
tree-lined,
Boulevard
and
Whitehall
Road,
a
new
pocket
park,
improved
Riverside,
walkway
and
opportunities
for
play,
which
are
both
attractive
and
deliver
significant
biodiversity
net
gain
of
134.
So,
in
response
to
the
comments
around
Green
Space,
this
is
a
significant
Improvement
to
the
Riverside
and
a
wider
public
realm
environments.
L
We
have
responded
positively
to
previous
panel
supports.
This
is
demonstrated
in
the
current
proposals,
which
include
good
usable
balconies,
Circa
28
provision,
increased
three
bed
provision
at
10
percent
and
generous
distances
between
the
proposed
development
and
the
existing
residential
buildings.
It's
worth
noting
that
at
the
Gable
end
of
Whitehall
Waterfront,
we
are
providing
a
minimum
distance
of
28
meters
to
a
limited
number
of
gable
End
Apartments.
L
This
is
significantly
in
excess
of
typical
developments
in
the
city
center,
which
range
from
13
to
20
meters,
and
we
believe
it's
wholly
appropriate
in
the
context
of
a
wider
site.
I
do
acknowledge
the
representations
made
today
by
the
speakers
here,
but
would
like
to
address
a
number
of
the
comments
directly.
L
First
leave
a
comment
about
the
proposed
development
is
50
taller
than
the
existing
white
or
Waterfront
I'd
like
to
clarify
that
this
isn't
correct.
In
the
case
of
a
residential
development,
the
scheme
is
approximately
three
stories
at
the
tallest
points.
In
addition,
so
more
in
the
region
of
15
to
18
height
increase,
which
again
is
contextually
appropriate.
L
The
daylight
and
sunlight
analysis
undertaken.
Give
an
approximity
of
the
buildings
and
a
distance
to
the
Gable
end
shows
that
the
impact
is
wholly
appropriate
in
the
context
of
City
Center
developments
and
I
would
also
like
to
clarify
about
further
wind
survey.
Analysis
has
been
undertaken
of
the
upper
balconies,
which
demonstrates
again
that
Republican
is
safe
and
appropriate
for
use
in
all
conditions.
L
We
have
held
any
further
meetings
with
counselor
Carlisle,
counselor,
Ray
and
local
residents,
after
which
Council
array
appreciated
a
constraints
and
stated
that
he
would
amend
his
representation
to
comment
and
not
objection.
I
would
also
like
to
highlight
about
the
proposals
are
supported
by
the
Civic
Trust.
L
As
noted
in
the
previous
comments,
we
have
amended
the
access
from
Riverside
way
to
six
meters
in
response
to
the
comments
from
residents,
albeit
the
previous
proposals
were
considered
to
be
wholly
appropriate
in
a
highways
in
context,
in
a
challenging
economic
climate
and
notwithstanding
the
availability
position
which
clearly
demonstrates
the
scheme
does
not
support
any
affordable
housing
or
section
106
contributions.
We
have
committed
to
provide
a
requested
106
contributions
in
full
I
hope.
This
demonstrates
our
continued
commitment
to
delivery
of
high
quality
homes
in
Leeds
and
in
accordance
with
policy
objectives.
L
M
Apologies,
it's
a
bit
of
a
long
question.
The
the
objectives
spoke
at
some
length
about
the
concerns
how
this
development
was
going
to
lead
to
narrow,
dark
and
unsafe
walkways
and
how
it
was
going
to
materially
impact
on
the
safety
of
residents.
M
You,
you
I'd,
be
really
interested
to
hear
your
response
to
that.
I
presume
you're
going
to
tell
us
that
that's
not
the
case,
but
I'd
like
some
real
detail
around.
Why
that's
not
the
case!
If,
if
that's
your
contention,
you
touched
on
the
fact
that
you
are
increasing
not
decreasing
the
biodiversity
I'd,
like
some
information
about
that
button,
give
us
some
detail
that
allows
us
to
actually
dig
into
that
in
a
material
way.
M
We
were
told
that
there
was
concern
about
access
for
emergency
services.
You
didn't
speak
to
that
in
your
presentation.
It
would
be
really
helpful
and
I
would
just
like
to
pick
up
your
last
comment
as
well.
Please,
where
you
were
talking
about
affordables
and
when
I
say
that's
106
again
Pats.
You
could
just
give
us
a
bit
more
meat
on
the
bones
around
that.
Please
thank
you.
Chad.
L
Well,
where
to
start
we'll
start
with
surveillance
in
the
first
instance,
councilor
Cohen,
so
I
think
in
terms
of
the
development
itself,
we
have
designed
the
development
in
accordance
with
secure
by
Design
principles.
The
externals
of
a
building
will
be
well
surveilled
well-lit,
providing
active
Frontage
on
all
three
corners.
Primary
corners
of
the
building
gave
a
North
North
East
North
West
and
Southeast
Corners.
We've
included
a
permeable
facade
to
the
South
West
corner
to
to
increase
the
visibility
and
minimize
the
chances
of
anti-social
Behavior.
L
Furthermore,
we'll
have
full
CCTV
coverage
and
the
active
activity
that
the
development
will
bring
to
this
area
will
be
significantly
more
vibrant
than
the
existing
surface
car
Parks
I.
Think
in
general,
the
considerations
around
safety
have
been
taken
into
account.
The
spacing
of
the
buildings
as
discussed
will
be
a
minimum
of
21
meters
on
Riverside
way
at
ground
floor
level,
a
minimum
of
16
meters
at
ground
floor
level
to
the
east,
which
is
wholly
appropriate
in
the
city
center
and
will
give
good
visibility
and
permeability
to
the
scheme
in
general.
L
With
regards
to
biodiversity,
we've
undertaken
significant
assessments
on
biodiversity
net
gain
and
submitted
an
assessment
prepared
by
Brooks
ecological
on
that
front.
The
biodiversity
net
gain
contribution
undertaken
demonstrates
a
significant
enhancement
on
the
existing
Riverside
against
the
Baseline
condition,
which
is
effectively
a
surface
car
park
and
McAdam
hardstanding
we're
providing
a
number
of
trees,
a
variety
of
rain,
Gardens
and
species
which
will
all
contribute
to
that
overall.
Outputs
foreign
service
access.
We've
undertaken
detailed
studies
both
with
our
fire
engineers
and
with
highways,
and
that's
demonstrated
that
there
is
adequate
emergency
vehicle
access.
L
We've
also
been
through
the
Gateway
One
planning
consultation
process,
with
commentary
from
the
the
HSE
so
to
ensure
that
they
are
satisfied
with
the
scheme
and
the
arrangements
for
fire
tender
access.
L
You
touched
on
the
point
on
affordable
housing.
We
have
been
very
open
and
clear
with
the
The
Authority
in
terms
of
our
position
on
viability
on
this
scheme,
submitting
a
viability
Report
with
the
application
at
submission
stage.
We
have
been
through
a
detailed
process
with
the
independent
District
valuer
to
evidence.
The
current
position,
I
think
that's
clearly
demonstrated
in
the
planning
report,
which
was
issued
around
the
committed
members
in
terms
of
the
outcomes
and
and
leave
a
position
of
the
scheme
in
that
regard.
L
C
O
Thank
you,
chair,
I'm,
trying
to
understand
your
approach
to
H4,
which
is
I,
haven't
seen
mix
at
this
point
page.
One
three
seven
refers,
it
says
as
I
understand
it.
O
Probably
I've
got
this
wrong
policy
tag
is
10
for
one
bed
and
the
maximum
according
to
table
in
front
of
me,
is
fifty
percent,
so
you're
at
51
on
bed
a
more
than
the
maximum
nowhere
near
the
target,
so
I'm
trying
to
understand
you're
all
thinking
behind
one
bed,
provision
other
than
it
maximizes
profits,
because
I
think
all
of
us
have
discussed
previously
that
one
bed
accommodations
tend
to
have
a
high
turnover
and
creates
its
own
challenges
and
difficulties
at
this
particular
point.
So
you
know
we're
only
nowhere
near
the
target
you're
over
the
maximum.
O
At
that
particular
point.
The
second
is
about
rental
income,
taking
into
account
that
the
bank
of
England
have
put
up
interest
rates
at
this
particular
point
which
is
probably
going
to
choke
off
under
occupation,
and
the
result
is
likely
to
be
more
people
trying
to
find
accommodation
to
actually
rent-
and
you
know,
rental
projections
likely
to
be
inaccurate,
because
the
demand
is
going
to
increase
and
your
rental
levels
are
going
to
increase.
Are
they
are
two
separate
issues?
Thank
you.
L
I
think
if
we
first
of
all
address
the
comments
on
on
housing,
make
sure
your
comments
around
H4
are
noted,
but
I
would
add
that
these
are
Regional
targets
that
need
to
be
considered
on
a
sorry,
a
sort
of
site-specific
basis.
Obviously,
what's
appropriate
and
there's
some
may
not
be
appropriate
in
the
city
center.
Now
we
have
undertaken
and
submitted
a
housing
needs
assessment
in
relation
to
this
scheme,
which
does
demonstrate
that
the
requirements
in
a
city
center
context
are
very
much
in
favor
of
one
bedroom
and
two
bedroom
apartments.
L
Indeed,
the
the
shma
2017
did
determine
that
was
actually
a
shortfall
in
one
bedroom
and
two
bedroom
apartments
in
in
a
in
an
area
with
a
modest
surplus
of
three-bed
Apartments.
So
the
the
housing
mix
here
is
very
much
driven
by
the
demographic
of
the
city
center
and
the
the
nature
of
attendance
of
Bill
to
rent
residential
developments.
This
is
a
basis
for
the
the
current
mix
and
we
believe
it
is
approach
appropriates
now.
L
With
regards
to
your
further
comments
in
relation
to
the
51
percent,
I
think
we
need
to
cast
our
mind
back
potentially
to
the
previous
plans
panel.
The
original
scheme
did
include
532
Apartments.
We
were
asked
to
revisit
the
number
of
three
bed
Apartments
forming
parts
of
that
mix.
As
part
of
that
process,
the
overall
number
of
Apartments
was
decreased
to
500.
We
have
achieved
a
three-bedroom
Target
agreed
of
10
10.
Now
reducing
the
overall
number
of
mix
has
resulted
in
a
rounding
condition
whereby
we're
effectively
rounding
up
to
51
rounding
down
the.
O
Very
briefly,
my
O
Level
maths
is
struggling
at
this
particular
Point.
I
got
a
very
poor
grade,
and
perhaps
that
explains
but
I
keep
asking
these
questions
now
he's
saying
in
my
table
in
terms
of
three
bed,
the
policy
minimum
is
20
percent
and
you're,
offering
10
or
I
misunderstood
that.
R
Well,
the
policy
allows
for
a
housing
needs
assessment
to
be
provided,
and
it
requires
it
for
for
this
size
of
development.
So
that's
been
provided
and
done
is
touched
on
the
the
comments
within
the
subject's
markets,
analysis
and
the
the
assessments,
including
the
council,
Zone
schmar.
That
does
look
at
city-wide
and
I
say
it
is.
That
number
is
now
consistent
with
a
number
of
recent
approvals
from
this
Committee.
In
terms
of
that,
10
provision
and
I
know
the
council
themselves
are
are
looking
at
focusing
that
policy
a
little
bit
more.
R
C
Thank
you
for
that
councilor
Brooks.
Next,
please,
thanks.
I
Chair
on
the
site
visit
this
morning,
I
noticed
that
the
the
the
building
which
most
of
the
objectives
live
in
I
know
it's
that
the
the
building
steps
in
so
I
suppose.
My
first
question
is:
why
is
a
similar
approach
not
been
taken
to
reduce
the
massing
in
this
proposed
development?
I
My
second
question
is
about
the
informal
play.
It
strikes
me
that
formal
playgrounds
are
appropriate
somehow
in
the
outer
areas,
but
not
in
in
the
city
center.
I
just
want
to
know
why
you
think
that
City,
Center
kids
don't
deserve
a
playground
shadowing
the
the
object
is
mentioned,
Shadow
wearing
I'm,
just
wondering
if,
if
shadowing
models
have
been
done,
if
so,
can
we
see
him?
I
Because,
obviously,
if
you,
if
you're
walking
about
late
at
night,
you
don't
want
to
be
walking
by
a
closed
Cafe
and
then
my
final
question
is
what
what
changes
have
been
made
to
this
application
as
part
of
the
consultation
process
with
residents.
Thank
you.
L
Thank
you
so
I
think.
Firstly,
if
we
take
your
first
points
in
regards
to
formal
versus
informal
play,
I
think
this
is
apologies.
L
Masking
okay,
so
I
think
with
regards
to
the
massive
we've
gone
through,
an
exercise
which
had
been
set
out
through
both
the
pre-app
process
and
in
the
presentation
to
demonstrate
about
the
the
scale
and
massing
of
the
development
is
wholly
appropriate
in
the
context
and
surrounds
of
the
area.
So
we
haven't
done
a
detailed
analysis
through
architectural
study
and
through
an
extensive
pre-app
process
with
the
council.
To
demonstrate
of
other
principles
are
sound
and
contextual.
L
As
part
of
the
initial
process,
we
we
did
go
through
a
a
period
of
setting
back
the
building
further
from
Whitehall
Waterfront
in
the
early
stages
of
design
to
achieve
what
is,
in
the
city
center
context,
a
very
generous
21
meters
at
ground
floor
level,
but
in
terms
of
any
overlooking
potential
in
from
residential
space
to
residential
space.
We
are
achieving
a
minimum
28
meters
and
much
greater
than
that.
In
most
instances,.
L
You
asked
about
the
daylight
and
sunlight
analysis.
We
have
undertaken
unsubmitted
alongside
the
planning
application,
a
bre
compliant
daylight
and
sunlight
analysis.
The
conclusions
about
about
Viva
development
and
the
impacts
on
daylight
and
sunlight
are
wholly
appropriate
in
the
context
of
City
Center
developments,
and
so
that
information
is
available
and
has
been
provided
with,
regards
to
active
frontages.
The
use
and
the
end
users
of
the
commercial
units
are
not
yet
designated.
L
Coming
back
to
the
question
about
play,
we
we
certainly
don't
wish
to
deny
the
the
children
of
the
city
center.
The
opportunities
for
formal
play.
I
think
the
the
benefits
of
formal
versus
informal
play
are
relatively
subjective
with
a
lot
of
opinion
at
the
moment,
leaning
towards
the
the
stimulation
offered
by
informal
play
opportunities.
R
If
I
just
start,
if
you
haven't
picked
up
in
that
green
space,
that
that
is
just
referred
to,
there
is
the
informal
player
that's
being
added
into
so
further
change.
That
came
out
of
the
consultation,
and
that's
certainly
reflected
on
the
feedback
from
this
committee
previously
in
terms
of
the
type
of
space,
that's
sort,
so
that's
been
added
into
that
that
area,
which
is
I,
say
currently
just
an
area
of
hard
standing
at
the
moment,
so
we'll
be
certainly
much
improved
in
terms
of
children's
play.
I
You
yeah,
if
I
recall
correctly,
I
think
we
we
did
discuss
also
formal
play
being
quite
important
because
you,
if,
if
you
are
raising
a
family
in
in
the
city
center,
you
have
to
travel
quite
some
time
until
you
get
too
formal
play,
and
so,
if,
if
what
we're
wanting
to
achieve
is
a
livable
City
Center,
that's
inclusive
of
everybody,
including
children,
then
we
do
need
to
make
sure
that
formal
players
provided
and
especially
in
developments
that
are
quite
dense
as
this
one
is.
I
So
the
I'm
I'm
not
I'm,
not
entirely
happy
with
you
with
you
answer
about
the
the
massing,
because,
surely,
if
you
are,
if
you
are
taking
cues
from
surrounding
buildings,
the
closest
building
would
make
the
most
sense
take
use
from
if
you've
got
that
stepping
back
like
I
mean.
Are
you
indicating
to
me
that
you
wouldn't
be
willing
to
do
any
stepping
back
and
to
reduce
any
of
the
massing?
Because
that's
that's
quite
concerning
to
me
I
think
the
yeah?
I
What
what
I
asked
about
shadowing
was.
Can
we
see
the
modeling
I
I
didn't
I
mean
you're,
saying
that
it's
acceptable,
but
we
we
are
the
panel
members.
We
want
to
see
it
I'm
asking
as
a
member
if
I
can
see
it
and
then
in
in
terms
of
the
the
changes
that
you've
made.
You're
talking
about
highways
and
the
the
the
amenity
areas
is.
Is
there
any
changes
that
have
been
made
after
consultation
with
residents.
L
L
The
report
has
been
submitted
to
The
Authority
for
review,
so
that
should
be
available
and
and
to
yourselves
to
review
with
regards
to
the
formal
play
versus
informal
play
and
there
is
oppose
condition
in
relation
to
the
final
Landscaping
treatment,
so
we'd
be
happy
to
take
that
away
and
review
it
in
the
context
of
a
wider
City
Center
and
what
may
be
appropriate
in
this
location
as
part
of
discharge
of
that
condition,
the
massing,
as
previously
stated
we
have
been
freeway,
is
substantial,
pre-application
exercise
to
inform
the
current
massing,
which
is
stated
as
being
within
the
report
appropriate
and
contextual,
with
the
context
and
surrounding
area.
L
I
Sorry
sorry
chair
my
final,
my
final
question
was
was
just
what
what
changes
have
been
made
as
a
result
of
consultation
with
residents
which
he
didn't
answer.
L
Sorry,
Kayla
I
think
Andrew
previously
touched
on
with
Incorporated
the
additional
informal
play
Within
the
Green
Space
following
the
previous
feedback
from
residents.
L
We've
also
increased
the
whip
for
the
access
road
from
Riverside
way
in
response
to
the
concerns
around
the
access
and
potential
waiting
times
for
accessing
the
car
park
to
Whitehall
Riverside
iterative
changes
have
been
made
through
over
development
in
terms
of
scale,
mass
and
distance
from
that
building
to
make
sure
it's
appropriate,
but
in
direct
response
to
your
comments
on
what
has
been
done
following
the
the
last
round
of
meetings
were
probably
the
the
key
changes
to
discuss
other
stuff.
P
Coming
back
to
the
one
bedroom,
Flats
you're
talking
about
we're
calling
this
city
center,
but
in
all
honesty
it's
on
Fringe.
If,
if
you
walk
to
an
alpha
male
up,
Road
you're
in
my
world
and
my
world,
certainly
into
City
Center,
you
walk
a
quarter
mile
unit,
Council
or
McKenna's
World,
which
certainly
in
city
center
and
certainly
the
hours
in
demand
that
we've
got
where,
where
we've
built
one
bedroom
Flats,
they
change
hands
every
six
months
and
you
don't
get
no
Community
there.
P
What
we
require
on
that
part
at
city
and
probably
in
other
parts
of
the
city
as
well,
is
family
family,
suitable
houses
or
family
suitable
accommodation,
which
would
be
at
least
two
bedrooms.
So
adult
I
don't
share
a
thing
about
one
bedroom.
We
are
not
talking
banking,
City
Center,
we're
not
talking
outside
this
building
we're
talking,
On
The
Fringe,
leading
into
suburbs.
So
can
you
explain
what
you're
thinking
he's
there
because
I
don't
think
I
think
you're
delivering
what
we
need?
Foreign.
L
I
think,
firstly,
as
we
we
previously
stated
a
housing
needs.
Assessment
has
been
prepared
in
support
of
this
application,
which
demonstrates
why
the
housing
mixes
proposed
based
on
demand
and
the
demographic
of
the
city
center,
which
the
development
side
does
sit
within
the
defined
City.
Center
I.
Think
it's
worth
adding
in
terms
of
the
transients
and
turnover
of
one-bedroom
apartments
with
about
dots
are
evidential.
Is
that
the
purpose
of
BTR
and
built
to
rent
development
so
to
provide
high
quality,
professionally
managed
and
purpose-built
homes
for
private
rents?
L
As
such,
we
do
see
that
a
number
of
our
residents
stay
with
us
for
a
longer
duration
than
traditional
PRS
developments,
because
they
have
greater
choice
and
availability
of
flexible
tenures
within
the
developments
itself
and
so
to
grow
and
meet
the
evolving
needs.
So
in
in
terms
of
a
demographic
of
BTR.
P
I
think
I
think
what
it
is
is
we
talk
about
housing
needs
and
demand
and
stuff
like
that
part
of
the
reason
the
demand
is
as
it
is,
is
that
these
not
available,
we
are
building
one
bedroom
flats
and
and
that's
creating
its
own
demand
and
we're
showing
people
further
and
further
out.
As
I
said,
this
is
strictly
speaking
about
after
quarter
of
a
mile
away
from
what
we
would
naturally
call
suburbs
of
Lee
of
the
old
city
leads
and
we
re
we
require.
P
L
We're
talking
in
Broad
brush
percentages,
but
that
equates
to
over
50
want
three
bed
apartments
and
the
sizing
of
these
apartments
are
generous,
as
you
will
see
from
the
breakdown
provided,
so
we're
providing
a
range
of
a
decent
number
of
three
bed
apartments
in
a
range
of
sizes
which
can
suit
whether
it's
family
occupants
sharing
occupants.
There
is
a
a
range
of
inclusive
designers
of
these
are
generous
three-bedroom
apartments
in
the
city
center.
L
Likewise,
We've
we've
got
a
good
number
of
large
two-bed
Apartments,
which
would
also
be
wholly
appropriate
for
a
family
choosing
to
live
in
the
city
center.
Should
we
wish
to
live
in
a
build
to
rent
development,
so
I
think
we
just
need
to
be
cautious
of
touring
all
families
with
the
same
brush.
L
Not
every
family
will
need
a
three-bed
apartment
and,
and
likewise
every
three
bed
apartment
won't
be
occupied
by
a
family,
and
so
what
we
have
done
here
is
provide
a
range
of
generous
accommodation,
types
in
a
range
of
sizes
which
can
be
utilized
by
an
individual
couple
of
sharing
or
families.
So
I
think
it's
important.
We
look
at
the
quality
of
the
mix,
the
size
of
a
mix
which
is
compliant
with
space
standards
and
and
sort
of,
potentially,
all
the
collectively
reconsider,
our
definition
of
a
city
center
family
and
what
accommodation
needs
they
may
have.
J
Thank
you,
Jeff.
A
couple
of
issues
really
the
first
thing
was
I
was
just
looking
back
on
the
comments
we
made
at
the
pre-app
and
we
did
ask
to
see
a
palette
of
materials.
So
I
don't
know
whether
that's
something
you've
got
available
for
us
to
have
a
look
at
so
we
can
see
those
materials
and
the
colors
in
life.
Second,
one
which
is
really.
My
main
question
is
just
around
the
Green
Space.
J
J
There
is
the
off-site
some
which
I
appreciate
at
first
I
think
the
viability
said
that
was
something
you
wouldn't
be
able
to
afford,
and
you
are
one
of
the
real
difficulties
with
the
city
center
location
is
that
there
is
already
a
lack
of
green
space.
So
it's
not
like
an
outer
location
where
we
can
say
great.
J
We've
got
some
money
to
to
spend
improving
the
park,
there's
also
a
number
of
other
sites
in
the
vicinity,
some
of
which
yourselves
may
be
bringing
forward,
and
if
we
were
to
accept
half
the
green
space
on
all
of
those
we'd
be
left
with
some
money,
but
nowhere
near
enough
money
to
buy
a
plot
of
land
in
the
city
center
to
make
a
new
park
at
those
rates.
I
just
wondered
if
you
could
give
me
some
reassurance.
L
L
We
wouldn't
want
to
present
anything
of
this
committee
here
today,
which
wasn't
followed
followed
through
in
addition
to
that
Viva
sample
panels
were
very
heavy,
but
they
will
be
available
and
obviously
will
be
a
condition
to
to
discharge,
but
we
we're
taking
on
Border
comments
in
particular,
and
the
potential
to
use
a
lighter
gray
tone
to
sort
of
potentially
marry
him
with
Wellington
Place,
and
we
are
going
through
options
with
our
architect
and
Main
contractor
to
make
appropriate
selections
for
to
put
forward
for
agreements
with
regards
to
the
green
space
as
you've
alluded
to.
L
It
is
very
difficult
on
City
Center
sites
to
provide
the
full
provision
of
green
space
on
site,
which
is
where
the
the
opportunity
to
provide
the
contribution
is,
is
available
for
applicants.
I.
Think
it's
also
worth
noting
about
the
Green
Space
provision
is
very
much
drafted
on
the
basis
of
the
The
increased
impact
on
utilization
of
green
space
in
the
city
center.
L
We
are
providing
here,
12
000
square
feet
of
green
space
at
Terrace
level
for
residents,
so
that
hasn't
been
considered
in
the
The
Green
Space
calculation
at
present
and
will
will
by
default,
reduce
the
impact
the
development
has
on
the
publicly
available
Green
Space,
so
I
think
there
is
a
dual
benefit
of
a
witch
for
scheme
is
providing
overall,
we,
we
have
obviously
been
through
quite
an
extensive
design
process.
We
have
various
constraints
in
terms
of
development
in
a
city
center
and
we've
aimed
to
get
that
balance
right
and
I.
G
Yes,
thank
you.
I
was
going
to
ask
you
about
the
colors
and
the
type
of
bricks
as
well
you're
saying
you're,
going
to
come
back
with
further
information
about
that.
G
I
would
like
to
say
that
in
the
past
we
have
turned
against
buildings
that
are
dark
gray,
because
it
looks
extremely
miserable
in
say,
November
or
February,
and
it's
when
there's
very
little
color
around
anyway,
and
we
very
much
prefer
something
brighter
and
I
think
that's
more
cheery
to
look
at
as
well
for
people.
It
does
seem
to
me
a
fairly
dense
type
of
development.
G
I
do
think
that
I
would
like
to
say
there
are
other
combinations.
Would
you
not
agree
between
a
person
living
on
their
own
or
a
family?
I
think
you
did
say
it's
not
just
families
who
might
like
to
live
in
a
three-bed,
but
there's
people
who
share
there's
people
who
might
be
parents
or
single
parents
who
might
want
another
space.
People
want
to
have
relatives
and
friends
to
stay.
There's
all
sorts
of
different
combinations
and
personally
I
prefer
more
flexibility.
G
Myself,
I'm
just
got
one
question
about
the
you're
saying
unless
I've
misunderstood,
that
the
views
will
be
from
bedrooms
and
it
will
be
bedrooms
that
will
suffer
from
less
light.
However,
it's
in
to
me
from
the
visit
that
we
made
that
it
was
somebody's
sitting
room
that
would
look
directly
out
onto
it
with
the
balcony.
G
So
if
you
could
explain
that,
please
and
finally,
in
terms
of
the
Landscaping,
the
Green
Space
Etc
exercise
equipment
is
often
used
by
everyone
from
children's
young
as
five
or
six
right
up
to
seniors
and
everyone
else
in
between.
Would
you
consider
putting
in
exercise
equipment
which
can
be
Blended
in
nicely
with
General,
Landscaping,
bushes
and
so
on?
So
it
doesn't
stick
out,
but
nevertheless
provides
another
immunity
for
local
people.
L
Thank
you
very
much
for
your
queries.
I
I
notes,
your
your
points
are
in
three
bedroom
accommodation
and
the
various
users
and
the
people
who
would
live
in
three
bedroom.
Accommodation,
I,
think
in
addition
to
the
design
constraints
and
the
demographic
and
housing
needs
assessment
requirements
which
have
already
touched
on
I.
Think
it's
also
Salient.
At
this
point.
To
save
up
a
provision
of
additional
three-bedroom
units
in
a
city
center
environment
would
have
a
further
significant
impact
on
on
viability
of
development.
L
So
I
do
note
your
points
and
then
just
reiterate
that
for
for
the
record,
with
regards
to
the
daylight
and
sunlight
assessment,
you
are
correct,
but
there
are
some
living
rooms,
I,
think
from
review
of
a
plans
circular
11
units
on
the
Gable
end
of
a
white
or
Waterfront,
which
which
would
have
a
an
impact
in
daylight,
sunlight
terms,
but
I
think
it
is
clear
from
the
information
we've
submitted
today,
the
appropriate
in
terms
of
City
Center
development
when
considered
against
a
bre
guidance
in
respect
of
daylight
and
sunlight
and
the
the
city
center
contacts
whereby
we've
we've
offset
the
building
and
the
distance
between
residential
window
to
residential
window
by
28
meters
is
a
substantial
benefits
in
in
terms
of
the
proposed
development,
which
is
very
unusual
in
the
city
center
context.
L
I'd
also
note
that
white
or
water
front
has
vital.
Riverside
has
always
been
AMX
for
development,
so
I
I
think
it's
it's
not
a
surprise
that
this
scheme
is
being
brought
forward.
The
the
development
of
Whitehall
Waterfront
was
designed
in
the
knowledge
for
today.
Future
development
would
come
forward
on
Whitehall
Riverside,
which
is
why
I
assume
the
Gable
end
and
a
limited
number
of
Living
Spaces
have
been
allocated
along
that
Gable,
which
is
the
closest
point
to
the
Future
developments.
L
So
I
knew
it
was
something
I'd
missed,
I,
think
in
terms
of
exercise,
equipment,
I
I
think
we
would
happily
go
away
and
give
that
further
consideration.
We
could
pick
that
up
in
the
detailed
design.
So
yes
I'm
more
than
happy
to
consider
that,
alongside
any
any
potential
amendments
or
revisions
of
the
the
play
provision
which
is
being
included
and
delivered
with
the
scheme.
Q
Thank
you
chair
in
the
past,
we've
had
several
discussions
about
possible
development
on
the
entirety
of
this
site
and
I.
Don't
think.
We've
ever
touched
on
the
issue
of
viability
because
it
is
a
cleared
side.
So
I
was
just
wondering
why
now
you
split
the
site
up
into
smaller
sections.
This
particular
section
is
unviable.
L
I
think
the
information
and
the
reasons
for
the
viability
are
clearly
set
within
the
district
value
was
reports
I,
don't
think
it
will
come
as
a
surprise
to
to
anyone
that
would
be
the
current
economic
climates
and
and
in
general,
and
in
construction
in
particular,
are
very
challenging
at
the
moment.
Nonetheless,
we
we
want
to
commit
to
deliver
this
scheme
and
deliver
new
homes
in
Leeds.
L
L
C
V
Yes,
I'll
I'll
start
with
the
first
general
principles
around
what
the
district
value
is
asked
to
do
we're
appointed
to
be
independent
and
to
review
the
applicant's
appraisal
and
state
whether
it's
reasonable.
So
with
with
many
of
these
things,
it's
difficult
to
say
down
to
the
final
pound
Penny,
you
know
whether
the
value
or
even
the
costs
will
be.
As
the
stated
in
the
applicant's
report.
V
However,
the
original
viability
appraisal
submitted
by
the
applicant
stated
that
the
scheme
was
going
to
lose
effectively
6.3
million
pounds,
so
it
was
significantly
just
unviable,
so
we
started
to
look
at
it
and
I
suppose.
Picking
up
on
some
of
the
points
members
have
made
today,
I
think
gentleman
there
was
saying
making
it
making
a
comment
about
the
rents
and
that
the
rents
will
will
increase.
V
One
of
the
main
differences
that
we
identified
in
the
applicant's
original
appraisal
was
that
the
rents
were
low,
the
the
level
at
which
they
were
going
to
rent
these
Flats
out.
We
thought
they
could
rent
them
out
for
more
and
I
think
from
memory
out.
We
said
you
know
you're
looking
at
probably
10
more
and
but
the
issue
is
when
it
comes
to
viability,
I'm
very
restricted
in
what
I
can
do.
V
V
The
other
thing
that
we
identified
as
unreasonable
in
in
the
applicant's
report
they'd
base
their
site
value
so
getting
back
to
the
first
print
first
principles
here
when
we
do
a
viability
appraisal,
there
are
effectively
three
or
four
main
inputs.
How
much
will
the
scheme
be
worth?
V
So
in
this
instance,
when
we
first
appraised
it,
it
was
based
on
construction
costs
that
the
applicant
had
put
together,
I
think
in
March,
2022
and
I.
Think
you'll
all
recall
from
previous
meetings
that
I've
attended
that
we
are
in
a
very
difficult
time
where
costs
are
going
up.
Monthly
Concrete,
in
particular
just
seems
to
be
going
up
and
up
every
month
now
we
said
at
the
outset
outset,
in
our
capacity
as
independent
viability,
Consultants,
look
you
we've
got
to
be
fair
to
everybody,
the
Leeds
public
counselors
and
the
developer.
V
I
think
your
costs
are
out
of
date.
Do
you
want
to
look
at
them
again
before
we
reach
our
conclusions,
so
the
applicant
reviewed
the
costs
and-
and
they
did
go
up
and
again
to
reassure
the
committee.
V
I
I,
don't
really
look
at
the
construction
costs,
that's
given
to
another
professional,
a
real
expert
in
his
field
and
they
review
the
costs
and
again
in
the
entrance
of
transparency.
I.
Think
it's
fair
to
say:
your
costs
went
up
three
times
in
the
period
that
we
were
considering
viability,
the
applicant's
cost
went
up
in
March,
July
and
then
September,
so
I'd
managed
to
build
a
case,
and
ever
you
know
well
evidenced
case
to
say
like
this.
This
scheme's
worth
more
than
you,
you
think.
V
However,
your
build
costs
are
just
well.
They
went
up
by
nine
ten
million.
Didn't
they
in
the
space
of
march
to
September
and
again
I
make
the
point
that
that
was
checked
by
an
independent
quantity.
Surveyor
who
said
it
it
was
reasonable,
wasn't
necessarily
saying
that
it
was
absolutely
bang
on
correct,
it's
very
difficult
to
say
until
you
actually
get
onto
site
and
then.
Finally,
the
only
other
thing
that
I
identified
as
as
unreasonable
was
the
assumptionist.
V
What
was
the
land
value
so
going
back
to
what
I
told
you
earlier
total
value,
total
value
of
the
scheme
take
off
total
construction
costs,
take
off
the
value
of
the
land
and
take
off
your
profit.
What's
left
well,
the
the
the
applicants
opinion
of
the
land
value
was
significantly
higher
than
I
would
have
accepted
and
I
didn't
accept.
It
they
were
claiming
that
they
thought
the
site
was
worth.
V
5.9
million
and
I
subsequently
reduced
that
to
1.9
million
so
4
million,
but
despite
best
efforts
and
looking
at
the
evidence,
I
think
probably
the
most
damaging
impact
on
viability
in
this
case
has
been
build
costs
and,
to
a
certain
extent,
that
there
is
a
lot
of
work
to
be
done.
V
There
is
work
to
be
done
externally
and
that
will
make
that
that
that
comment
that
I've
just
made
will
be
relevant
when
we
look
at
another
scheme
later
this
afternoon,
that
doesn't
have
as
much
to
contribute
and
has
subsequently
been
viable
fully
viable.
So
just
bear
that
in
mind.
When
we
talk
about
another
case
later
and
I,
don't
know
if
that
helps,
or
you
want
me
to
sort
of
add
any
more
I.
Q
Yeah
I,
I,
you'll,
appreciate
it
and
I
know
you've
been
on
one
occasion,
it's
it's
difficult
to
for
members
to
get
their
head
around
this
principle
and
viable
and
not
viable,
because
we
always
work
on
the
assumption
that
if
it's
not
viable,
you
wouldn't
do
it.
And
you
know
it's
a
it's
a
quaint
concept
within
the
construction
industry
that
actually
liability
is
negotiable.
Q
V
V
First
of
all,
there's
got
to
be
absolute
transparency.
You've
got
to
you've,
got
you've
got
to
be
transparent,
you've
got
to
provide
evidence
to
support
all
of
your
conclusions,
and
that
includes
your
construction
costs
and
your
value,
but
coming
to
the
point
of
value.
V
As
you
know,
DVS
myself,
we've
I've,
looked
at
numerous
viability
schemes
in
the
city
center
and
as
schemes
have
come
on
stream,
we've
been
in
a
much
better
position
to
actually
identify
what
these
flats
are
being
rented
for,
because
when
I
started
this
three
years
ago,
they
were
practically
none
and
it
was
very
difficult
to
see
what
would
people
pay
to
stay
in
service
departments
of
such
high
quality
with
with
all
the
relevant
services.
V
So,
to
give
you
an
insight
into
what
we
actually
do,
we've
actually
been
around
numerous
PRS
schemes
as
secret
shoppers
to
try
and
find
out
what
rents
they're
charging
what's
included,
what's
not
included
to
get
a
much
better
understanding
and
we've
been
around
all
of
them
myself
and
colleagues.
V
So
we've
built
up
a
a
database
of
what
rents
are
actually
being
achieved
so
from
memory
I
think
the
applicant
was
in
it
around
19
20
pounds
per
square
foot
as
a
rent,
we're
we're
up
to
sort
of
what
I
I
didn't
agree
with
that
and
I'm
up
to
about
23
24
pounds,
a
foot
I
said:
you'll
do
better
than
that
you'll
get
more
than
that.
That
was
subsequently
agreed.
V
So
you
take
the
total
rental
value
of
all
of
the
apartments.
You
also
look
at
any
retail.
That's
on
on
the
ground
floor,
any
commercial
space
might
be
a
shop
or
a
small
office.
So
that
gets
you
to
your
total
rental
value.
V
You've
then
got
to
look
at
you've
then
got
to
look
at
what
are
the
costs
of
actually
managing
and
running
this
building,
so
the
applicant
set
out
in
their
viability
appraisal
that,
in
order
to
manage
to
pay
all
the
electricity
security,
cleaning,
maintenance,
insurances
Etc,
they
made
an
adjustment
to
the
gross
rent,
as
we
call
it
the
total
rent
for
the
building.
They
made
an
adjustment
to
visit,
25
or
26
percent.
V
Again,
we
didn't
think
that
was
reasonable
and,
as
a
general
rule,
with
schemes
like
this,
we've
evidenced
running
costs
in
similar
PRS
schemes,
where,
on
average,
it
costs
around
23
and
a
half
percent
of
the
gross
rent
to
run
the
building.
And
it's
important
to
say
you
know:
you've
got
the
wages
of
the
the
people
hosting
the
reception.
You've
got
the
wages
of
the
people
that
manage
the
building
rent.
The
building
are
there
every
day,
so
so
it
does
build
up
to
a
substantial
amount.
V
V
Then
you've
got
to
what
we
call
capitalize.
The
rent
you've
got
to
turn
it
into
a
freehold
value.
We
know
what
you're
going
to
bring
in
in
rent
every
year.
But
what
are
you
going
to?
What's
it
going
to
be
worth?
In
fact,
what
are
you
going
to
sell
it
for
choose
to
sell
it
to
an
investor?
The
applicants
sometimes
refer
to
them
as
funders,
but
they're
actually
purchases.
V
V
Large
investment
funds.
Pension
funds
are
buying.
These
kinds
of
schemes
is
a
long-term
investment,
so
we
apply
what
we
call
a
yield,
a
capitalization
yield
and
we're
finding
at
the
minute
you're
you're
in
Leeds
you're
at
around
four
and
a
half
percent,
and
that's
approximately
20
times
22
times
the
current
rent.
To
put
it
into
sort
of
simple
terms,
so
we're
saying
that
an
investor
will
pay
22
times
the
net
rental,
that
the
net
rent
of
this
building.
V
That
gets
us
to
the
total
value
of
the
scheme,
which
we
then
start
taking
off
costs,
land
value
and
profit
to
see.
What's
left
that
can
go
towards
section,
106
costs
and
any
affordable
housing,
and
then
one
last
point
there
has
been
a
steady
decline
and
I
would
say
in
the
time
that
I've
been
coming
to
committee.
We
were
in
a
position
to
maybe
a
year
or
two
ago
where
we
were
managing
to
get
affordable.
V
We
were
able
to
get
maybe
four
and
a
half
five
percent
affordable,
but
unfortunately,
because
of
this
situation
with
build
costs,
it's
just
something
that
we
challenge,
but
we
can't
really.
We
can't
push
against
the
sea.
If
that's
the
other
ways,
it's
it's
currently
very
difficult
to
see
any
slowdown
in
in
you
know:
construction
cost
inflation,
but
it
as
soon
as
it
does
we'll
be.
You
know,
negotiating
and
pointing
out
that
they
have
reduced.
You
know
with
the
Developers,
so
I
hope
that
that
helps.
Q
So
it
just
stop
me
when
I
go
wrong.
Okay,
so
I
understand
this.
Q
So
what
we,
what
you
come
up
with
is
a
net
annual
Total,
Rental
Bill,
sorry,
rental
income,
which
I
don't
know
whatever
it
might
be
and
then,
in
effect,
you
calculate
the
value
of
the
building
by
multiplying
that
by
22.
to
all
in
terms
of
purposes.
Q
V
I
suppose
I
ultimately
come
back
to
the
guidance.
That's
published
that
the
profession
is
where
the
the
valuation
Chartered
Surveyors
value
as
a
com
are
always
looking
at
different
ways
of
doing
this
and
the
the
there
is
a
model
that
isn't
isn't
used
at
the
minute
and
isn't
recommended
that
would
follow
the
logic
that
you're
you've
set
out,
which
would
be
a
discounted
cash
flow
I.
Imagine
even
the
developer
uses
a
a
discounted
cash
flow
which
can
be
extended.
V
You
know
into
the
future,
but
again
I'm
I'm,
quite
restricted
in
what
I
can
do.
The
first
thing
is
I'm
not
allowed
to
forecast
I'm,
not
allowed
to
say
right.
Let's
look
at
the
viability
of
this
scheme
over
a
30-year
period,
I'm
not
allowed
to
say
well
I,
think
the
rents
will
go
up
10
every
year
for
30
years.
That
would
make
it
more
viable.
I
can't
do
that.
I've
got
to
look
at
the
value
of
the
property
today,
based
on
current
evidence.
Q
V
So
it's
a
bit
like
using
the
the
model,
that's
following
the
logic
that
you've
set
out
earlier
about
going
ahead
to
30
years,
undoubtedly
through
house
price
inflation.
This
scheme
will
be
worth
a
lot
more
in
30
years
time,
but
unfortunately,
today
is
that
we've
got
to
assess
the
value
as
of
as
of
today,
and
in
fact
the
the
developer
may
sell
it
in
a
year,
two
or
three,
four
five
years
and
it'll
be
worth
more.
There
and
they'll
have
made
a
profit,
an
additional
profit,
but
unfortunately
I
sound
like
a
broken
record.
V
The
guidance
is
very
clear:
that's
been
arrived
out
through
consultation
with
stakeholders,
including
developers
and
planners
and
Chartered
Surveyors,
and
and
this
these
are
the
constraints
within
which
we've
we've
got
to
work.
At
present,.
C
What
I'm
going
to
suggest
at
this
point?
First
of
all,
Brian
that
was
a
very
accessible,
understandable,
clear
explanation
and
thank
you
for
throwing
the
light
on
it
that
you
have,
because
we've
all
been
mystified
for
years
and
we'll
probably
continue
to
be
so
about
this
process.
But
your
words
are
always
helpful
and
reassuring.
One
rhetorical
question
I
would
throw
in
is
that
some
of
us
around
the
table
do
often
wonder
why
a
reduction
in
profit
couldn't
form
part
of
the
viability
assessment,
but
I'm,
not
inviting
you
to
expand
at
length
on
that
question.
C
I
do
suggest
that
we
invite
Brian
to
a
training
session
where
we
can
focus
wholly
on
Brian's
expertise,
but
I
do
suggest
that
we
make
some
progress
with
the
application
in
front
of
us
at
this
point.
Okay
can
I
invite
more
questions
from
Members.
Please.
C
Q
Sorry
to
do
this,
but
but
can
I
ask
Brian
one
more
question:
what
would
what
have
you
because
I
think
it's
important,
because
actually
this
is
going
to
get
these
developers
coming
along
and
saying
to
us?
We
can't
afford
to
do
this.
Therefore,
we
don't,
we
can't
put
affordable
out
of
it.
It's
getting
more
and
more
prevalent
and
it
will
get
more
prevalent
because
we
don't
like
it
building
cost
inflation.
Q
I
was
I've,
got
a
note
in
which
says
zero
again.
Do
you
ever
say
to
a
developer?
Well,
look!
Actually!
This
is
never
going
to
work
or
I'm
talking
about
zero
game
for
us.
So,
for
example,
you
know
if
you
talk
about
planning
applications.
For
example,
we
have
a
number
of
minimum
standards.
We
wish
to
employ
with
a
number
of
expected
payments
that
go
into
that.
Q
V
Again,
to
give
you
an
insight
into
some
of
the
conversations
I
have
I
have
used
phrases
like
there's
no
need,
there's
no
point.
Turning
up
a
committee,
if
you're
gonna
present
this
to
to
the
decision
makers,
you
know
it's
got
to
be
evidence-based.
You've
got
to
prove
that
you're
correct.
It's
got
to
be
reasonable
and
I'm,
not
suggesting
this
applicant's
taking
an
entrenched
view
by
the
way
I'm.
Just
you
know
so.
V
I've
got
to
follow
the
evidence
and
I've
also
got
to
negotiate
with
them.
I've
got
to
I've
got
to
test,
what's
reasonable
and
and
that's
quite
helpful,
because
reasonable
allows
a
little
bit
of
latitude
in
terms
of
I
think
you
can
try
harder,
I,
think
it's
not
as
bad
as
you're
making
out
in
terms
of
construction
costs
or
it's
more
optimistic
when
it
comes
to
rents.
V
So
there's
one
thing:
that's
often
said
about
the
valuation
that
it
isn't
a
science,
it's
a
bit
of
an
art
in
terms
of
taking
all
the
various
inputs
together
and
coming
up
with
a
a
reasonable
conclusion,
but
I
dalja
and
I
have
often
talked
about
review
mechanisms
if
nothing,
if,
if
an
apple,
if
an
applicant
comes
forward
and
can
offer
absolutely
nothing
and
in
fact
it's
still
on
viable
you're,
absolutely
right
what
why
on
Earth
would
they
start
unless
it
is
viable,
so
dalgia
and
I
dealing
with
City
Center
sites
have
often
got
very
close
towards
the
end
of
a
negotiation
to
say
well,
look
I
think
we
ought
to
put
in
a
review
mechanism
if
they're
saying
they
can't
provide
anything,
because
the
logic
is
when
they
eventually
do
start
on
site
by
virtue
of
the
fact
that
it
is
now
viable
and
it
might
be
sufficiently
viable
to
give
the
council
some
section,
106
costs
and
and
some
affordable
housing.
V
So
I
don't
think.
We've
ever
really
come
to
committee.
Where
there's
been
absolutely
nothing
on
the
table,
we've
always
managed
to
demonstrate
it's
not
quite
as
dismal
as
the
applicants
for
other
viability.
Advisor
would
like
to
make
out
so.
C
Thanks
for
that,
Brian,
so
I
didn't
see
any
other
questions.
Are
there
any
comments?
Please:
okay,
I've
got
councilor
Brooks
and
councilor
Finnegan
sorry,
my
apologies.
I've
lost
the
space
questions
to
the
officers.
C
Two
then
councilor
yeah.
I
I
K
So
Council
in
terms
of
the
bre
assessment,
that's
been
carried
out.
There's
a
number
of
limitations
with
this
assessment
in
terms
of
the
the
assessment
is
based
on
a
Suburban
house.
So
it's
usually
a
two-story
dwell
in
so
in
terms
of
City
Center
context,
the
scale's
much
different
and
there's
higher
scale.
So
therefore,
the
assessment
cannot
be
fully
relied
on.
So
we
need
to
look
at
a
contextual
approach
to
the
location
of
the
buildings
and
how
they
sit.
K
D
To
so
in
this
particular
case,
and
the
report
does
comment
on
it
in
in
a
bit
more
detail,
the
assessment
is
against
the
current
situation
of
the
site,
so
those
flats
are
affected
have
an
open
aspect,
because
it's
a
cleared
site
has
been
for
a
long
time
and
it's
inevitable
that
there's
going
to
be
some
impact
and
I
think
the
refer
report
refers
to
that
in
some
cases
there's
some
impact
so
against
the
bre
guidance
which,
as
Andrew
quite
rightly
says,
it's
really
formulated
for
Suburban
context.
D
There
there
will
be
some
impact
on
some
of
those
Flats.
However,
when
you,
when
you
take
into
account
the
fact
that,
in
a
city
center
context,
you
will
get
gaps
of
20
meters
on
average
and
again,
the
report
refers
to
other
sites,
with
average
gaps
with
buildings
of
similar
sort
of
scales
and
height.
Then
that
impact
is
no
worse
and
that's
why
we've
taken
that
qualitative
assessment
and
said
yes,
there's
an
impact,
because
at
the
moment
it's
a
cleared
site
and
it's
inevitable.
D
The
situation
is
going
to
worsen
because
with
any
development
opposite.
But
what
is
that
actual
impact?
In
relation
to
the
code
for
the
city
center
and
in
our
view-
and
obviously
members
can
take
their
own
view
on
this-
but
in
our
viewers
offices-
it's
no
worse
than
the
The
Wider
City
Center
context
in
terms
of
the
question
about
the
the
viability
so
following
on
from
the
district
values,
reviewed
I
have
had
further
discussions
with
Glenn
Brook,
and
we
have
I
did
ask
that.
D
We
include
a
review
mechanism
because,
as
Brian
has
alluded
to,
that,
some
of
the
inputs,
especially
the
construction
costs,
are
an
almost
changing
month
to
month,
and
so
by
the
time
at
the
moment
they
seem
to
be
going
down,
but
also
market
conditions
could
change
so
and
we
do
give
three-year
consents.
D
Now,
although
Glenbrook
accept
that
that's
a
reasonable
position,
unfortunately,
for
the
investors,
it
creates
uncertainty
because
it
doesn't
complete
the
calculations
at
this
point,
and-
and
this
is
the
point
at
which
they're
having
to
do
the
deals
and
in
to
enable
them
to
make
a
start
on
site
early
next
year.
D
So
Glenbrook
have
said,
notwithstanding
the
viability
and
and
accepting
that
market
conditions
could
change
we're
prepared
to
take
on
board
some
of
that
risk
and
therefore-
and
they
accept
that
some
of
the
contributions
we
seek,
if
not
all,
of
them
go
to
actual
place,
making
and
infrastructure
benefits,
I
mean
even
the
affordable
housing
to
a
certain
extent
is
social
infrastructure,
but
in
terms
of
physical
infrastructure,
there's
a
number
of
contributions,
so
they've
offered
to
pay
the
full
contribution
for
the
physical
infrastructure
costs
and
I
think
they
add
to
something
like
540
000
pounds
in
this
case
again
the
actual
figures
in
the
report.
D
So
that's
a
further
negotiation
we've
had
so
what
Glenn
Brook
are
actually
offering
is
is
better
than
the
current
viability
assessment,
which
has
been
carried
out
according
to
the
Rick's
guidance,
so
that
that
has
been
the
discussion
on
the
review
approach.
Thank
you,
sir.
C
I
I
would
really
appreciate
it
if
we
could
see
some
day
white
diagrams.
Please.
D
Sorry
yeah,
we
we
haven't
got
them
here.
We
don't
bring
all
the
information
here
so,
but
we
do
have.
We've
reported
it
and
summarized
it
in
the
report
in
terms
of
the
figures
and
but
if,
if
members
want
to
see
it
it's
available,
you
know
if
panel
takes
a
view
on
that
I'm
just
gonna,
okay,
paragraph
10.30
onwards.
What
place
is
it
yes?
So
we
have.
I
C
Think
Point,
Tech
and
councilor
Brooks.
G
C
C
Sorry,
I
I
can't
allow
objectors
to
stand
up
and
speak
Uninvited
councilor
Brooks,
I
I
appreciate
your
point.
Exactly
we
haven't
got
the
information
here,
so
we
would
either
have
to
delay
the
decision
and
defer
the
item
until
we
did
have
the
information
here
or
we
could
make
it
available
to
see
post-decision
or
I.
Don't
know
whether
anybody
could
find
it
now
in
back
in
the
office.
C
On
public
access,
so
we
could
set
somebody
on
with
with
trying
to
find
it.
While
we
continue
the
discussion,
can
you
get
somebody
in
the
office
to
get
access
to
it?.
C
C
J
Sorry,
chair
would
I
be
able
to
put
a
motion
forward
at
this
point
because
I
know
we've
got
a
lot
on
the
agenda
today.
There's
obviously
concerns
with
the
information
here.
I
share,
Council
books,
concerns
of
some
of
the
information
I'd,
also
like
more
about
the
position
in
terms
of
the
green
space,
I
move
that
we
defer
this
item
for
for
more
information
and
then
have
the
discussion
later
on
I'm,
just
conscious.
There's
a
lot
on
the
agenda,
so
I
wanted
to
bring
that
in
now
to
see
if
members
agreed.
C
We've
got
that
particular
piece
of
information,
but
more
information
is
being
asked
for
so
could
I
have
a
show
of
hands
for
the
motion.
That's
just
been
tabled
by
councilor
Carlile,
please
one,
two,
three,
four,
five,
six,
seven,
eight
nine
I
think
that's
unanimous.
Okay!
That's
we
will
go
for
that
solution.
Peter!
Thank
you
very
much
indeed,
but
we
we
need
some
clarity
on
which
information
we're
seeking
yeah,
so
councilor
Carly.
Would
you
like
to
outline
for
us
which
particular
information
you're
requesting.
J
I
think
I'd
I
did
have
a
question
around
the
offset
something
in
terms
of
the
green
space
that
I
raised
earlier,
which
was
something
I
wanted
more
information
on
how
we'd
attempted
to
fit
that
green
space
on
site,
because
I'm
very
concerned
that
we're
not
going
to
find
space
in
the
local
area
to
put
that
on.
J
But
it
comes
to
a
Brook's
Point
around
the
the
daylight
was
something
that
I
I
feel
I
haven't
got
enough
in
the
report
to
to
go
through
I,
don't
know
if
other
members
had
issues
and
information
they
wanted.
I'd
welcome.
Add
those
to
the
motion.
O
I'd
like
us
to
have
some
legal
advice
from
the
legal
officer
about
how
much
weight
we
put
on
a
viability
assessment,
taking
into
account
we've
heard
the
restrictions
of
that
viability,
assessment
and
what
can
and
can't
be
taken
into
account,
such
as
22
years,
such
as
we
assume
the
rents,
are
always
going
straight.
The
same
at
that
particular
point.
O
So
in
terms
of
weighing
up
whether
the
viability
assessment
is
valuable
to
us
in
terms
of
our
final
assessment,
I'd,
like
some
legal
advice
on
that
as
part
and
parcel
of
the
next
time,
we
come
back
we're
absolutely
clear,
because
if
the
legal
advice
is
basically,
you
have
to
take
into
account,
but
taking
into
account
it's
failings,
if
you
like
in
longer
term
issues,
30
years
plus
and
rent
and
other
such
things,
how
much
weight
we
put
on
that
particular
assessment.
Thanks
chat.
Thank.
Q
Touching
on
the
on
the
Green
Space
much
play
is
made
of
that
sort
of
Half
Moon
at
the
end
of
the
bridge.
My
memory,
which
goes
back
sometime,
is
when
the
bridge
was
put
in.
That
area
should
have
been
landscaped
already
yeah,
so
I,
just
wonder
who
was
supposed
to
do
that
and
why
they
haven't
done
it.
I
Counselor
Brooks
thank
you.
Chair
I'd
also
like
to
see
some
reconfigurations
with
more
synthetic
massing.
L
I
think
in
terms
of
a
massive
we've
been
through
an
extensive
process
with
the
council
in
a
pre-up
phase
to
demonstrate
about
the
current
massing
is
both
contextually
appropriate
and
in
keeping
with
the
urban
grain.
I
think
that
position
is
also
supported
in
the
the
office's
report.
So
I
just
like
to
understand
the
rational
justification
for
further
changes
in
the
proposed
massing.
C
Okay,
that's
your
obviously
your
preferred
position
do.
I
You
need
me
to
explain
my
reasoning,
chair
or,
if
you
would
like
to
a
counselor
yeah,
so
the
the
building
surrounding
the
Versailles
are
not
as
dense
as
this
building
so
like
the
the
reductions
in
massing
is
to
is
to
try
to
complement
and
enhance
the
area
rather
than
and
and
try
to
reduce
the
domination.
I
The
domination
of
the
of
the
massing
of
that
of
that
of
the
proposed
application.
C
Q
Sure
I
think
picking
up
Kaylee's
point
in
the
past.
We've
always
looked
at
this
site
as
it
in
its
entirety.
We
at
the
moment
we
split
it
up
into
into
my
size
pieces
for
a
better
word
and
I.
I
am
slightly
concerned
that
we're
going
to
come
back
and
every
time
we
come
back
on
one
of
these
areas,
we're
going
to
be
told.
Q
We
can't
afford
to
do
it
and
we
have
to
do
this
and
that
so
I
think
it
is
valuable
to
understand
the
massing
of
the
entire
site
because,
as
far
as
I'm
aware
that
the
the
developer
controls
the
entirety
of
the
site,
well
I've
got
you
the
environment
agency
of
a
holding
objections.
So
if
it
comes
back,
can
you
explain
one?
Why
they've
got
an
objection
and
two
have
they
dropped
it?
Okay,.
D
Well,
I
I
think
at
the
cost
of
like
the
risk
of
extending
the
discussion
further,
we'll
we'll
pick
up
those
points.
As
far
as
we
can
I
think
it's
clear
that
the
last
point
it
may
be
a
position
where
we
say
to
members.
This
is
what's
before
you.
You
have
to
make
a
decision
on
that,
but
the
other
factors
you
will
definitely
discuss
further
with
with
the
applicants,
foreign.
D
So
the
decision
has
been
taken
to
defer
the
application
for
further
information
and
the
information
relates
to,
and
these
are
just
summaries,
the
the
calculation
of
the
off-site
greenspace
contribution
and
why
that
can't
all
be
delivered
on
site,
more
informational
detail
on
the
impact
on
daylight
and
sunlight
to
existing
accommodation
and,
in
particular
wanting
to
see
the
the
the
modeling
that's
been
done.
D
The
the
type
of
brick
and
the
color
of
materials
for
the
building
particular
legal
advice
on
the
work
to
be
given
to
the
viability
assessment
conclusions,
the
provenance
or
history
of
what
what
happened
to
that
half
moon
area
of
landscaping?
Was
it
part
of
a
previous
approval
and
who
should
have
delivered
it?
There's
a
discussion
question
raised
about
any
possible
changes
to
the
massing
to
reduce
its
potential
impact
and
a
clarification
on
the
environmental
agency's
position.
C
Everyone
happy
with
that.
Okay.
Thank
you
very
much.
Dalji!
That's
really
helpful.
Thank
you
to
the
applicants
and
the
objectors
so
we'll
leave
that
out
in
there
and
I
think
we'll
have
a
five
minute.
Comfort
break.
C
Okay,
colleagues,
it
has
been
mentioned
by
people
sitting
either
in
the
public
gallery
or
further
towards
the
back
that,
where
our
voices
are
not
coming
over
too
well,
I
have
asked
if
the
volume
can
be
adjusted,
but
if
you
could
make
sure
that
you
are
reasonably
near
your
max
when
you're
speaking
I
think
that
would
help
with
the
recording
as
well
foreign
we're
on
to
item
nine.
X
X
X
The
the
second
mission
is
that
there
have
been
two
objections
owned
by
the
Civic
trust
and
one
by
the
an
adjacent
landowner.
So
I'll
outline
what
they've
done.
I'll
I'll
I'll
address
it
within
the
body
of
the
presentation,
the
Civic
Trust
of
of
concerns
of
of
a
provision
of
parking
on
the
provision
of
balconies,
the
housing
mix
and
the
the
type
of
amenities
best.
That's
being
provided.
Not
this
not
the
size,
but
the
different
potential
for
activities
within
the
within
the
open
space.
X
The
the
the
the
objector
it
is
opposite,
Washington,
Street
and
is
it-
has
concerns
about
the
proximity
of
block
block,
D
and
and
as
concerns.
It
would
restrict
future
development
on
on
on
that
particular
site.
X
X
So,
as
I
said,
it's
the
the
former
Health
Food
site
on
the
south
side
of
kirkstall
road,
it's
around
310
meters,
west
of
the
Rin
road.
So
it's
it's!
It's
a
edge
of
edge
of
Center
southern
boundary
with
the
with
the
river
air
and
western
boundary,
with
with
Washington
Street.
X
In
terms
of
the
emerging
context,
it's
residential
is
coming
forward.
X
X
This
is
a
Nissan
Garage
in
between
that
and
then
and
then
further
further
approved
development
to
the
to
the
West.
X
Side
itself
is
a
two
hectare
site,
former
industrial
Brownfield.
It's
it's
a
cleared
site.
It
will
be
issues
of
remediation
of
the
site,
but
essentially
it's
it's.
It's
ready
ready
to
go.
X
So
the
The
Proposal
involved
618
Bill
to
rent
apartments
in
five
blocks,
with
356
meters,
squared
ancillary
commercial
uses
to
the
ground
floor,
there'll
be
226
parking
spaces,
which
is
around
36.5
36.6
percent
and
fairly
generous
public
realm
provision.
X
So,
with
regard
to
the
the
object
that
was
had
concerns
about
building
D,
I
I
did
look
at
the
the
spacing
there
and
it's
15
meters
from
the
building
itself
to
the
boundary
on
the
on
the
opposite
side
of
of
Washington
Street.
X
X
However,
as
you
can
see
it
does
it
doesn't
take
up
the
entire
Frontage
and
and
I
think
there's
still
it
Still
Remains
ample
opportunity
to
develop
that
site
next
door
and
achieve
a
good
level
of
of
a
minute
for
both
sides
and
there's
a
similar
relationship
on
on
the
on
the
Eastern
side,
with
buildings
F
and
a
and
again
these
opportunities
to
to
sort
of
stagger
the
Stagger
the
buildings
and
and
to
provide
a
a
development
that
that
fits
together
all
along
the
all
along
the
frontage
there.
X
Zoning
in
terms
of
potential
Heights
and
that
that
translates
to
the
full
application
is
between
7
and
11
7
or
13
stories
stepped.
X
The
the
central
building
is
is
13
stories
with,
with
the
others,
stepping
up
towards
the
West
towards
the
city
and
that
again
steps
up
to
the
Clarion
homes,
development,
which
is
sort
of
an
inline
with
the
the
kirkley's
Renaissance
area
planning
framework.
X
So
that's
an
impression
of
how
the
final
scheme
will
look
with
the
pack
in
between
the
blocks
public
realm
to
the
South.
X
Adjacent
adjacent
to
the
river
in
terms
of
design
is
two
main
design
typologies
intended
to
reflect
the
industrial
Heritage
of
the
area.
W
X
A
vertical
emphasis
to
the
administration,
with
horizontal
Stone
banding
and
additional
details
to
the
ground
floor.
It's
considered
that
the
two
types
that
give
enough
variety,
but
still
providing
an
overall
coherent
theme
bill
out
in
Brick.
So
again,
it
would
be
consistent
with
what's
approved
to
the
yeast
in
the
Clarion
home
site,
which
which
allows
for
blocks
with
with
a
with
a
a
similar
sort
of
design
and
masking.
X
Within
the
site,
it
provides
generous
areas
of
open
space.
X
X
And
then
some
areas
of
public
realm
and
that
and
if
I
can
just
address
the
issue
of
the
balconies,
that
there
are
97
balconies
proposed
and
then
there's
no
policy
requirement
in
terms
of
numbers
for
balconies
but
I
think
there's
a
there's,
a
good
variety
of
provision
and
it
and
it
would
be.
It
would
be
consistent
with,
with
other
developments,
to
allow
that
that
level
of
well
provision.
X
Terms
of
the
the
active
frontages
have
been
designed
around
the
The
Pedestrian
throughput
through
the
site,
so
that
service
in
areas
and
and
functional
areas
would
be
in
in
quite
a
quieter
places.
X
Pedestrian
access,
pedestrian
throughput
would
would
work
on
a
north
to
south
and
then
east
to
west.
This
is
with
a
central
spine
that
was
allow
vehicular
access,
basically
through
through
the
the
center
of
the
site,
and
that
would
connect
up
as
as
these
sets
are
being
brought
forward.
X
Someone
was
carrying
homes
development
to
allow
a
a
secondary
through
vehicular
route
for
local
traffic.
The
site
will
be
accessed
from
kirksall
road,
with
a
secondary
exit
via
Washington
Street
foreign.
X
Bicycle
provision
there
would
be
an
area
Safeguard
of
a
future
provision
which
is
intended
to
be
to
be
provided
by
the
council,
and
that
would
be
on
the
kirksall
road
Frontage
and
it
was
set
back
by
about
three
and
a
half
meters.
From
from
the
front
there.
W
X
Connect
with
the
development
to
the
West
on
the
Clarion
home
site
and
and
ultimately
provide
connectivity
across
the
across
the
river
and
directly
into
the
city
for
for
cyclists
and
there's,
there's
almost
400
Backspaces
to
be
provided
as
well.
So
the
applicant
does
argue
that
an
approach
has
been
organized
around
sustainable
methods
of
Transport,
which
is
justified
by
the
provision
of
of
parking
which
is
considered
by
offices
to
be
proportionate
and
and.
X
Acceptable
given
the
context
of
the
site
and
that's
just
to
go
back
to
the
Civic
trust
objection
of
of
a
provision
all
right
in
terms
of
public
realm,
the
Parkland
to
the
south
of
the
development
would
provide
good
opportunities
for
sustainable
Drainage,
Systems,
the
fat
wall.
X
X
X
X
There
is
an
outstanding
issue
with
the
environment
agency,
which
offers
a
requesting
to
to
be
allowed
to
resolve,
which
relates
to
biodiversity
net
gain
to
the
river,
and
the
issue
is
whether
or
not
further
biodiversity
cannot
or
should
be
sort.
X
Given
the
high
level
that
that's
been
provided
on
land
and
whether
or
not
there
might
be
some
intermediate
or
or
compromise
situation
that
can
be
arrived
at
officers
considered
that
this
can
be
quite
easily
result
and
just
ask
at
least
can
be
a
delegated
matters.
Foreign.
X
Matter
relates
to
some
amendments
that
have
been
required
by
the
health
and
safety
executive
Lane
to
fire
safety.
The
Amendments
have
been
made
and
we're
just
a
way
to
respond
from
the
the
health
and
safety
executive.
X
And,
again
it's
considered
that
this
this
will
be
quite
easily
resolved
and
officers
just
requests
that
that
we're
able
to
delegate
this
this
matter
with
regard
to
housing
mix,
which
has
which
was
released
by
the
Civic
Trust
there'll,
be
a
provision
of
a
308
one
bed
which
is
50
248
tool
bed,
which
would
be
40
and
62.
Three
bed,
which
would
be
10
percent,
just
just
used
to
say
that
that
would
be
consistent
with
what's
been
approved.
X
Nearby
and
officers.
Consider
that
to
be
acceptable
at
this
time
and
then
just
just
to
finish
on
another
issue
of
viability
and
an
assessment
has
been
submitted
with
this
application,
also
interviewed
by
the
district
valuer.
X
However,
the
applicant
is
willing
again
to
take
onboard
some
of
the
future
risk
and
and
commit
to
some
section
106
contributions.
X
Those
amount
to
everything
that
have
been
requested,
with
the
exception
of
Green
Space
off-site
Green
Space,
with
the
argument
that
the
on-site
provision
is
is
modern,
is
modern,
suitable
and
and
and
is
adequate
for
the
for
the
for
the
development
at
hand.
X
Overall,
on
balance,
officers
considered
the
proposals
to
provide
substantial
benefits
to
the
area
in
terms
of
housing,
public
realm
and
bringing
New
Life
to
a
former
industrial
site,
and
the
recommendation
is
therefore
to
approving
principle
in
Ferndale
get
the
the
outside
standing
matters
that
have
been
previously
mentioned,
and
that
was
our
hand
back
to
you
yeah.
Thank
you.
C
Thank
you.
Steve
can
I
invite
questions
please
to
officers.
O
No
Stevie
all
right,
I
know
this
is
from
the
the
same
applicant
as
the
one
that
we've
just
discussed
and
deferred
at
this
particular
point.
Where
we're
talking
about
housing
mix
again
and
the
housing
mix
on
this
one
almost
exactly
reflects
the
housing
mix
of
the
last
one,
which
we
weren't
happy
with
anyway.
At
this
particular
point,
I'm
just
wondering
we
have
a
target
of
80
of
two
and
three
bed
at
this
particular
that's
a
Target
I
accept,
there's
a
minimum
there's
a
maximum,
but
there's
a
Target
at
this
particular
point.
O
We're
on
fifty
percent
two
and
three
bed
what's
happening
in
terms
of
any
negotiation
with
the
developer,
to
try
and
push
up
towards
that
Target,
because
I
think
a
lot
of
us
are
still
very
unhappy.
That
half
of
these
Flats
are
one
bedroom
units
with
all
of
the
challenges
that
they're
actually
brings.
D
Yeah
I
think.
First,
we
need
to
be
clear
that
the
policy
doesn't
require
the
targets.
Those
are
preferred
targets
they're,
not
part
of
the
policy.
The
policy
requires
a
suitable
mix
of
housing
units
by
type
and
size,
and
the
policy
also
recognizes
that
that
may
differ
depending
on
which
area
of
the
city
you're,
in
which
area
of
the
authority
you're
in
which
part
of
the
area
and
the
policy
makes
clear
that
the
housing
needs
assessment
can
be
submitted.
D
Now,
what
happens
in
the
city
center
context
or
even
edge
of
City
Center
context
is
that
we
often
get
housing
needs
assessment
to
reflect
the
local
demographics
and
the
local
housing
characteristic
area
and
most
of
the
time
to
date.
We
we
look
at
that
carefully.
D
We
look
at
that
with
policy
colleagues,
but
we
we
come
to
a
conclusion
that
those
General
targets
preferred
targets,
and
that
is
you
recognize
yourselves,
based
on
minimums
and
maximums
are
applicable
across
the
authority
area
and
in
this
City
Center
and
Edge
of
City
Center
area,
the
demographics
are
different
and
they
tend
to
be
more
towards
younger
people,
less
family
accommodation.
D
There
is
demand
for
family
accommodation,
but
not
as
much
as
there
is
demand
for
one
two
bedroom
accommodation,
and
it's
it's
on
that
basis,
that
we
don't
get
the
preferred
Target,
but
we
do
negotiate
and
evidence
of
the
fact
that
we
negotiate
is
that
not
so
long
ago
we
used
to
get
two
percent.
D
Three
percent
I
think
the
the
chair
will
and
panel
for
those
that
have
been
here
long
enough
will
remember
that
and
we've
been
negotiating
upwards
and
it's
precisely
on
the
point
that
panel
raised
regularly,
which
is,
if
you
don't
create
the
units,
then
the
demand
is
not
going
to
be
there.
So
we're
going
from
our
point
of
view.
We
do
negotiate
and
we're
getting
to
an
improved
position,
whether
that's
a
good
enough
position
it's
for
panel
to
decide.
So
thank
you,
chair.
O
J
Thanks
chair,
that
was
a
point
that
I
agree
with
anyway.
Just
those
numbers
I
know:
we've
got
to
the
10.
The
report
I
think
it
was
in
this
application,
but
one
of
the
reports
points
out
with
that
there's:
seven
percent
three
bed
and
above
in
the
city
center
I,
think.
Obviously,
we've
been
accepting
schemes
less
than
that
for
a
number
of
years,
and
some
of
that
may
be
the
fault
of
previous
acceptances
because
a
lot
of
developments
coming
through
in
the
city
center.
J
We
do
want
that
to
keep
it
continuing
upwards,
I
I
think
it
was
either
this
site
or
one
of
the
neighboring
ones,
that
we
had
a
big
discussion
previously
about
whether
this
is
City
Center
or
not.
J
In
my
view,
this
isn't
City
Center
So,
based
on
on
the
question
there
about
the
three-bed
properties
and
that
market
assessment
of
those
can
we
clarify
what
kind
of
areas
we're
looking
at,
because
in
this
area,
I
would
see
that
this
relates
to
the
other
residential
accommodation
in
and
around
this
area,
you're
in
the
little
London
and
Woodhouse
Ward,
just
across
the
way,
rather
than
those
City
Center
apartments.
And
so
that's
one
question
of
that.
So
when
the
assessment
comes
in,
are
we
looking
at
just?
J
Are
we
counting
this
as
a
city
center
and
including
those
apartments
in
it?
Or
are
we
counting
this
as
part
of
the
kirkstall
suburb?
Should
we
say
which
I
believe
the
latter
is
more
more
accurate
for
something
along
this
Corridor,
along
with
things
like
the
cycle
spaces?
We're
not
getting
policy
on
that
I
think
we
should
have
one
of
those
per
apartment
shouldn't
we
we're
at
400,
which
is
somewhere
to
go
and
better
than
probably
some
schemes,
but
not
not
on
policy.
J
I'll
come
back
just
in
the
previous
one,
then
my
last
Point
obviously
had
some
points
on
the
last
scheme
around
the
green
space.
As
this
is
a
bigger
scheme,
the
amount
of
Green
Space
provided
here
looks
bigger,
but
actually
the
percentage
is
considerably
lower.
Now
I
know
that
you
have
picked
out
that
there
is
a
point
in
the
policy
that
allows
schemes
to
look
at
less
than
the
the
Green
Space
on
site
and
to
accept
that
20
may
be
provided.
But
I
have
the
same
concerns
in
this
area.
J
That,
where
else
is
that
green
space
going
to
come
from
if
it
doesn't
come
from
within
these
sites,
so
I
just
wondered
if
we
could
have
some
thought
around
that
if
all
of
these
sites
come
forward
with
20
Green
Space,
where
are
we
going
to
spend
any
of
those
commuted
sums
foreign.
D
So
in
in
terms
of
the
the
housing
assessment
areas,
we
have
different
housing
characteristic
areas
which
was
set
by
the
Shema,
which
is
strategic
market
assessment
in
done
in
2017,
I
think
the
latest
one,
and
that
is
a
wider
than
what
most
people
would
say,
is
a
city
center.
It
actually
covers
the
commercial
call
and
the
outer
areas,
the
fringes
such
as
little
Woodhouse
and
and
this
area,
whether
that's
appropriate
or
not,
that's
a
discussion
in
a
different
place,
because
that's
that's
the
way.
D
D
That's
a
separate
discussion
in
terms
of
the
Green
Space
again
I
I
don't
mean
to
sound
like
I'm
nitpicking,
but
the
policy,
but
but
the
policy
does
recognize
that
in
high
density
schemes
and
and
in
at
this
panel
in
around
the
city
center,
we
tend
to
get
high
density
schemes
that
the
metrics
that
we
use
for
how
much
green
space
should
be
provided,
will
not
make
it
practical
often
to
get
all
that
space
on
the
site.
Often
it
generates
a
bigger
figure
than
the
actual
Site
Area.
D
So
what
the
policy
says
is
that
in
those
circumstances-
and
that's
often
the
case
in
with
City
Center
schemes,
at
least
20
percent
green
space
should
be
provided
on
site
and
then
the
rest
can
be
converted
into
an
off-site
contribution.
Now,
in
this
particular
case,
30
is
being
provided
on
site
and
because
it's
a
large
site,
two
hectares,
that's
actually
a
very
meaningful
space.
D
Plus.
In
addition,
there's
a
viability
case,
so
reducing
the
amount
of
accommodation
to
get
more
green
space
would
hit
the
viability.
So,
on
balance,
that's
the
reason
why
we're
recommending
making
a
recommendation
that
we're
making
again
it's
for
panel
to
determine
whether
that's
acceptable
balance
or
not
in
terms
of
cycling.
Again,
it's
a
balancing
approach.
D
Yes,
guidelines
suggest
one
cycling
space
per
flat,
but
we're
getting
a
significant
amount
of
cycling
spaces
here,
400,
odd
spaces,
we're
also
reducing
the
level
of
car
parking
guide
guidelines
would
allow
full
parking
car
parking
provision,
one
one
space
per
flat,
but
we're
not
getting
that.
So
it's
a
it's
a
by
default.
D
J
I'll
just
come
back
very
briefly:
yeah
in
terms
of
I
understand
around
those
housing
market
characteristic
areas,
I
think,
maybe
that's
something
that
the
chief
planning
officer
could
take
away
in
terms
of
the
local
plan
updates
that
are
going
on,
because
I'm
very
concerned
that
if
it's
that
wide
area,
those
areas
on
The
Fringe
of
the
city
are
going
to
be
masked
by
the
city
center
itself
and
they're
going
to
end
up
showing
very
out
of
date,
needs
assessments
based
on
you
know
the
pure
density
of
the
city
center
itself,
rather
than
the
houses
around
I
I,
think
the
difficulty
just
to
come
back
very
briefly,
and
then
I'm
done.
J
The
difficulty
is
this:
in
the
previous
scheme,
there
just
seem
to
be
quite
a
lot
of
things
that
aren't
quite
where
we'd
want
them
to
be
and
a
point
where
maybe
the
the
developments
aren't
keeping
up
with
the
way
our
policies
have
been
going
over
the
time
and
that's
what
concerns
me
on
some
of
these
developments,
that
there
are
many
where
we
see
everything
that
we'd
want
and
then,
when
you
get
to
these,
where
there's
not
quite
enough
of
anything
to
make
what
we
would
deem
our
targets
or
our
policy
that
we're
having
to
make
a
big
call
of
where
that
decision
might
be,
and
in
some
cases
this
site
thinks
it's
in
the
city
center
without
the
the
with
the
parking
removed,
but
in
others
it.
C
Okay,
thank
you
any
further
questions.
First
for
officers,
please
councilor
Brooks.
I
I
I
see
that
there's
an
off-site
highways
contribution
when
we're
on
site.
Earlier,
obviously,
we
went
and
we
stirred
and
looked
so.
We
just
I
was
just
wondering
what
exactly
the
improvements
will
be
for
for
that
contribution
to
to,
hopefully
like
ensure
that
ensure
that
pedestria,
like
what
I'm
saying,
is
I'm,
hoping
that
it's
going
to
be
like
bike
and
pedestrian
based.
F
Yeah
well,
first
of
all,
there
are
Highway
Works
associated
with
the
the
development
which
are
will
be
screwed
by
condition
which
will
upgrade
the
adjacent
Crossing
to
be
tooken,
Crossing
and
then
a
route
through
to
I
think
it's
called
Studio
road
behind
to
improve
the
route
up
to
Burley
Road
and
that
that's
the
coup
by
conditions.
We
get
we're
getting
more
than
just
the
contribution.
F
The
contribution
the
106
rewarded
flexibly,
but
part
of
it
is
to
look
at
manage
sort
of
dynamic
signal
upgrades
on
the
Willow,
Road
and
and
Burley
Road
sort
of
Junction
there.
So
part
of
it's
on
that.
But
I
think
the
wording
will
be
flexible
to
because
we're
looking
at
where
we're
putting
improvements
right
along
that
corridor.
F
So
I'm
not
sure
that
quite
answers.
Your
question,
because
I
can't
be
quite
specific,
but
something
depends
on
at
what
point
that
kind
of
contribution
comes
in
and
what
is
then
it's
required
because
some
of
it
is
a
cumulative
impact
contribution.
So
it's
to
address
the
congestion
across
the
network
in
the
locality
directly
related
to
the
development,
but
we're
trying
to
then
direct
those
contributions
towards
non-motorize
user
improvements.
I
Sorry
I'll
just
come
back
then.
So,
although,
although
it
you
know
it's
going
to
be
a
low
car
development,
the
the
will
likely
be
taxis,
there'll
be
deliveries,
especially
online
deliveries,
possibly
grocery
deliveries.
I
So
when
it,
when
it
comes
to
that
side
of
things,
has
that
been
taken
into
account
with
the
with
those
with
those
contributions
and
and
how
that's
going
to
mitigate
as
well
or
is
it?
Is
it
simply
the
the
cumulative
impact
on
the
area.
F
When
we
look
at
a
community
of
impact
calculation,
all
the
the
sort
of
the
way
that
the
trip
generation
of
a
site
does
take
into
account
service
and
delivery
movements
as
well,
and
it
also
is
not
strictly
related
to
the
car
parking
on
the
site.
It's
more
to
do
with
the
size
of
the
development.
C
Are
your
questions
answered
councilor
Brooks,
or
do
you
need
to
come
back
yep?
Okay?
Any
further
questions
to
officers
in
that
case
can
I
invite
comments.
News,
councilor,
Brooks,.
I
I
was
delighted
to
see
a
playground
yeah,
that's
that's
really
exciting.
I
was
I,
was
pleased
about
that
and
also
I
thought
that
the
detailing
on
the
balconies
was
unusual
and
like
positive
I,
think
in
in
terms
of
the
level
of
three
bed.
I
would
always
like
to
see
more
of
them.
Obviously,
so
I
think
that's
that's
something
that
I
would
like
to
see.
Looked
at
I
think
I,
think
other
than
that,
like
I,
think
the
design
I'm
going
to
talk
about
the
design
I
think
the
design
is.
I
What
would
you
call
it?
It's
I
wouldn't
say:
I
wouldn't
say
that
no,
not
nice,
not
nice,
inoffensive
I'd
say
that
the
design
is
inoffensive.
I
think
it
could
be
a
little
a
little
more
exciting,
I,
don't
I,
don't
think
event.
No,
we
don't
want
an
offensive
foreign.
I
There
are
some
really
nice
design
aspects
to
the
development
that
the
to
the
proposals,
but
the
they
could
be
just
a
little
bit
more
of
a
flourish.
I
think
yes,.
N
Well,
I,
quite
like
it
actually
what
councilor,
Brooks
I
think
has
been
trying
to
say
for
the
last
10
minutes,
it's
unoffensive
and
it's
nice
much
better
than
the
previous
uppercase
that
says,
or
the
developer
could
take
away
from
this
site
back
to
the
previous
site.
N
What
I
would
say
is
that
I
always
want
to
see
more
balconies
and
you'll
be
supporting
me
chair
on
more
balconies.
You
can
never
have
too
many
balconies,
but
I
do
appreciate
that
high
level
balconies
can
be
challenged
for
particularly
young
children.
N
I
did
you
know
I
think
with
with
balconies,
because
you
all
know
my
story
about
Balkans
and
I'm,
not
going
to
repeat
it,
because
it's
on
YouTube
but
but
I
think
somebody
said
the
last
panel
balconies
can
turn
into
a
green
room.
Well,
what
is
wrong
with
the
green
room?
N
I
mean
if,
if
people
are
going
to
use
balconies
for
a
purpose,
a
legal
purpose,
then
I
don't
have
a
problem
with
that
they're
not
just
for
sitting
out
on,
but
obviously
inset
balconies
are
better
than
projecting
balconies,
but
on
that
basis,
I
quite
like
it.
It's
it's
a
better
use
of
the
site
than
we've
got
now
and
I
think
it's
quite
sustainable
with
regards
to
the
area
on
the
Riverside.
Thank
you.
Yes,.
C
M
M
Really
not
just
could
do
better
must
do
better,
because,
on
that
basis
alone,
as
much
as
I
think
it's
inoffensive,
I
I
have
a
real
issue
with
the
number
of
balconies,
but
just
on
this
wider
point
of
a
number
of
bedrooms,
I've
had
the
privilege
of
sitting
on
this
panel
now
for
quite
some
years,
and
while
the
direction
of
travel
is
welcome,
we
have
never
ever
ever
got
anywhere
near
what
elected
members
have
decided
as
a
policy
anywhere
in
we
don't
just
consider
applications
in
the
city
center.
M
We
look
at
Major
applications
across
the
city
and
at
no
stage
ever
ever
have
we
seen
something
that
was
anywhere
near
the
policy
that
elected
members
have
determined
and
that
every
meeting
officers
say
well.
You've
got
to
look
at
the
city
as
a
whole.
Well,
we've
been
doing
that
and
it's
you
know
it's
a
policy,
but
it's
not
a
real
policy.
You
didn't
mean
it
when
you
said
it.
M
I
just
feel
very
strongly
that
if
elected
members
have
determined
that
this
is
what
the
mix
should
be,
officers
should
be
far
more
robust
in
trying
to
move
towards
that
and
have
the
confidence
that
we
will
back
them
up.
When
it
comes
to
these
panels,
we've
said
What,
We,
Believe,
As
a
matter
of
policy.
The
number
of
bedrooms
should
be
in
developments
that
are
brought
forward.
I'm
not
going
to
celebrate
the
snail-pace
movement
towards
this,
because
it's
just
not
good
enough.
M
C
Thank
you,
councilor
Cohen
I
think
officers
often
have
difficulty
negotiating
that,
and
so
that
is
why
they
bring
it
to
panel,
because
they
feel
that
we
help
that
negotiation
for
them.
Foreign.
M
But
then,
when
we
turn
around
say
well,
you
know
that's
not
acceptable,
they
give
us
a
list
of
reasons.
Why
we're
wrong?
It's
like.
Well,
no,
you
know
we,
we
know
what
the
policy
is.
You've
brought
it
here,
because
it's
not
policy
compliant.
We
don't
need
reasons
why
we
can't
live
without
policy
and
that's
my
concern.
C
We'll
come
to
you
David,
but
my
view
about
why
we're
down
at
10
on
three
bedrooms
on
a
number
of
applications
that
we've
seen
is
because
I
remember
one
intense
debate
around
this
table
and
I
can't
actually
remember
the
application
where
we
really
did
push,
because
it
should
come
in
at
three
or
four
we
really
did
push
and
when
we
pushed
them
to
10,
we
stopped
pushing
and
I
think
other
developers
looked
at
that
and
thought.
Well.
Tens.
The
new,
Benchmark
and
I
agree
with
you.
I
think
it
needs
to
rise
above
10.
P
I've
got
to
say,
I'm
not
happy
about
the
mix
either
it's
very
much
like
the
other
one,
it's
on
the
edge
of
the
city
center,
on
the
edge
of
where
it
was
residential
and
certainly
shouldn't
be
treated
as
something
that's
in
in
the
city
center.
So
I
think
we
need
to
look
at
that,
but
saying
that
I've
got
to
say
this
application's
a
heck.
P
It
was
like
better
than
than
the
previous
one
I
like
the
Green
Space
there
I'd
like
to
see
more
of
it,
but
the
development
seems
to
be
generally
okay,
so
I'm
I'm,
quite
supportive
of
that,
but
but
certainly
I'd
like
to
see
some
change
with
mix.
Q
Q
There
was
a
discussion
about
whether
this
was
City
Center
and
actually
this
was
regarded
as
expanding
City
Center.
So
that's
why
it
was
designated
as
that.
So
that's
the
designation
we've
got
whether
it's
transpired
that
way,
I
don't
know,
I,
think
right.
Q
The
reason
this
has
come
to
to
members
is
because
it's
not
policy
compliant
and
really
what
officers
are
saying
to
us
we're
the
best
will
in
the
world
is
how
much
short
of
policy
are.
You
prepared
to
accept,
as
we've
touched
on
various
things,
aren't
we
so
that
there's
the
Green
Space
stroke
biodiversity
net
gain?
Q
It
strikes
me
that
you
could
do
much
more
on
this
site.
If
you
really
wanted
to
and
I
look
at
that
vast
car
park,
they
have
and
I
recall
when
we
first
talked
about
the
design
for
the
entirety
of
the
site
and
it's
a
plus,
because
we
talk
about
the
entirety
as
unlike
the
previous
developer,
they
haven't
chopped
it
up
into
little
bits.
Q
Q
You
know
and
I've
I've
said
on
more
than
one
occasions.
If
we
feel
really
strongly
about
this,
why
don't
we
just
turn
it
down
and
and
the
I
think
the
policy
we
get
thrown
back
at
it
is
is
a
city-wide
policy
but
I
suppose
we
ought
to
ask.
The
question
is:
if
we're
not
meeting
it
here,
where
are
we
over
meeting
it
to
compensate,
and
we
never
get
figures
which
say
to
us
well
actually
across
the
city
as
a
whole,
we're
hitting
this
target
in
Spades
and
I
think
that's
a
question.
Q
We
need
to
start
asking
in
fact
we
ought
to
ask
it
now
and
I.
Look
at
the
Green
Space
again
and-
and
you
know,
we're
the
best
rule
in
the
world
actually
and
I
know
that
you
sometimes
we
have.
We
disagree
about
this
sort
of
thing,
but
it
always
strikes
me.
The
green
space
on
these
particular
sites
is
an
afterthought.
Q
You
know
you're
saying
we're
doing
we're
getting
20,
so
that's
good.
Actually
that
means
we're
not
getting
80
percent
if
it
was
the
other
way
around.
I
might
be
more
amendable
to
that
so
I
I.
You
know
we
can
talk
about
balconies
as
we
well.
I
didn't
go
on
the
balcony
on
site
this
morning,
because
I'm
not
a
fan
of
Balcones,
because
I'm
frightened
about
but
I
appreciate
that
balconies
are
a
balconies,
are
a
valid
way
of
creating
an
open
space
for
individuals.
Q
Actually,
I
think
it'd
be
better
if
we
created
a
space
film
on
the
ground
so
that
they
could
sit
out
on
the
ground
and
chat
to
friends,
rather
than
sit
on
their
own
balcony
and
drink.
A
bottle
of
Chardonnay
now
I
get
the
feeling
that
we're
going
we're
going
to
pass.
This
I
really
have
reservations
about
the
totality
of
things
that
we're
being
asked
to
accept,
which
are
not
policy
compliant
and,
as
I
say
on
Modern
occasion.
If
we
have
a
policy,
we
ought
to
stick
to
it.
Thank
you.
Jim.
G
Council,
yes,
I
think
it's
fine
really
is
what
I
would
say
find
but
I
agree
what's
been
said
about
balconies
I,
totally
agree
with
that
and
I
think
the
Green
Space
could
be
more
slightly
more
imaginative,
really
and
I
also
think,
and
this
isn't
really
about
the
developers
so
much
as
it
just
it's
a
bit
Grim
on
one
side
and
thinking
generally
about
the
city
as
a
whole.
If
that
grimness
could
be
looked
at
and
alleviated,
I
think
it
would
make
a
better
experience
for
the
residents
of
that
particular
development
in
future.
C
Thank
you,
councilor
Finnegan,.
O
So
it
seems
to
me
looking
at
the
last
application,
this
application
from
the
same
applicant
Pretty
much
telling
the
same
Tale
on
both
occasions
that
we've
got
a
business
model
here
that
needs
challenging
them
with
calling
on
this
particular
one
I
think
we
need
to
start
saying:
no,
it
isn't
good
enough
we're
not
of
exit
prepared
to
accept
compromise
after
compromise
after
compromise,
because,
ultimately
we're
building
communities
for
the
future.
We
need
to
be
in
a
situation
where
these
communities
are
sustainable
and
an
over
Reliance
on
one
bedroom.
O
Flats,
because
they're,
making
more
money
and
an
under-reliance
on
three-bed
properties,
which
are
not
being
provided
anywhere
else
across
the
city,
does
mean
that
this
one
is
unacceptable
and
purely
to
try
and
add
a
little
bit
of
color
to
the
afternoon,
I'm
quite
happy
to
move
refusal
on
the
Browns
that
it's
not
policy
compliance
just
to
see
where
we
go
with
it.
J
Thanks
chair
I
guess,
my
comments
are
around
the
points
I
made
earlier,
but
then
comparing
it
again
to
the
previous
application.
The
previous
application
had
similar
inadequacies
in
terms
of
the
policy.
There
are
some
things
that
that
save
this,
but
they're,
not
things
that
the
developer
has
done
here.
One
is
that
I
mean
you're,
looking
at
probably
1200
people
living
on
this
site.
When
it's
completed
it
is
a
bigger
site,
so
we
have
ended
up
at
least
with
a
piece
of
usable,
Green
Space.
J
It's
only
30
the
size
of
what
we
were
supposed
to
have,
but
I
think
at
least
we
end
up
with
something
that
is
a
square
of
some
kind
that
somebody
could
deem
a
park.
I
I
had
similar
thoughts
to
Colin
in
terms
of
that
car
parking.
I
know
we
had
a
debate.
J
But
at
least
in
this
we
have
got
the
ability
for
somebody
to
walk
along
the
River
or
the
canal
and
end
up
getting
to
some
green
space
of
some
kind
and
I
think
that
is
more
accessible
than
the
previous
one.
So
in
case
of
this,
it's
just
at
bare
minimum
I
I
was
considering
whether
I
could
support
it-
I'm,
not
quite
sure
yet,
but
I
think
it
at
least
has
some
benefits
to
this
more
about
the
location
than
actually
what
the
developers
Pros
proposed
on
this
site.
C
Well,
councilor
Finnegan
has
made
a
proposal
actually
that
we
refuse
it.
There
are
many
other
options
and
and
Roads
we
could
go
down
which
would
involve
as
not
approving
it
today.
But
I.
Is
there
a
second
there
for
Council
of
Finnegan's
proposal
yeah,
so
we've
got
a
proposer
and
a
second
there
could
I
see
all
of
those
in
favor
of
refusing
this
application
against.
C
So
that
hasn't
been
carried
any
any
abstentions.
Okay,
so
your
proposal
hasn't
been
carried
councilor
Finnegan.
Does
anyone
want
to
make
a
different
proposal
from
that
to
councilor
Cohen
yeah.
M
Joe
I
think
we
I
think
we've
highlighted
a
number
of
concerns
with
this
application
that
that
certainly
need
to
be
looked
at
in
some
detail.
I'm
sure
dalgia
has
made
a
diligent
note
of
all
of
them,
and
so
I
suggest
we
defer
this
for
the
moment
for
two
for
developers
to
come
back
on
those
matters,
principally
the
balconies,
the
Green
Space
and
the
and
the
housing
mix.
M
C
Is
what
I'll
do
first
of
all
is
see
if
there's
a
seconder
for
your
proposal
and
if
there
is
yes
there
is
then
in
that
case
we
need
to
clarify
exactly
what
we're
sending
it
back
for,
as
you've
mentioned
three
things
there
may
be
more
Delta.
Can
you
would
you
like
to
just
summarize
what
you
think
we've
raised.
D
So
The
Proposal
is
to
defer
on
the
the
notes
I've
made
is
so
the
notes
I've
made
relate
to
the
housing
mix,
particularly
more
three
beds
should
be
provided
and
I
do
refer
back
to
the
report
here
that
changing
the
mix
is
going
to
affect
the
viability
position
and
there
is
a
a
verified
viability
position
here.
So
I
just
made
that
comment.
D
So
that's
one
one
of
the
considerations,
the
other
consideration
was
to
see
more
balconies,
see
if
the
now
there
may
be
restrictions
around
that
because
of
the
height
of
the
the
buildings
and
the
the
wind
implications
of
that.
But
but
I
note
that-
and
we
can
take
that
back
to
the
applicant,
but.
D
Anyway,
potentially
the
biodiversity
Netgear
was
was
a.
There
was
a
comment
about
that
about
the
the
approach
to
that
and
then
the
level
of
Green
Space
that
that
was
just
a
bare
minimum.
M
There
is
a
sometimes
a
little
tendency
of
officers,
but
when
we
get
to
this
bit
that
they
start
advocating
for
the
developer
at
this
moment
we
know
what
the
challenges
are:
I
suppose
what
we're
saying
what
I'm
saying
or
words
into
anybody's
mouths,
but
these
are
the
issues
that
I
can
see
and
certainly
seem
to
have
come
from
us
as
a
panel
today
and
while
there
may
be
challenges
with
it,
there
were
a
number
of
members
who
were
quite
prepared
to
vote
this
out
today
and
developers
I
suppose,
have
a
choice
that
could
either
do
it
or
it
may
be
next
time,
there'll
be
more
members
who
aren't
prepared
to
see
this
go
ahead
and
I.
C
C
J
Thanks
Jack,
the
other
point
is
the
affordable
housing,
which
is
there
as
one
unit
I.
Think.
If
we
are
reviewing
things
like
the
Green,
Space
there'll
be
look,
I,
guess
I,
don't
know
whether
we
can
have
a
question
to
Brian
at
this
point,
but
the
viability
of
this
scheme
will
may
be
different
by
the
time
it
comes
back
to
panel
than
it
was
at
present
and
I.
J
Wonder
whether
there's
any
comment
from
daljit
on
whether
the
likelihood
of
the
incredibly
high
costs,
we're
seeing
at
the
moment
may
lead
to
a
scheme
that
may
in
fact
be
more
viable
if
it
were
exactly
the
same
in
four
weeks
time
than
it
is
now
given
Brian's
comment
earlier
about
the
the
fluctuations
in
the
market,
I
wouldn't
like
to
see
us,
bring
it
back
with
the
same
viability
and
find
out.
Actually
we
could
have
got
I
mean
one
affordable
unit
out
of
618
is
a
is
a
poor.
Do.
C
D
Byron,
no
doubt
we'll
we'll
provide
further
detail,
but
the
likelihood
the
viability
Position
will
get
worse
in
the
short
term,
so
the
Costa
Rising
construction
costs
are
rising
rather
than
going
down,
but
I'll.
Let
Brian
provide
more
detail.
V
I
think
it
will
be
important
to
run
the
viability
appraisal
again
once
you've
changed
the
housing
mix
to
see
what
impact
on
the
gross
development
value
is,
but
it
is
a
risk.
It
is
a
concern
that
if
we
have
to
look
at
it
in
another
month
or
even
a
two
two
months
that
inflation
has
continued,
it's
made
the
costs
higher,
but
unfortunately,
because
of
the
change
in
the
housing
makes
it
may
and
I
don't
want
to
preempt
it.
V
It
may
make
the
Skin's
overall
value
slightly
smaller,
so
the
net
effect
may
be
it
can't.
You
know
the
the
developer
may
say:
well,
you
know
I
offered
X
times
moved
on.
I
can't
offer
what
I
offered
you
in
November,
but
I'm
not
advocating
that
point
of
view,
I'm
just
pointing
out
the
potential
risks
associated
with
a
a
long-term
deferral
and
things
get
trickier.
Let's
say
in
the
market.
C
I
Then
come
back
to
my
my
question
on
the
last
the
last
item.
Really
so,
inflation
is
currently
as
high
as
it
is
because
of
energy
costs.
I
Isn't
it
so
so
with
with
the
inflation
being
so
high
because
of
the
energy
costs
and
inflation
actually
is
based
on
the
previous
year's
value
of
of
services
and
goods
right
so
next
year,
assuming
there's
no
change
in
the
energy
sector
at
all
and
no
change
in
in
the
the
war
in
Ukraine,
then
inflation
is
going
to
reduce
oh,
not
go
up,
isn't
it
so
so
like
we're
in
attempt
we're
in
a
temporary
I'm,
just
saying
we're
in
a
temporary
position
so
like.
C
Q
I
think
it's.
This
is
a
really
difficult
decision
for
all
of
us
to
make.
Isn't
it
because
on
one
side,
we've
been
told
by
the
district
valuer
that
the
developer
is
actually
using
the
system
to
say
we
can't
afford
to
do.
This,
therefore
gives
us
in
effect,
give
us
a
subsidy,
because
that's
what
it's
about,
isn't
it?
We
are
absolutely
subsidizing
this
development
by
not
asking
for
what
we
regard
as
the
basic
necessities
for
a
development
and
I.
Suppose
we
get
to
the
point
where
we
have
to
say
at
some
point.
Q
Well,
actually,
if
you
come
back
and
say,
we
can't
provide
any
green
space,
any
affordables,
any
three
bedrooms,
Etc
then
I
I
really
have
to
ask
the
question:
should
we
be?
Is
this
really
a
viable
development
not
available.
Q
Now,
I
suppose
in
some
ways
these
this
build
to
rent
model
is
the
one
that's
causing
us
the
most
problem,
because
we
don't
seem
to
have
the
same
issues
with
build
to
sell
and
we
don't
have
the
same
issues
with
student
accommodation
for
example.
Q
So
it
you
know,
I
have
to
ask
the
question:
is
the
model
of
what
you're
trying
to
do
on
this
particular
site
actually
viable
in
itself
and
I'm
sure
that
the
developer
will
come
back
next
time
and
say?
Oh,
it's
absolutely
terrible
that
I'm
down
to
the
last
million
I
can't
possibly
cool,
but
I.
Think
you
know
that's
this
point.
If
we
have
these
policies-
and
we
expect
this
as
a
minimum
standard-
then
we
ought
to
be
fighting
for
it.
C
D
The
Proposal
is
to
defer
the
application
to
consider
further
the
housing
mix,
particularly
the
proportion
of
three
beds,
the
number
of
balconies
within
the
scheme,
the
matters
around
by
diversity,
Netgear
and
the
approach
to
Green
Space
provision
on
site.
Q
Can
we
just
touch
sorry
on
the
the
housing
mix
because,
as
you've
said,
the
developers
come
forward
with
a
viability
assessment
on
housing
mix
in
this
location,
but
our
policy
is
a
city-wide
location.
So
sorry,
it's
a
city-wide
policy.
Therefore
I
feel
we
need
to
measure
their
viability
at
their
assessment.
I
should
say
not
their
viability.
Q
Their
assessment
against
them
is
city-wide
situation,
so
it
may
well
be
that
in
this
particular
very
small
location,
there
are
certain
pressures,
but
across
the
city,
which
is
it's
a
city-wide
policy,
I
would
need
to
be
confident
that
we're
actually
meeting
that
policy
across
the
city,
rather
than
simply
doing
what
we've
done
on
more
than
one
occasion
in
various
places
of
assuming
there's
a
city-wide
policy,
but
actually
we're
not
meeting
the
Citywide
policy
either.
O
O
Now
I've
sat
on
plans
panel,
both
plans
panels,
but
for
many
many
years
and
I
never
see
an
over
provision
so
somewhere
down
the
line
across
the
city,
we're
losing
out
on
three
beds
or
two
beds
or
whatever
it
might
actually
be
so
I
think
we
want
some
reassurance
that
if
we
are
taking
less
three
beds
here,
then
the
minimum
Target
we're
talking
the
minimum
Target
here
at
this
point.
Well
that
we're
breaching
the
maximum
Target
elsewhere
in
the
city
to
make
up,
because
I
will
put
my
pension
on
that
we're
not.
C
Take
you
up
on
that:
okay,
councilor
Carlin!
Sorry,.
J
C
So
with
the
affordables
in
the
list,
so
we
now
have
a
proposal
on
the
table
to
defer
in
order
to
investigate
further
and
looking
for
improvement
in
the
areas
that
daljit
has
just
summarized
so
we've
had
we
had
a
proposal
yeah
and
a
seconder
yeah,
so
all
those
in
favor,
please-
and
that
is
unanimous.
Thank
you
very
much
so
that
one
has
been
deferred
so
we'll
move
swiftly
on
to
the
next
application.
C
Okay
swiftly
onto
item
10,
which
is
the
land
between
Westgate
and
crop
gate
in
Little,
London
and
Woodhouse,
and
we're
back
to
Tim
again
Tim
in
your
own
time
and
when
you're
ready.
E
Thanks
very
much
chair.
Yes,
this
is
a
plan
application
which
members
visited
this
this
morning
were
skating
propagate.
It
follows
pre-application
presentation
to
members
back
in
March
2022,
where
members
I
think
were
generally
supportive
of
of
the
scheme.
E
The
Proposal
involves
a
31-story
building
built
to
rent
apartments,
a
total
of
399
Apartments
the
site
is
at
the
Far
Western
end
of
Wellington
Street.
In
an
area
we
call
the
West
End
identified
by
the
red
outline
there.
It's
a
cleared
site,
Bridge
house
and
another
bill
and
Freight
have
gone
the
name
of
word
demolished
in
2016
and
prior
to
that,
the
the
buildings
were
effectively
redundant
for
a
period
of
at
least
10
years
before
that.
So
this
has
been
a
site
to
wait
and
develop
for
many
development
for
many
years.
E
E
So
this
this
slide
is
to
put
the
scheme
in
the
context
of
everything
else
that's
happening
in
in
the
in
the
immediate
locality.
As
I
mentioned,
the
the
site
is
on
the
on
the
western
edge
of
the
west
west
end,
and
it
sits
immediately
to
the
western
side
of
skin,
which
came
in
front
of
panel
members
at
the
the
last
panel.
E
That
involved
two
office
blocks
in
a
residential
building,
Beyond
Lisbon
Street
to
the
east
of
that
the
former
International
full
site
is
now
coming
out
to
the
ground
and
I
noticed
on
site
this
morning.
Also
that
the
bruntwood
scheme,
which
is
in
the
west
one
in
castle
house,
is
now
on
site
and
that's
a
refurbishment,
an
extension
of
the
the
property
there
and
on
the
southern
side
of
Wellington
Street.
Of
course,
the
proposals
on
the
former
you
watch
post
site.
E
The
the
site
sits
behind
that
in
front
of
that.
There's
an
area
of
paint
display
car
parking,
I,
don't
think's
in
use.
Now,
whether
or
not
that's
any
intent
to
use
it
in
the
future,
I
don't
know,
but
it's
now
bullied
off.
E
And
a
reverse
view,
looking
up
the
inner
Ring,
Road
and
West
Gate,
turning
around
the
view
from
Wellington
Street-
and
this
is
a
view
looking
Westward
along
along
Skinner
Street,
the
the
site
is,
is
at
the
far
end
of
the
street
beyond
beyond
the
hoarding
line.
E
So
the
tour
building
SBD
identified
the
the
site
has
been
appropriate
for
a
tall
tall
building
and
the
orange
arrow
marks.
The
the
location
of
of
the
site
and
almost
reflecting
that
will
be.
The
history
is
a
little
bit
the
wrong
way
around.
There's
been
planning
permissions
on
for
redevelopment
to
this
site
going
back
to
2002..
E
E
This
schematic
gives
you
an
indication
of
principles
of
development
of
the
sites,
particularly
in
relation
to
connectivity
and
permeability.
So
going
through
the
heart
of
the
site.
The
the
dotted
Red
Line
gives
an
indication
in
terms
of
the
extension
of
of
the
route
between
Skinner
Street
to
towards
the
west,
through
two
two
new
parts
of
the
blue,
being
two
legs
of
the
new
development
and
linking
in
with
a
new
off-site
to
open
space
that
would
be
delivered
as
part
of
the
neighboring
scheme
on
the
Northwestern
edge
of
the
site.
E
The
hatched
green
color,
if
you
can
see
where
the
the
purple
arrows
are
pointing
to
on
on
the
top
top
side
of
the
the
image.
That's
where
the
pen
display
car
park
is
and
that
that
would
shows
potential
for
in
improvements
in
relation
to
landscape
and
setting.
E
E
First
of
all,
focusing
in
relation
to
the
intended
improvements
around
the
cartilage
of
the
site,
as
as
we
saw
in
the
photographs,
there's
an
extensive
Highway
expansive
areas
of
of
hard
surfacing
around
around
the
buildings
that
or
the
cleared
site
at
the
moment,
and
the
intent
is
to
introduce
a
new
segregated
cycleway
along
the
it's,
the
north
west
side
of
the
site,
alongside
a
new
footway
which
which
we're
drawn
in
in
this
General
location.
E
That
would
Link
in
with
the
proposals
that
we
saw
at
last
puns
panel,
which
themselves
Link
in
with
proposals
on
the
international
pool
site
and
then
at
the
South
Western
corner
of
the
site.
The
the
pedestrian
cycle,
improvements
linking
with
the
council's
scheme
along
along
Wellington,
Street
and
Westgate.
E
E
This
is
the
ground
floor
of
the
development.
You
see.
There's
there's
two
effectively
two
elements
to
it:
two:
two
legs:
there's
some
people
have
described
with
a
seven
and
a
half
meter
cut
between
between
the
two
elements
of
building
that
that
cut
goes
up
to
10
stories
in
height,
significant,
significant
and
inviting
route
effectively.
E
As
as
you
would
look
along,
Skinner
Street,
the
left-hand
building
the
southwestern
building
at
this
level
would
have
a
large
amenity
area,
whereas
much
of
the
Northwestern
building
would
would
be
working
harder
in
terms
of
delivering
the
plants
and
services
required
to
to
operate
the
building.
E
The
building
has
two
principal
entrances,
one
one
into
each
leg,
so
an
entrance
here
off
Skinner
Street
into
into
the
core
or
on
the
south
eastern
corner
of
the
building
and
entrance
off
the
junction
of
or
close
to,
the
junction
of
Cropper
gate
and
Wellington
Street.
E
This
is
moving
up
a
level
onto
onto
level
one
more
more
immunity
space
in
in
the
Southwestern
building
and
the
the
beginnings
of
the
residential
floor
floor
plate
the
as
mentioned
the
scheme
delivers
399
Apartments.
They
all
meet
or
exceed
the
minimum
space
standards.
There's
full
provision
in
relation
to
affordable
housing,
I
expect
we'll
come
on
to
housing
mix.
But
but
the
point
point
here
being
is
that
66
of
the
units
are
two
or
three
bed:
the
the
two
bed
units
which
there's
56
percent.
E
They
incorporate
three
and
four
bed
spaces.
So
all
they're,
only
two
bedroom
apartments,
there's
capacity
for
more
people.
E
Moving
moving
up
through
the
foot
plate
of
the
building
this,
this
is
effectively
the
the
lower
third
of
of
the
building
up
to
ninth
floor.
As
mentioned
before,
there
are
two
two
cores:
the
one
on
the
southwestern
Edge.
It's
pretty
Central
to
the
building
the
core
in
the
North
Eastern
element
on
on
the
Eastern
edge
of
the
building,
and
it
was
designed
like
that
because
we
didn't
know
what
was
coming
forward
on
on
the
neighboring
site.
E
E
There's
sweeping
sweeping
curve
responding
to
the
sweeping
curve
of
the
inner
Ring
Road
and
coming
around
onto
Wellington
Street,
whereas
the
Eastern
and
Northern
edge
of
the
building.
This
is
is
fascisted,
which
responds
more
closely
and
directly
to
the
geometries
of
these
streets
to
to
the
east
of
the
the
site
and
just
to
finish
the
floor
plans
this
this
complicated
diagram.
It's
just
showing
that
the
vast
majority
of
the
the
floor
space
at
roof
level
would
be
covered
in
photovolta
panels.
E
Turning
now
to
the
appearance
of
the
building
materiality,
it's
proposed
to
use
a
red
brick
blend.
We've
got
some
examples
of
that
at
the
far
end
of
the
the
tables.
If,
if
members
can't
have
a
look
at
that,
but
it's
a
warm
red
blend
with
mixes
of
Reds
and
Browns
and
some
darker
colors,
whether
or
not
you
want
to
do
that
now
or
later.
W
W
C
E
Very
much
Chad,
just
just
a
couple
more
cgis.
Hopefully
you
found
the
the
samples
helpful
in
in
terms
of
appreciating
the
the
the
approach
clearly.
Clearly
it's
development
stage.
We
will
ask
for
a
full-size
sample
panel
to
be
produced
so
that
we
can
look
at
gutting
in
more
detail.
E
So
look
at
looking
at
the
cgis,
the
the
lower
element,
the
plinth
of
the
building,
would
have
double
height,
double
height
glazing
in
areas
where
it's
possible
to
to
deliver
that
and
the
element.
The
this.
This
element
of
the
build
would
also
have
some
more
intricate
brickwork
detailing.
E
Some
some
slight
slightly
wide
wider
views
of
the
the
scheme.
You
can
see
how
the
way
in
which
the
the
the
windows
effectively
double
height,
so
you've
got
double
height,
carved
openings
in
in
the
in
the
in
the
masonry,
which
help
to
effectively
reduce
the
the
scale
of
the
building
or
orbit.
E
It
still
still
works
in
terms
of
proportions
and
looking
from
the
inner
ring
roads,
look
looking
back
towards
the
site,
a
strong
and
dynamic
form
which
will
form
a
really
positive
building
at
the
the
Gateway
into
the
city
center
from
this
direction.
Thank
you,
chair.
C
Thank
you
very
much
Tim.
That's
a
very
helpful
presentation
can
I
ask
for
questions
to
officers.
Please.
D
E
Okay,
thanks
councilor,
yes,
the
the
developers
in
employed
or
involved
wind
Specialists
from
earlier
pre-application
stage,
which
which
which
had
significant
implications
for
the
way
in
which
the
the
building
is
modeled.
If
you
can
recall,
there's
there's
elements
of
the
building
where
it's
articulated
with
elements
which
are
built
out,
also
the
big
slot
in
the
building
and
taking
out
some
some
some
of
the
energy
from
from
the
wind.
E
D
Yeah
thanks
chair
thanks
Tim
for
that
answer.
Next
question
is
regarding
the
connectivity
for
this
site
and
because
this
site
is
on
the
busy
Junction,
and
can
you
just
go
through
how
you're
going
to
be
connecting
this
site
to
the
opposite
towards
the
auction
reports?
How
accessibility
and.
D
F
For
the
site
that
the
this
is
going
to
be
continuous,
you
know
segregated
segregated
cycleway.
That
links
in
with
the
improvements
are
actually
on
site
to
improve
cycle
provision
around
this
whole
Junction
area.
So
there
will
be
there.
F
There
are
existing
cycle
routes,
but
there's
significant
improvements
to
improve
the
linkages
down
to
here
and
through
through
across
to
here
and
then
that'll
link
into
the
Riverside
walkway
Etc
that
you've
seen
on
the
you
know,
that's
being
built
out
with
the
Clarion
development
so
and
then
it
also
links
into
the
Wellington
Street
cycle
routes
there
and
there-
and
there
are-
you-
know,
Crossing
provisions.
F
You
know
on
all
the
elements
of
this
Junction
here
does
that
does
that
help
cancer?
Can.
C
Okay,
any
further
questions
for
officers;
I,
don't
yes,
counselor
Carling.
J
Sorry,
chair
I
appreciate
it's
late,
but
I
think
based
on
the
two
that
we've
had
previously,
and
this
is
a
completely
different
size
of
site,
but
this
seems
to
have
quite
a
lot
of
compliance
with
policies
compared
to
the
ones
we've
seen
previously.
I
wondered
whether
dalgia
or
maybe
the
the
district
value
a
good
update
on
how
this,
which
doesn't
look
like
it's
been
cheaply,
built
or
cheaply,
designed
to
any
stretch,
is
able
to
help
meet
those
policies.
When
the
previous
two
had
struggles.
D
Simply
this
is
a
higher
density
scheme.
It's
a
much
smaller
site,
it's
0.2
hectares,
the
others
were
a
hectare
or
two
hectares
and
the
the
public
realm
Works
they're
doing,
although
in
reality
the
the
the
the
they're
generous
for
the
size
of
the
site
that
they
cost
nowhere
near
the
cost
of
the
public.
Realm
works
for
the
much
bigger
site,
so
there's
a
different,
significant
difference.
There
I
understand,
but
Brian
can
elaborate
on
that
and
there
may
be
other
aspects.
Thank
you.
V
That
dalge
is
absolutely
right
in
what
he
what
he
said
there,
but
to
give
you
some
actual
numbers,
so
you
can
think
about
it
relative
to
one
another.
The
scheme
that
you're
currently
considering
has
a
density
of
927
Apartments
an
acre.
So
that's
a
that's
a
really
high
density
for
leads.
Now,
if
you
look
at
the
previous
two
Coastal
Road,
its
density
is
only
120
an
acre.
So
that's
a
that's
a
hell
of
a
difference,
128
per
acre
versus
127.
That
goes
a
very
long
way
towards
making
it
viable.
V
Even
though
the
costs,
the
construction
costs,
are
high
at
the
minute
and
then
in
terms
of
Whitehall
Riverside,
the
density.
There
is
a
bit
better
than
kirkstall,
it's
193
and
I'd
say
as
a
general
rule
in
leads
for
PRS.
You
are
seeing
densities
of
around
250
and
below
that
doesn't
help
viability.
Let's
put
it
that
way,
but
here
what's
really
got
it
over.
The
line
is
just
how
intensely
developed
that
that
small
site
is,
and
that's
one
of
the
fundamental
reasons
why
it's
it's
got
over
the
line.
V
C
G
A
question
really
I've
read
the
proposals
and
so
on,
and
particularly
around
Safety
and
Security
and
comings
and
goings
and
I
can
see
that
when
the
whole
of
the
rest
of
the
development
is
done,
that
will
be
a
lot
of
comings
and
goings.
But
what
happens
if
this
is
done,
but
all
the
rest
of
it
is
still
not
done
not
developed.
It
seems
to
me
that
they'll
be
quite
a
concern
about
safety
there
and
I
wonder
how
this
is
being
addressed.
D
D
Work
has
started
and
been
delivered
as
a
first
phase
on
the
former
Yorkshire
post
site,
the
the
headline
so
there's
some
activity
there
now
and
even
though
there's
cleared
sites
along
this
stretch,
it's
actually
quite
a
busy
area
anyway,
because
people
travel
towards
that
end
across
the
directory,
because
there's
bus
stops
and
there's
people
going
out
across
towards
along
kirkstall
Road,
so
that
that
activity,
a
level
of
natural
surveillance
to
a
certain
extent,
is
already
there.
But
it
will
get
enhanced.
We,
as
these
development
sites,
come
forward.
G
I,
just
think
that
if
I
mean
I
take
your
point,
but
if
there's
some
reason
that
things
get
delayed,
I
think
they
will
need
tough
to
be
extra
measures
put
in.
If
this
is
built
and
then
the
rest
of
it
is
still
not
developed
and
if
that
could
be
put
in
some
sort
of
condition,
I
don't
know
whether
that
would
be
extra
lighting
CCTV
or
what,
but
just
something
else.
G
It
may
not
be
necessary,
but
I
am
concerned
about
it,
it's
also
being
somewhere
where
there
have
been
reports
from
women
of
being
followed
of
General
reports
of
theft
and
so
forth,
because
it's
an
undeveloped
area.
That's
not
much
used
so
I'm
just
concerned
that
we
don't
allow
it
to
happen
without
a
Fail-Safe
plan
in
case
those
things
don't
happen
as
we
wish
them
to.
W
D
The
council
has
responsibility
for
a
lot
of
the
land,
that's
been
approved
around
the
site
and
other
other
the
the
spaces
between
the
other
development
plots
as
well.
So
it's
in
our
gift.
What
we
want
to
do
with
those
streets
because
that's
where
people
will
be
walking,
they
won't
be
it's
a
development
site.
If
the
sites
don't
get
developed,
people
won't
be
walking
through
those
development
sites,
they'll
be
unfortunately
hardered
off,
so
they'll
be
walking
along
adopted's,
Highway
and
and
and
there's
an
opportunity.
C
M
Thank
you
Chad,
and
it's
a
really
great
building
it.
It
really
is
it's
a
it's
a
proper
landmark
building
it.
It's
just
a
super,
a
great
design,
my
colleagues,
there
is
so
well
I
said
it
looks
like
a
Transformer.
M
You
know
so
you're
about
to
it
was
like
you've
pulled
its
leg
out,
but
to
turn
it
into
something
so
in
our
never-ending
bid
of
naming
buildings,
we're
henceforth
naming
that
building
the
Transformer,
but
it's
a
great
building
really
like
the
application
and
I
look
forward
to
being
able
to
approve
it
very
shortly.
D
Thank
you,
chair
just
to
Echo
from
becomes
a
coin,
I
think
it's
a
lovely
building,
I
I
catching
and
it's
a
different
design
and
I
also
love
the
way.
The
bricks
were
broken
up.
The
building
and
it's
really
eye-catching
so
I'm
I'm
happy
to
move
a
chair
as
well
because
of.
P
All
right
I
want
to
share
with
what
colleagues
say.
It
really
really
good
just
to
think
the
most
honorable
building
in
Leeds
used
to
be
on
the
other
corner
at
Yorkshire,
Evening
Post,
we're
gonna
have
that
to
come
into
town,
to
and
I
think
from
West
it's
Western
City.
So
that
would
be
great
and
I've
got
to
say
we're
all
right.
We're
housing
mix
on
this
I
just
wish
the
other
two
previous
applications
and
have
dealt
with
it
as
well.
C
We've
had
this
afternoon
and
I
just
want
to
say
hurray
for
the
design
hurray
for
the
housing
mix,
hurray
for
the
fact
that
they
have
tried
to
meet
our
requirements
and
earlier
in
the
afternoon,
we
might
have
spent
a
lot
longer
saying
those
things
I
just
wanted
to
get
that
in
before
the
recommendation.
So
it
was
the
second
Ingot
for
me,
councilor
Cohen,
thank
you
and
all
of
those
in
favor
of
the
recommendation,
and
that
is
unanimous.
Thank
you
very
much.
C
B
Chair
can
I
thank
you
for
stepping
in
so
Waverly.
You
know
the
marvelous
job,
a
very
difficult
planning
meeting
today,
but
successful
I
think
we.
We
certainly
have
expressed
well
well
portal
opinion,
so
we've
had
for
years
news
foreign.
B
Can
I
just
tell
you
the
soy,
correct
correction,
bolted
up
planning
applications
pre-apses
are
on
so
I
know,
I
know
it
said
best.
You
know
now.
B
B
B
As
you
well
know,
you
have
10
minutes
to
make
your
presentation,
which
will
be
followed
by
questions
and
possibly
comments
from
Members
I'm
sure
there
will
be
comments
actually.
So
when
you're
ready.
Please
begin.
Y
Chair
committee
officers,
thank
you
for
this
opportunity
to
present
our
scheme
on
the
the
Gateway.
The
site
is
to
the
eastern
city
center
and
is
the
remaining
development
plot
on
an
already
developed,
Island
site
I'll,
see
if
I
can
operate
this
now.
Thank
you
clearly,
not
there.
We
are
no!
No
there.
We
are
so
just
a
couple
of
aerial
photographs
and
obviously
you're
aware
of
the
site,
but
this
application
has
been
through
quite
an
exhaustive
pre-application
process.
Y
Looking
at
probably
eight
or
nine
different
Vantage
points
from
around
the
city
and
through
officer
consultation,
we
derived
sort
of
three
key
views
which
were
to
be
interrogated
further
and
have
performed
a
very
much
the
debate
in
terms
of
appropriate
massing
to
where
We've
Ended
up
today.
Those
three
views
on
this
on
this
aerial
are
the
the
view
from
kurgit
the
view
from
East
Street
and
Crown
Point
Road.
Y
Well,
it's
probably
not
immediately
apparent
until
you
look
at
an
aerial
picture.
Kerger,
the
Minster
and
the
sites
are
in
almost
perfect
alignment,
so
any
development
on
this
site
and
its
impact
on
Colgate
has
had
to
be
carefully
considered
contrasting
with
that
coming
from
East
Street,
the
site
would
probably
Commander
more
higher
mass
building,
but
trying
to
find
the
The
Sweet
Spot.
Y
If
you
like,
it's
got
the
the
the
the
a
massing
that
works
from
both
Advantage
points
has
caused
quite
a
lot
of
debates
and
probably
the
majority
of
the
pre-application
process.
Y
Clearly
Crown
Point
Road
Campground
Bridge
is
a
prominent
site
issue
arriving
to
the
city,
and
that
alone
is
why
it's
one
of
the
key
views
we've
had
to
consider.
Y
So
exactly
the
same
dialogue
from
a
different
vantage
point,
but
I
think
you
can
see
the
relationship
of
the
three
key
views
there:
E
Street
and
and
Crown
Point
Road
and
the
and
the
site
highlighted
with
the
with
the
red
arrow
and
then
just
a
little
zoom
into
the
site,
really
I.
Think
as
we
all
navigate
this
this
end
of
town,
we
drive
past.
Y
It
probably
don't
appreciate,
but
it
is
a
fairly
large,
very
large
site,
probably
bigger
than
it
looks
from
from
the
payment
and
from
the
car,
but
it
is
a
little
bit
and
I
saw
it's
remained
undeveloped
now
for
a
number
of
years,
and
it
is
on
a
very
sort
of
key
approach
into
the
city.
Y
So
doing
a
site
appraisal
just
to
highlight
sort
of
one
or
two
key
points,
and
we
acknowledge
that
there's
a
bit
of
traffic
noise
around
that
corner.
It
is
a
focal
point
as
you
as
you
arrive
into
the
city
from
from
East
Street.
We
are
looking
to
work
with
the
existing
elevated
Courtyard,
the
reason
the
courtyard
elevators
for
reasons
of
flood,
so
we're
looking
to
work
with
that
and
enhance
that
that
facility
as
it
stands.
Y
Y
Foreign
as
a
concept,
we've
looked
at
a
tall
element
more
towards
the
center
of
the
site
on
the
axis,
with
with
E
Street,
with
lower
shouldering
elements.
The
exact
position
of
that
tall
element,
its
impact
on
the
Minster
kerget
has
been
has
been.
It's
been
moving
around
on
a
number
of
different
management
schemes
and
its
appropriate
Heights
has
been
obviously,
as
I've
said
before
a
point
for
much
debate.
Y
Pedestrian
connectivity
again
formed
a
large
part
of
the
conversation.
There
are
a
number
of
pedestrian
Crossings
linking
Saxon,
Garden
sort
of
area
with
the
wider
City
and
how
indeed
we
can
bring
the
existing
Courtyard
into
play,
so
a
link
forming
around
the
building
allowing
a
ramped
access,
that's
accessible
by
all
I-
think.
That's
quite
an
important
point
for
this
scheme.
We're
dealing
with
an
elevated
Courtyard
here,
which
is
quite
unique
that
will
allow
not
just
wheelchairs
prams
cycles
and
so
forth.
To
connect
to
the
upper
Courtyard.
Y
Access
to
this
site
is
is
predetermined
from
a
vehicle
point
of
view.
That's
already
that
already
exists,
so
we're
looking
to
to
work
with
that
in
just
the
same
way
as
existing
developments
currently
operates.
Y
So
just
a
few
headline
figures
in
terms
of
a
number
of
Apartments
number
of
stories,
so
we're
10
to
13
stories
with
37
parking
spaces,
which
is
an
extension
of
the
existing
undercroft
car
parking,
as
we've
mentioned,
545
square
meters
of
commercial
space
which
we'll
come
on
to
in
a
second
with
the
with
the
ground
floor
plan
and
a
total
of
142
Apartments
and
the
mix.
Y
Is
there
obviously
aware
that
mix
has
been
a
good
part
of
today's
discussions
on
various
different
residential
schemes,
so
we're
we're
14
14,
three
beds,
51
warm
beds
and
some
studios
I
think
the
point
was
made
on
the
previous
scheme
that
the
two
beds
are
all
double
bedroomed
Apartments.
So
where
we
have
got
bedrooms
where
we're
staying
beds,
they
are.
They
are
double
bedrooms,
so,
in
terms
of
occupancy
they
will.
They
will
provide
that
square
footage.
Y
There
is
is
stated,
should
it
be,
it
should
run
yeah
so
just
to
to
trot
through
the
plans
and
as
I
say,
the
basically
it's
not
a
basement.
Sorry,
it's
an
undercroft
and
across
is
extension
of
the
existing
for
which
we're
getting
37
parking
spaces
and
all
of
our
cycle
provision
as
well
as
accessible
parking
at
that
level.
Y
Podium
level,
I
guess
so
level.
Zero
then
provides
two
commercial
spaces
to
the
right
hand.
Side
of
the
plan
that
you're
looking
at
shaded
in
red
and
a
much
smaller
commercial
unit
to
the
left-hand
side
of
the
plan
in
the
center
we've
got
a
a
pretty
meaningful
reception,
Lobby
space.
The
idea
is
to
create
almost
a
hotel,
Lobby
feel
and
to
perform
part
of
the
immunity
for
the
for
the
residents
and
the
the
orange
colored
rectangle
there.
Y
Just
next
to
the
core
is
a
gym
again
provided
for
for,
for
residents,
it'll
become
a
little
bit
more
apparent
as
we
as
we
click
further
on
through
the
presentation,
with
the
CGI
of
the
podium
level
that
sits
elevated
from
the
pavement,
so
that
the
residents
lounge
and
gym
can
spill
out
onto
quite
a
wide
Podium
space
there.
That
is
sort
of
effectively
one
floor.
Highland
pavement
level
just
giving
a
little
bit
of
protection
from
the
from
the
traffic.
Y
So
as
we
work
away
up
the
building,
the
sort
of
the
the
bluish
color
one
beds,
green
two
beds,
the
left
hand
side,
the
sort
of
the
perfect
color
of
the
three
beds
and
the
and
and
next
to
the
core
there,
the
the
studios,
the
there
are
sort
of
green
and
red
dots
on
these
plans,
just
to
explain
to
them
to
the
to
the
councils.
Y
What
that
means
it's
to
do
the
different
levels
of
accessibility
to
the
to
the
apartments
for
wheelchair
users
and
the
like
for
for
different
levels
of
accessibility
Now
by
and
large,
that's
a
building
control
issue,
but
it
does
overlap
into
planning
policy.
So
there
is
a
schedule
just
to
flag
up
that
we
are
policy
compliant
in
the
accessibility
terms,
as
well
as
the
as
well
as
the
links.
Y
So
as
we
go
from
levels
two
to
three,
the
only
difference
really
on
this
plan
is
the
is
the
corner
the
corner
is,
is
just
take
so
cancel
even
over
that's
to
allow
the
ramp
access
to
the
Courtyard.
That
I
mentioned
earlier
four
to
nine
we're
changing
the
mix
slightly,
but
no
real
difference
in
Mass,
seeing
just
to
mention
balconies.
You
know
again:
we've
been
listening
from
the
sort
of
public
seating
area,
we're
aware
that
balconies
are
very
much
favored
and
they
are
very
much
on
this
scheme.
Y
Here,
we've
inset
the
balconies
rather
than
sort
of
adding
them
to
the
outside.
We
feel
it
affords
sort
of
better
protection
and
usability
and
certainly
the
sort
of
higher
up
the
building.
You
go
protection
from
wind
and
just
general
kind
of
exposure
really
and
and
want
to
use
them.
So
we've
we've
inset
the
balconies,
where
we've
got
them
on
level
10.
Y
At
the
left
hand,
side
we've
got
a
resonance
Terrace,
quite
a
a
meaningful
space
really
in
terms
of
area
I
have
to
say
we
haven't
designed
what
goes
on
there
yet,
but
it's
for
resonance
use.
It
is
for
all
of
the
residents.
Y
So,
in
tandem
with
the
space
of
ground
floor
talked
about
the
residence
Lobby,
we've
got
an
external
space
for
everybody
to
enjoy
at
level
10,
which
will
get
sort
of
sun
from
two
o'clock
onwards:
fantastic
Evening,
Sun
and
indeed
great
views
to
Cloud
stock
and
back
into
back
into
the
city
center.
Y
The
building
then
starts
to
step
in
in
the
the
manner
of
the
concept
of
explained,
so
we've
sort
of
a
higher
central
element
with
shoulders
either
side,
and
here
the
three
beds
and
the
two
some
of
the
twos
and
threes
start
to
benefit
from
quite
healthy
Terraces
of
Their
Own
lean
to
level
12.
Y
Y
It's
a
stair
core,
but
in
terms
of
distance
to
Windows,
where
between
13
and
a
half
and
40
meters,
at
the
tightest
point
there
obviously
getting
wider
others,
but
just
to
give
you
kind
of
the
the
very
worst
case
scenario
on
on
a
small
number
of
Apartments,
where
those
figures
are
are
relevant.
Y
Thoughts-
apologies
for
you,
guys
I
thought
we'd
run
over,
but
we've
got
a
number
of
key
views.
We'd
like
to
share
with
you,
if
that's
possible
share.
It
is
just
to
reassure
the
committee
that
everything
has
been
considered
and
the
impact
on
kurgate
is
nil.
Quite
frankly,
so
I'll
flick
through
these
just
to
sort
of
talk
you
through
the
various
views
down.
Y
Kurga
you've
obviously
had
the
pack
you've
had
the
benefit
of
seeing
those
in
some
respects,
nothing
to
see,
but
that's
the
very
point
of
doing
the
exercise
we've
done.
Foreign.
Y
Cgis
to
end
with
Crown
Point
bridge
being
one
of
the
key
views
you've
mentioned
East
Street
as
we've,
it
was
second
View
and
indeed
from
from
from
from
Clarence
dock,
so
Road
level
talked
about
some
of
the
elevational
treatments.
I
think
we're
running
short
of
time.
So
perhaps
shall
we
we
skip
over
that
for
today.
But,
needless
to
say,
it's
a
it's.
A
predominantly
brick
constructed
building
with
two
contrasting
complementary
bricks,
with
deep
recessed
glazing
to
divide
the
vertical
elements.
Y
A
whole
batch
of
reports
are
on
their
way,
many
of
which
are
already
done
and
just
to
reassure.
You.
Wind
assessment,
for
instance,
has
been
a
large
part
of
the
design
influence
along
the
way
and
that
will
be
submitted
as
part
of
the
submission
so
counted
through
that
bit
that
hopefully
it
was
still
useful
and
obviously
we're
here
to
take
any
questions.
B
Thanks
Craig,
just
before
that,
we
move
on
to
questions
councilor
Ed
Carlyle
has,
as
a
ward
counselor
has
indicated.
He
wants
to
speak.
So
are
you
here,
Dad
I
can't
see
he's
gone
home
he's
gone
home.
Okay,
we
skipped
our
bit
then
John.
Is
there
anything
you
wish
to
say?
I
should
have
invited
you
at
the
start.
You're
happy
okay,
open
to
questions
then
from
members,
because
I
can't.
D
Thank
you,
chair
I
know
this
scheme's,
not
in
my
ward,
Burma
Thompson,
Richmond
Hill,
but
it's
on
the
border
of
birming
house
from
Richmond,
Hill
award
and
I.
Think
when
you
go
out
to
do
some
consultation
it'll
be
nice
to
have
the
consultation
with
the
Saxon
Gardens
residents
and
also
with
the
elected
members
from
the
other
side
of
the
world
as
well.
D
That'll,
be
really
appreciated
and
also
I,
welcome
the
gym
and
will
the
gym
be
accessible
for
residents
from
surrounding,
or
is
it
just
for
the
this
development
because,
as
you
know,
around
Richmond
Hill,
we
don't
have
a
healthy
facilities,
but
it'll
be
ideal
if
you
can
access
that
gym
as
well
for
residents
surrounding
Saxon,
Gardens,
Richmond
Hill
area.
D
And
thirdly,
you
showed
some
different
views
from
different
angles,
but
you
never
showed
the
view
from
Saxon
Gardens
I
think
we
just
want
to
see
how
will
they
fit
in
on
the
residents
who
are
living
in
Saxon,
Garden,
Richmond
Hill
area?
Looking
at
the
building
as
well.
Y
Said
we'll
take
them
away
and
and
certainly
provide
the
additional
view,
not
a
problem.
B
Thank
you,
councilor
Campbell,
please.
Q
Just
a
couple
of
points
you
did
show
us
these
long
views
where
we
couldn't
see
anything
but
I
think
it
would
have
been
nice
if
we'd
had
some
short
reviews
just
to
get
an
idea
of
the
building
itself.
Now,
if
you,
if
you
go
back
to
the
the
slide
with
the
last
slide,
which
was
sort
of
taken
from
across
the
river.
Q
One
can
you
just
talk
us
through
the
design
concept,
because
it
it
I'm,
not
saying
it's
wrong
or
anything
like
that,
but
it's
like
it
appears
to
be
two
or
three
buildings
stuck
together.
If
you
see
what
I
mean
now,
that's
presumably
a
design
concept,
the
other
one
while
I've
got.
Q
You
is
I
think
when
we
were
on
site
today,
it's
it's
effectively
the
the
road
level
which
is
important
as
well,
because
the
ground
floor
level,
that
is
not
a
very
nice
environment
round
there
and
it's
about
I
suppose
what
that
will
be
like
for
the
residents
and
the
general
public
who
use
that,
because
there's
a
very
busy
road
and
I
suppose
you
picked
up
that
we
we
talk
about
various
things,
including
Green,
Green
Space,
so
in
in
in
regard
to
that
corner.
Y
Thank
you.
Yes,
we've
we've
quite
deliberately
taken
a
very
kind
of
a
limited
palette
of
materials,
but
worked
on
the
proportion
quite
extensively
to
make
sure
it's
a
well-man
and
well
ordered
building
in
taking
in
the
massing
and
we've
talked
about
kind
of
the
higher
elements
in
the
shoulders
we've
chosen
to
have
a
deep
recess,
glass
element
or
glazed
elements
to
then
emphasize
a
series
of
individual
vertical
Parts
I
think
it'd
been
very
easy
to
have
produced
a
almost
like
a
slab
like
building.
Y
If
we
weren't
careful
and
that's
that's-
been
avoided
by
the
use
of
these
vertical
slots
and
this
division
of
the
elements
and
the
two
contrasting
but
subtly
contrasting
bricks,
that
will
enable
a
little
bit
of
variation
the
facade
to
to
to
take
place
in
terms
of
the
fenestration.
Then
we
have
gone
for
smaller.
Y
Openings
at
these
are
the
lower
levels,
increasing
those
openings
as
as
the
building
Rises
vertically,
so
that
there's
a
more
of
a
grounded
base
and
a
lighter
top
in
a
kind
of
a
classical
sort
of
proportion
to
do
so
so
the
so.
The
openings
get
larger
as
they
go
up.
The
quantity
of
brick
gets
less
as
it
goes
up,
but
it
has
that
sort
of
base
and
and
and
top
feel
so.
Y
The
division
of
the
elements
at
the
use
of
the
different
brick
and
the
breaking
down
and
proportion
have
have
have
been
used
to
avoid
and
otherwise
sort
of
slum-like
Starlight
building,
and
we
feel
it
kind
of
answers
a
good
deal
of
those
concerns.
Now
just
going
back
a
slide.
Hopefully,
if
this
will
work,
I
don't
know
if
it
will
should
do.
Let's
have
another
go
yeah.
Our
time
allowed.
That's
where
we
would
have
covered
that
subject,
but
I
think
this
one's
useful.
Y
It
is
yeah
I
mean
there's
a
bit
of
traffic
around
there
as,
as
we
all
know,
there
is
some
land
outside
of
the
applicant's
boundary
which
is
Highway
land.
That
does
allow
us
to
provide
green
and
I'm,
not
talking
about
immediate
space
here
at
all,
it's
it's
more
of
a
softening
of
the
softening
of
the
edge.
Some
of
this
has
been
done
on
the
existing
development
a
little
bit
further
down
from
this.
Y
From
this
view,
where
embankments
and
grass
and
planting
have
been
provided
to
provide
that
kind
of
softer
Edge,
and
we
can
certainly
kind
of
continue
that
that
strategy
here
with
the
space
that
extends
into
the
highway
zones
Highway
Zone
land.
So
it's
a
continuation
of
the
existing
strategy
to
a
large
extent,
I
did
talk
a
little
bit
about
the
Podium
balcony,
which
hopefully
you
can
make
up
on
this
on
this
view.
Y
So
by
elevating
it
to
Podium
level,
it
just
affords
a
much
better
protection
from
people
using
that
space,
rather
than
it
being
at
pavement
level,
and
then
that
space
between
the
two
to
allow
for
soft
Landscaping
to
to
soften
that
edge
and
and
sort
of
help
to
deal
with
some
of
the
noise
issues.
I
guess
as
well.
That's.
B
Q
Well,
I
think
there
are
two
elements
on
it
number
one
is
this
site's
been
in
a
somewhat
Dental
extent
for
well
almost
longer
than
I
care
to
remember
and
I
I
think
we've
we've
always
wanted
something
on
this
site.
That
is
reflects
that
that
coming
into
the
city
center,
you
know
you
can
see
come
around
that
corner
and
he
got
the
church
in
front
of
you.
Q
I
I
think
I
I'm
I'm
interested
in
your
concept,
I
quite
like
the
idea
of
that
different
elements
that
that
break
it
open.
So
we
don't
get
a
slab
I.
Q
Think,
probably
when
you
come
back,
you're
gonna
need
to
get
some
more
detail
in
on
that
and
certainly
produce
some
palette
of
materials
for
us,
because
we
always
like
to
look
at
those
as
I
say:
I'm
I'm
still
have
some
concerns
about
the
the
effectively
the
ground
floor
and
the
planting
you
talked
about
because
we
don't
want
to
create
a
situation
where
we've
got
that
slightly
dead
element.
Q
There
isn't,
you
know:
I
know
you
said:
there's
a
bit
of
Highway
land,
but
there
isn't
a
lot
of
Highway
land
and
the
rest
of
the
site
itself.
Doesn't
lend
lend
itself
to
any
other
sort
of
Greening
up
so
you've
got
that
courtyard
in
between
the
the
current
buildings
and
there's
not
really
a
lot.
You
can
do
with
that.
I
think,
but
I
would
like
to
think
that
we
can
be
a
bit
a
bit
more
adventurous
in
that
in
that
green
in
up
element.
Okay,
thanks
Jeff.
Y
I
think
we'll
just
come
on
board
at
this
stage.
Obviously
it's
a
pre-app
and
I
think.
The
very
reason
we're
here
today
is
to
take
on
all
these
comments,
so
we'll
we'll
take
that
away
and
yeah
I
think
we'll
acknowledge,
there's
not
a
lot
of
land
to
play
with
there,
but
let's
see
what
we
can
do
with
it.
Thank
you.
B
Thank
you,
Council
Blackburn,.
P
Also
I'll
say
one
thing
which
we've
gone
on
about
all
afternoon:
Elsie
mix.
Can
you
have
a
look
at
that
because,
quite
clearly,
it
won't
go
far
enough,
but
I
think
on
this
site.
Maybe
you
could
maybe
maybe
come
up
with
some
some
reasons
why
not
when
it
being
constricted,
but
basically
what
you're
proposing
looks
quite
quite
good
on
that
on
that
little
site
and
basically
I
look
forward
to
seeing
you
you
your
application.
P
I'll
pick
it
up
with
what
Colleen
says:
I
mean
anything
you
can
do
there
to
actually
liven
it
up
and
make
it
I
mean
edge,
wise
and
stuff
like
that
to
absorb
the
the
stuff
from
the
cows.
And
what
have
you
are
beautiful
but,
as
I
say,
I
hope
forwards
have
seen
something
special
that
you
might
be
able
to
do.
N
It's
just
a
very
brief
comment
about
balconies
inset
balconies,
either
Rolls-Royce
or
balconies,
so
I'm
pleased
you're
doing
it.
They
do
take
away
some
of
the
room,
but
residents
do
prefer
them
to
external
ones
and
they
do
form
a
sort
of
dark
space
from
the
outside
viewing
in
because
they're,
because
they're
in
set-
and
you
have
to
I-
guess
deal
with
that
with
the
power
of
materials
that
you
have
around
them
and
I.
Think.
That's
probably
the
challenge
for
you
on
a
building
like
that,
but
yeah
inset,
Rolls-Royce.
D
Yeah,
just
briefly
also
I
probably
heard
the
previous
application,
the
whiskey,
how
well
it
was
received
by
the
elected
members,
and
that
was
the
gateway
to
see
it
as
well
and
I.
Think
this
is
the
from
East
Side
I,
think
that
needs
to
be
reflecting
when
you
come
back
again,
so
we
need
to
have
one
of
the
best
buildings
as
well
coming
from
the
history
as
well.
B
You
I
seen
on
Mom
members
wishing
a
comment:
can
we
go
on
to
our
comments
on
eight
on
page
368.
and,
as
usual,
I
go
through
them
one
by
one.
Eight
two
do
members
have
any
comments
on
the
proposal
to
propose
mix
of
uses
well,
I
think
you've
heard
of
comments
regarding
proportion
of
first
one,
two
and
three
bedrooms
so
I'm
sure
you'll
you'll.
Consider
that
do
members
have
any
comments
on
the
proposed
housing
mix.
B
Again,
almost
the
same
thing:
isn't
it
okay,
do
members
support
the
emerging
design
of
the
development,
and
that
seems
to
be
a
yes.
Is
that
a
yes?
G
Please
Al
I
just
think
the
cyclists
will
be
very
brave.
Looking
at
the
volume
of
traffic
I
wouldn't
like
to
do
it
if
I'll
be
interested
to
know
how
they're
going
to
get
out
and
be
safe
on
the
road.
So
I
like
the
fact,
there's
a
lot
of
space
for
them
but
like
when
it's
what
a
place.
B
The
first
one
was
very
good
yeah.
Last,
for
not
not
least,
it's
been
a
long
day
for
you.
Andrew
I
can
see
you,
but
when
you're
ready,
please
make
your
presentation.
You've
got
10
minutes,
you
know
all
the
rules
so
by
the
way.
Yes,.
R
Thank
you
Joe,
so
Andrew's
planning,
consultant
I've
got
Alastair
Smith
from
colleague
developments
to
my
left
and
Simon
Clark,
the
architect
who's
going
to
present
the
bulk
of
the
scheme
just
briefly
by
web
introduction.
It
is
in
the
report,
but
this
clearly
so
here
at
Quarry
Hill,
which
we've
all
started
to
see,
built
occupied,
more
buildings
coming
out
of
the
ground.
R
Yeah
so
there
we
have
aerial
view
of
the
site,
so
we're
talking
about
plot
D.
Today
there
is
the
outline
approval
with
the
resend
matters
that
have
followed
for
blocks
b
and
c,
and
e
and
f,
with
enf,
now
occupied
BNC
coming
out
of
the
ground.
R
This
is
plot
D,
which
would
have
been
a
reserve
matters,
but
just
through
a
bit
of
a
technicality
in
terms
of
the
Matrix
that
was
approved
under
the
outline
will
mean
this
comes
forward
as
a
full
planning
application
for
student
residential,
which
was
an
accepted
use
under
the
outline,
but
because
of
the
amount
of
residential
that's
come
forward.
This
will
come
forward
separately
as
a
full
planning
application,
but
it
will
follow
all
the
master
plan,
principles,
landscape
principles,
Etc
that
have
already
been
established.
I'll,
let
Simon
present
the
building.
It's
okay.
Z
Thank
you,
Andrew,
okay,
so
yeah
as
Mandu
touched
on.
There
are
a
series
of
Mastermind
design
principles
that
already
exist
and
have
been
approved
and
we're
just
further
enhancing
those
with
the
design
of
the
building,
so
key
ones,
being
the
Central
Street
really
in
the
East-West
Direction,
which
asks
for
entrances
to
the
buildings
to
be
off
that
and
also
Prime
active
Frontage
in
those
areas.
We've
also
looked
at
aligning
the
building.
So
by
that
I
mean
the
face
of
our
building.
Z
D
will
align
with
the
face
of
building
C,
which
is
a
key,
must
spawn
principle
and
then
all
the
four
buildings,
EF
D
and
C-
have
a
Colonnade
at
ground
floor
level
in
terms
of
the
public
realm.
You've
got
obviously
the
well-established
Playhouse
Square
and
Central
Street
and
we're
looking
to
do
a
continuation
of
that
with
a
series
of
routes,
running
North
and
South
between
c
and
d,
and
then
one
between
our
plot
D
and
the
rear
of
playhouse.
Z
You
know
kind
of
daggler
that
you
can
see
on
the
plan
where
we're
looking
to
enhance
that
with
a
pocket
park
at
that
level
lower
level
and
then
we're
looking
to
provide
students
with
a
roof
Terrace
up
on
level.
Eight
again
master
plan
principles
in
terms
of
the
scale
of
the
buildings
there's
a
clear
parapet:
height
set
along
Central
Street,
which
is
eight
stories
high,
which
we've
aligned
with
and
then,
as
you
move
away
from
Central
Street.
The
idea
is
that
the
build
is
Dish
and
rise
up
towards
and
away
from
the
street.
Z
So
we've
looked
to
raise
that
to
12
stories
on
this
Southern
Wing
as
per
the
diagram
and
that
aligns
with
Block
C
and
the
unite
student
massing
scheme.
The
element
to
the
right
image
just
shows
you,
where
we're
looking
to
look
at
the
pocket
park,
the
roof
Terrace,
but
also
shows
where
we're
trying
to
activate
the
building
and
as
it
wraps
around
it's
quite
challenging
site
in
terms
of
levels
so
you're
at
entrance
level.
Z
The
daggers
would
like
to
show
indicative
layouts
that
are
working
towards
at
the
moment,
but
hopefully
gives
you
a
feel
for
the
size
of
the
rooms
and
also
the
window
proportions
that
we're
looking
to
achieve
so
on
the
cluster
bedrooms.
We're
looking
the
easy
way
to
describe
it
as
a
single
door
size,
so
it's
a
full
height,
2.2,
fully
glazed
window
and
then
a
third
of
that
will
be
openable
vent,
so
the
students
can
open
it
and
cool
the
room
down
themselves
and
have
natural
ventilation
in
there.
Z
So
moving
on
to
the
plans
plan
on
the
left
is
the
ground
floor.
So,
as
you
come
off,
Central
Street,
the
main
entrance
to
the
right
of
that
main
entrance
is
a
small
external
Terrace
area
for
the
students
which
is
part
of
the
culinary
design
of
Master
Plan.
You
then
come
into
the
main
area,
reception
area
and
immediate
space
off
to
the
left.
There's
then
a
central
core
which
takes
you
up
the
building
and
a
series
of
the
studio
bedrooms.
Z
The
plan
on
the
right
then
talked
about
what
I've
described
earlier
in
terms
of
how
we're
looking
to
wrap
immunity
space
around
the
primary
corner
to
the
west
of
the
site.
So,
as
you
come
along
from
Central
Street
down
the
steps
and
then
back
along
the
route
between
Playhouse
and
the
building,
we've
looked.
Z
As
much
as
possible,
because
we
realize
it's
quite
you
know
it's
a
two
to
three
meter
wide
route,
so
the
pocket
part
we're
looking
to
help
that,
and
that
is
a
part-
that's
open
to
the
public
during
the
day
as
well
as
the
students.
But
then
we
would
look
to
control
access
at
the
evening
to
make
it
safe
and
secure
for
the
students
living
in
that
area.
Z
It's
gone
too
far,
take
it
back
on
so
this
is
just
a
touching
on
the
landscape
and
we're
using
the
reform.
Landscape
Architects,
who
have
developed
and
designed
the
whole
master
plan,
so
anything
coming
forward
will
be
consistent
and
of
high
quality
and
then
just
touches
all
the
images
below
you
can
see.
It's
already
established,
and
you
know
it'll
be
a
continuation
of
that
like
it
talks
about
and
then
the
roof
test
bottom
right,
just
showing
what
the
students
can
expect
to
get
on
those
areas.
Z
So,
in
terms
of
the
material
and
Architectural
response
to
this
scheme,
we've
obviously
looked
at
the
overall
Mass
burn,
trying
to
work
with
that
and
take
it
a
step
further.
So
you've
got
a
family
of
Builders
across
the
site
down
the
Central
Street.
The
four
buildings
have
a
brick
facade
with
a
Colonnade
that
is
the
ceramic
stone.
So
we're
looking
to
replicate
that,
albeit
change
the
dynamic
dimensions
and
proportions
to
Windows
and
then
the
southern
block
as
it
moves
away
from
Center
Street,
they
all
tend
to
use
a
lighter
color
material.
Z
A
much
lighter
palette
and
we'd
like
to
propose
a
precast
concrete
panel.
There,
which
allows
us
to
do
quite
a
lot
with
feature
panels
and
decoration
which
we'll
come
on
to
shortly
so
looking
at
Central
Street
elevation
the
proportions
of
the
building.
What
you're
offered
with
the
plinth
we've
looked
at
a
two-story
window
expression,
so
you're,
looking
at
the
predominance
of
Studio
cluster
Flats
there
and
then
at
either
end
of
the
building,
because
we've
located
those
cluster
apartments
at
the
end.
Z
You
then
get
much
larger
windows
for
the
communal
kitchens
and
living
areas
and
then
on
the
third
diagram
on
the
right.
We're
looking
to
add
layers
of
details
to
this,
so
Soldier
crosses
at
every
second
floor
and
then
a
series
of
punctuary
to
brickwork
detailing
to
the
facade
just
to
give
it
another
level
of
detail
on
on
the
primary
Street,
which
delivers
an
elevation
like
this.
Z
And
then
you
move
to
the
sun
taller
block
which
we've
again
continued
the
same
architectural
language
into
the
two-story
expression.
Deep
reveals
the
windows
as
I
said
earlier,
have
a
full
height
opening
window,
but
in
front
of
that,
there's
an
opportunity
for
a
decorative
metal
Grille
that
you
have
to
provide
for
full
restraint.
But
that
gives
us
the
opportunity
to
provide
some
interest
and
kind
of
something
quite
exciting
Dynamic
on
the
building
and
then
the
images
along
the
bottom
show
what
can
be
achieved
with
this
concrete
material.
Z
So
we
can
have
elements
of
flush,
smooth
facade,
but
then
we're
looking
to
introduce
an
element
next
to
the
window.
That
is
either
pattern
or
it's
rusticated
or
is
you
know?
It's
got
some
texture
to
it
to
add
some
various
to
the
building
design
and
we've
been
talking
about
the
case
office
about
whether
that
can
be
something
that's.
You
know
recognizes
the
area
that
it's
in,
which
then
delivers
an
elevation
like
this.
So
it
is,
it
is
very
ordered,
but
that's
the
nature
of
the
architecture
of
student
schemes.
Z
You
know
you've
got
the
same
size,
bedrooms,
the
studios,
the
ventilation
strategies,
but
we
think
that
you
know
there's
a
positive
language
there,
that's
really
quite
calm
and
confident
and
then
just
finally
some
views.
So
this
is
the
view
as
you
approach
soyo
from
the
East
looking
towards
Central
Street.
Z
And
then
just
an
overview,
so
you
can
see
how
it
it
sits
well
with
its
neighbors
in
terms
of
the
solo
development,
it's
one
of
the
final
building
plots
coming
forward
and
then
hopefully,
finally
yep
the
final
slide
in
terms
of
a
final
visual
from
Playhouse
Square.
In
terms
of
how
the
building
looks,
that's
was
done.
Thank
you.
B
I
Thanks
Jay,
just
just
about
the
minimum
space
standards
for
student
accommodation
are:
are
these
men
do
these
comply
with
the
minimum
space
standards?
I
can't
remember
what
the
minimum
space
and.
Z
Parts
of
the
guidance
in
the
HMO
document
for
student
accommodation
is
that
cluster
bedrooms
should
range
from
11
to
14.
So
we've
chosen
to
go
with
a
larger
requirement
on
that.
We
meet
every
every
cluster,
there's
a
five
bed
and
a
seven
bed
and
you've
prescribed
areas
in
there
per
bed
space
for
the
immunity
space
of
those
rooms
so
like
the
lounge
and
living
room
and
kitchen,
and
we
meet
those
targets
and
that's
on
the
drawings
and
they're
like
28
to
35
square
meters.
Z
And
then
the
studios
were
predominantly
at
the
20
square
meters,
which
is
the
minimum.
But
we
have
about
20,
which
are
the
23
to
25
square
meters,
but
again
with
students.
Getting
what
we
look
to
do
is
to
encourage
the
students
to
come
down
into
that
big
immunity
space
so
that
they're
together
and
one
of
the
slides
talked
about
all
the
things
that
the
client
offers
as
a
student
operator
in
terms
of
the
activities
and
events
that
are
put
on
rather
than
the
students
just
stand
in
their
bedrooms.
I
Thanks
and
I'd
just
like
to
say
as
well
on
that
this
is
actually
in
my
ward
little
London
and
Woodhouse
Ward
and
not
and
not
Huntsville
and
Riverside,
as
it
says
in
the
papers.
B
Yeah
corrected
when
it
comes
back
Colin,
please.
Q
Q
Just
a
couple
of
points:
the
the
space
behind
the
the
the
the
playhouse
where
we
we're
talking
about
the
pocket
park
in
the
past
I'm,
not
asking
you
to
go
into
detail,
but
I
think
when
we
were
there
on
site
this
morning.
Q
Let's,
let's
face
it,
the
back
of
the
playhouse
he's
not
very
pleasant,
so
I
think
we
need
to
be
to
be
confident
that
that
walkways
through
is
safe,
well
lit,
welcoming
and
links
appropriately
into
I
think
it's
censor
series
into
it,
which
is
the
one
that
goes
down
to
York
Street.
Q
The
other
question
I
suppose,
because
that's
more
of
a
comment
than
a
question,
the
other
question
is:
if,
if
the
student
Market
goes
pear-shaped
at
some
point
in
the
future,
is
it
would
these
be
easily
convertible
into
grown-ups?
Flats.
Z
The
answer
is
yes,
it's
never
straightforward
because
they
are
designed
for
a
purpose,
but,
as
you
can
imagine,
there
are
each
room
is
approximately
2.7
to
3.2
meters
wide,
which
then
that
equates
to
what
a
bedroom
would
be
or
a
living
would
be
on
an
apartment
scheme.
So
you
would
combine
two
or
three
of
the
rooms
together
and
still
have
all
the
windows
and
opening
vents
that
you
would
need.
You've
got
a
central
core
in
terms
of
circulation
and
you've
got
two
left.
So,
yes,
it
would
be
adaptable,
orator,
Hotel
operator
as
well.
Z
Yeah,
obviously,
we
are
well
aware
of
that
in
terms
of
these
challenges
down
there.
But
again,
that
was
why
we've
put
tried
to
put
the
immunity
there
in
terms
of
the
gymnasium
in
terms
of
overlooking
and
daylight,
but
also
the
park.
We've
had
some
in-depth
discussions
with
the
planning
office
in
terms
of
how
that
part
can
be
not
only
for
members
of
public
to
go
inside
the
park,
but
also
on
the
outside
that
there's
seating
and
benching
there
and
lighting
as
well.
So
something
we're
very
aware
of
and
we'll
bring
forward.
I
Thanks
for
jogging,
my
memory
yeah,
so
so
the
the
active
Frontage,
not
active
frantic,
but
the
the
activity
I
suppose
around
around
that
should
should
make
it
safer.
Is
that
what
you
say
it?
I
If
would
it
be
possible
to
bring
up
the
the
Slackers,
because
this
this
was
a
question
that
I
asked
at
the
site
visit
about
like
where,
where
it,
where
exactly
everything
will
be
by
so
I
would
be
interested
to
hear
some
more
about
that.