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A
My
BFF
sorry
good
afternoon,
everybody
Welcome
to
the
amazing
of
the
city
plans
panel.
My
name
is
councilor
Jim
McKenna
I
will
be
chairing.
Today's
meeting
could
I
remind
everyone
that
today's
meeting
is
being
live
streamed
on
the
City
council's
website,
so
the
public
can
observe
the
meeting
without
needing
to
attend.
A
City
plans
panel
deal
with
applications
from
City
Center,
as
well
as
the
largest
and
most
significant
applications.
The
council
received
the
aim
of
the
panelists
who
hear
all
relevant
information
from
applicants.
Members
of
the
public
Council
officers
to
help
members
make
their
decisions,
could
I
now
invite
members
and
officers
to
introduce
themselves
and
mute
your
microphone
once
you
have
done
so.
If
we
could
start
from
my
left
tell
you.
C
L
A
Thank
you
for
that
and
I
do
know.
It's
warm
in
here.
The
air
condition
hasn't
been
turned
on.
It's
now
been
turned
on,
so
the
temperature
should
drop
a
little
until
you
guys
start
speaking
and
then
I'll
rise
again
can
I.
If
can
I
can
I
just
say
that
Kelsey
can't
wait
is
during
the
last
meeting
she
come
along.
She
did
a
side
visit
and
she's
here,
she's
soon
gone
on
to
a
more
elevated
position.
She
will
be
our
next
law,
the
mayor
of
leads
after
next
week.
So
congratulations
from
all
of
us.
A
Okay,
moving
on
then
the
sets
please
Andy.
N
Thank
you,
chair.
Moving
on
to
the
agenda
on
item
number,
one
with
no
appeals
against
the
refusal
of
inspection
of
documents
under
item
number.
Two.
There
are
no
exempt
information
on
today's
agenda
item
number
three:
there
are
no
late
items.
Moving
on
to
item
four
could
ask
members
if
they've
got
any
interest
to
declare
no
I'm
moving
on
to
agenda
item
five:
we've
received
apologies
for
absence
on
behalf
of
councilor
Campbell.
A
A
Okay,
if
we
can
then
move
on
to
agenda
item
six
on
page
seven
minutes
of
the
meeting
held
on
the
23rd
of
March
2023
and
can
I
take
the
opportunity
to
thank
Caroline
Grove
for
sharing,
most
of
it
I'm
afraid
I
was
leaving
early,
and
the
first
item
did
take
rather
a
long
time.
Thank
you
Caroline,
so
moving
on,
then,
to
page
eight.
A
A
A
H
Please,
thank
you.
Chair
I,
know,
I
know
that
in
the
minutes
it
doesn't
record
what
our
preferred
option
was
in
terms
of
the
affordable
like
there
was
option
one
or
option
two
I
can't
I
can't
see
that
it's
recorded.
Q
A
R
B
And
and
we've
since
done,
that
and
award
members
have
chosen
the
option
where
they
got
the
contributions
for
biodiversity
and
Green
Space
to
be
spent
in
the
local
Ward.
A
A
And
finally,
page
16.,
thank
you
for
that
observation.
Kelly.
Can
we
now
move
and
pass
them
as
a
true
record?
Thank
you
right
and
moving
on
to
page
17.
B
You
chair,
just
before
we
move
to
item
number
seven
I
mean
we've
been
requested.
We've
been
asking
for
a
report
on
the
city
center.
The
mixture
of
the
developments
I
do
welcome
the
student
development
in
the
city
center
and
also
also
welcome
the
residential
development
in
the
city
center
and
I.
B
Remember
councilor,
Peter
Gruen
used
to
ask
for
that
report
as
well
when
he
was
the
member
panel
for
this
panel
member
and
also
Tim
Hill
used
to
be
the
chief
officer,
and
we
were
promised
that
we
were
going
to
get
a
report
on
the
you
know.
What's
the
prediction
of
our
students,
accommodation
and
us
we
want
to
make
sure
of
our
city
center.
We
don't
just
want
a
cluster
of
different
usage
in
our
city
center
and
there's
anywhere
Jonathan
car
can
highlight
on
this
and
bring
the
report
to
this
panel.
E
I
I,
perhaps
I,
can
just
clarify
that
a
little
bit
further.
We
did
have
some
training
at
one
point
and
I
can't
remember
which
director
it
was
under
where
the
universities
attended
and
other
people
developers
I,
think
were
there
as
well,
and
they
took
us
through
their
methodology
for
calculating
the
need
for
student
places.
But
I
do
agree
with
with
councilor
Khan,
but
it
we.
It
would
be
very
helpful
to
have
a
summarized
report
on
that
and
to
examine
whether
it's
still
applies
even.
H
Thank
you
chair.
Would
it
be
appropriate
to
include
it
in
the
Shema.
B
B
Now
so
maybe
with
the
changing
membership,
maybe
it's
true
to
be
Revisited
it'd
be
helpful
to
take
that
again
at
the
time
the
question
was
about
need
and
whether
there
were
too
much
student
housing
coming
forward
and
at
the
time
the
consideration
was
that
they're,
actually
that
there
was
more
than
enough
demand
for
student
housing
without
without
undermining
the
the
broad
mix,
especially
with
you
know,
around
the
city
center
in
inner
areas,
but
that
can
be
looked
at
again
and
brought
back,
which
actually
leads
leads
on
to
the
question
that
Council
Brooks
has
caused
I
understand.
B
E
H
Yeah
I
think
I
think
as
well
as
obviously
raw
numbers.
There
also
needs
to
be
consideration
for
affordability
of
student
accommodation
too,
because
a
lot
of
the
development
that
has
gone
up
is
not
affordable
for
the
vast
majority
of
students.
B
Thank
you
delgi
and
thank
you,
colleagues
for
the
feedback
and
I
think
it'll
be
really
useful
if
you
have
a
time
scale
as
well,
when
that
Explorer
can
be
coming
back,
otherwise
we're
going
to
be
just
moving
on.
So
if
you
can
have
a
time
scale
when
this
report
will
be
ready
and
bring
back
to
this
panel,
that'll
be
really
grateful
as
well.
A
That's
a
valid
point:
I'd
make
another
point
when
it
does
go
to
DPP,
which
you
should
do
first
should
come
here,
because
colleagues,
we
don't
all
set
on
the
DPP
and
it
needs
to
be
discussed
around
this
table
and
second
one
can
I
ask
a
reasonable
time
sale
scale
to
bring
it
back.
John
you're
in
Nazi
no
mate.
P
Yes,
as
Council
LaGrange
just
mentioned
there,
it
would
depend
on
the
dpps
program
of
the
reports
and
also
the
workload
of
the
policy
team
as
well.
I
would
like
to
speak
on
behalf
of
the
policy
team
who
has
its
existing
work
program,
which
is
quite
full
in
terms
of
lpu
one
and
then
at
least
local
plan
2040
to
to
secure
that
progress
as
well,
but
certainly
something
I'll.
Take
back
to
colleagues.
A
C
So
members
will
recall
that
this
item
was
previously
considered
at
the
23rd
of
March
30
plans
panel,
in
which
this
application
was
deferred
with
members
requesting
that
the
daylight
and
sunlight
assessment
be
made
available
to
the
public.
This
document
was
made
available
to
the
public
and
further
cleric
clarification
was
sort
and
aspects
of
the
assessment.
C
So
just
to
recap,
this
application
relates
to
the
construction
of
far
buildings,
which
follows
on
from
previous
resident
from
a
previous
residential
scheme
which
members
approved
in
December
2022
and
The
Wider
matched
plan
was
also
presented
as
a
pre-application
in
January
of
2022,
and
this
just
shows
the
site.
C
So
this
is
a
residential
element
that
was
consented
and
they're
on
site,
and
these
are
the
elements
that
are
under
consideration
at
this
meeting
just
right,
so
the
site
is
located
to
the
south
of
Whitehall
Road,
and
these
slides
will
just
give
a
little
more
context
in
terms
of
the
evolving
area
of
Whitehall,
Road
and
The
Wider
character.
The
current
use
of
the
site
is
as
a
surface
Capac,
of
which
the
temporary
planning
permission
is
now
expired.
C
So
this
slide
just
gives
members
an
idea
of
the
separate
elements
of
the
proposal,
and
this
shows
that
the
two
buildings
which
are
in
detail
form
and
relate
to
an
office
against
the
Rivera,
which
is
this
one
plot.
Two
and
then
a
multi-store
car
park
plot
five,
which
is
against
Whitehall
Road.
C
So
this
just
shows
the
other
two
buildings
which
are
in
outline
form
and
relate
to
the
scale
and
access
for
plot
four,
which
is
an
office
in
a
part
Hotel
this
one
to
the
west
of
Premier,
Inn
and
also
plot9,
which
is
the
north
of
Whitehall
Riverside
apartment
block,
which
is
only
considering
the
principle
of
office
development
and
access
at
this
stage.
C
There's
also
Riverside
improvements
which
consist
of
creation
of
a
five
meter
shared
route
for
cyclists
and
pedestrians
along
the
with
planting
areas
and
erase
Terrace
to
building
two,
which
will
contribute
to
the
Natural
surveillance
of
this
area.
It
is
acknowledged
that
these
areas
were
also
covered
in
the
previous
residential
consent,
which
was
to
ensure
that
whichever
application
comes
forward
first,
the
spaces
are
delivered.
C
And
these
areas
now
have
now
been
reconsidered
and,
given
that
these
spaces
would
function
similar
to
existing
green
spaces
which
exist
within
the
city
center,
the
amount
of
on-site
Green
Space
has
been
recalculated,
which
now
results
in
compliance
with
policy
and
then
in
terms
of
the
amount
of
biodiversity
provided
on
site.
The
metric
assessment
concluded
a
loss
of
biodiversity,
habitat
units
on
site
and
due
to
the
proposed,
notwithstanding
the
proposed
public
realm
improvements,
then
this
was
due
to
the
loss
of
an
area
of
existing
grassland
to
the
west
of
Premier
Inn
biodiversity.
C
Net
gains
should
be
delivered
on
site
and,
given
this,
the
applicant
has
now
included
a
green
wall
as
part
of
the
multi-story
car
part
which
can
be
seen
on
these
slides,
and
this
has
increased
biodiversity
credits
slightly
where
biodiversity
net
gain
on
site
is
not
possible.
This
may
then
involve
an
off-site
contribution
which
would
be
secured
via
this
section.
106
agreements,
the
biodiversity
unit,
some-
would
be
used
towards
biodiversity
projects
and
measures
and
would
be
delivered
in
the
same
ward
or
adjacent
was
subject
to
agreement
of
the
council.
C
Graham
Ashton
is
here
today
from
nature
conservation.
In
case,
any
members
have
any
questions
regarding
biodiversity
and
then,
in
summary,
offices
consider
that
this
development
is
a
positive
addition
which
would
continue
to
Aid
in
the
Regeneration
of
this
key
Brownfield
site
within
the
city
center,
which
has
remained
undeveloped
for
many
years,
and
one
is
and
is
one
of
the
last
in
the
city
center.
C
This
allows
the
development
at
this
stage
would
allow
more
detailed
consideration
to
be
given
to
the
final
design
in
the
context
of
the
concerns
raised
and
prior
to
seeking
planning
consent
at
any
reserve
matters
stage,
and
this
would
also
allow
the
developers
to
get
on
site
and
start
the
construction
of
the
full
element
Elements,
which
are
the
office
and
multi-star
car
pack.
So,
as
previously
noted,
The
Proposal
would
also
deliver
all
section
106
obligations
and,
as
such,
a
recommendation
of
approval
is
proposed.
Thank
you,
chair.
A
Thank
you
Andrew
for
the
report.
There's
no
speakers
on
this
item
today,
so
we
can
go
straight
to
question
from
members
and,
as
Andrew
said,
we
have
Graeme
here
at
the
back.
Who
may
you
may
well
have
questions
regarding
biodiversity,
and
he
said.
Excuse
me
to
answer
those
starting
with
Peter.
Please.
F
Thank
you
Jay.
It's
a
couple
of
clarifications,
I
guess,
first,
so
in
terms
of
the
buildings
in
outline
I
know
that
means
of
scale
is
to
be
considered
later,
but
it
doesn't
know
numbers
of
stories
in
the
outline
application.
So
I
wonder
whether
first
question
is
based
on
the
fact
that
it
gives
8
11
story
and
then
a
couple
of
other
Alternatives
in
there.
Can
you
just
clarify
to
me
what
we're
saying
in
terms
of
the
height
of
the
building
today,
if
we
grant
that
outline.
So
that's
my
first
point.
F
Second
one
was
in
terms
of
the
the
half
circle
of
Green
Space,
which
is
a
difficult
one,
because
it's
in
two
applications,
so
I
I
appreciate
how
we've
managed
it
in
terms
of
this
application.
So
if
somebody
else
delivers
that
green
space
first
there'll
be
a
contribution
due
to
this,
what
would
happen
in
the
event
of
the
other
way
around?
F
So
if
if
this
development
delivers
it
obviously
the
other
application
which
I
believe
is
on
a
different
site,
is
it
it's
not
on
the
same
site
as
these
two
buildings
would
obviously
then
be
delivering
less
green
space
than
we
originally
asked
them
to?
If
that
makes
sense,
that'll
do
for
now.
I'll
come
back
with
smaller
items
later
on.
C
So,
in
terms
of
the
height
of
plot,
nine
I'll,
mention
of
the
actual
scale
of
development
has
been
removed
now
so
they're
only
seeking
the
principle
of
an
office
use
with
access
and
there's
also
a
section
106
obligation
now,
which
requires
the
travel
plan
and
review
fee
and
also
car
club
membership
for
plot
nine
to
come
forward
at
Reserve
matters
which
will
be
secured
in
terms
of
the
scale
of
development
and
the
amount
of
flaw
space,
that's
proposed
and
then
in
terms
of
the
Riverside
area.
C
It's
understood
that
Glenbrook,
the
residential
element
are
on
site
at
present
and
they're,
seeking
to
discharge
conditions
and
commence
with
construction.
So
it
is
likely
that
this
site
will
follow
Glenbrook
when
that's
been
constructed
out.
C
Yeah,
that
was
my
yes,
so
in
terms
of
the
Riverside
area,
as
I've
said
Glenbrook,
which
is
the
residential
development
which
was
consented
back
end
of
last
year.
They
are
on
site
at
present
and
look
into
start
construction
of
the
element
which
will
deliver
the
Riverside
improvements.
So
if
they
do
then
there's
a
mechanism
in
the
106
that
secures
that
and
recalculates
the
Green
Space
provision
requirement.
F
Okay,
thanks
I
guess
in
terms
of
the
second
part:
yes
they're
on
site
I,
guess
we
don't
have
any
confirmation
that
they
have
to
deliver
that
before
this
starts
really
do
we
so
I.
F
Don't
just
have
a
little
concern
that,
obviously,
if,
if
anything
goes
wrong
with
that
development,
and
this
developer
ends
up
picking
up
that
semi-circle
I'm,
not
sure
how
we
how
we
square
that
with
the
existing
development,
but
but
that
that's
the
difficulty
in
this
one
and
in
terms
of
the
stories
it
it's
just
in
terms
of
the
title
of
the
development
in
terms
of
the
report
that
I've
got
here,
that
it
does
still
say
outline
application
for
eight
slash,
11
story.
F
Obviously,
in
the
recommendation
it
doesn't
necessarily
clarify
that
more
in
any
way,
so
the
recommendation
is
obviously
to
defer
and
delegate
to
the
chief
planning
officer
and
I.
I
was
feeling
that
it
was
in
line
with
the
above,
which
does
say
a
various
number
of
stories.
So
I
don't
know
whether
that
needs
to
be
clarified.
On
the
on
the
report
and
and
whether
we
can
agree
that
statement
going
forward,
because
otherwise
I
very
much
wouldn't
like
to
get
to
a
position
where
we're
looking
at
the
scale
of
a
building.
B
No
well
that
that
will
be
amended.
I
mean
that's
clearly
not
correct,
because
the
the
report
makes
it
quite
clear
that
and
the
submission
that
we've
had
now
since
last
panel,
that
plot
nine.
It
will
not
agree
the
scale
height
stories
at
this
stage.
So
that's
obviously
and
obvious
error.
L
On
building
number
nine,
the
thing
is,
is
we
might
we
will
wells
in
we're?
Not,
although,
as
councilor
Carroll
pointed
out
in
the
document,
you
just
say
eight
to
eleven
stories,
but
I
mean
it
seems
to
me
where
and
I'm,
not
commenting
here,
I'm
just
bringing
this
in
this
part
of
my
question-
we're
kicking
cam
down
the
road
a
little
bit.
The
fact
is
is
that
if
we
don't
Define
what
right
these
buildings,
oh
sir,
we're
not
putting
any
controlling.
L
So
what
we're
saying
is
yes,
well
plus
this
plus
this
application
off
and
then
leave
it
up
and
check
for
what
for
my
next
application
and
there's
nothing
there
to
say
that
don't
bring
it
back
and
that
path
of
the
problem
was
the
out
for
those
buildings
and
elbow
and
Elvis
had
a
win.
So
all
we
do.
We
have
solve
the
problem,
although
all
we
don't,
we
passed
it
on
foreign.
L
B
We
don't
have
a
solution
today
in
terms
of
this
is
a
scale
we'd
like
to
build
from
a
developer's
point
of
view
and
panel.
Can
you
deliberate
on
that
and
decide
it's
because
they
they
want
to
take
on
board
the
concerns
that
panel
raised
and,
and
they
want
to
the
time
to
do
this
properly,
and
we
will
still
have
that
control.
That
is
a
matter
stage.
The
fact
that
there
isn't
a
story
height
parameter
now
doesn't
mean
that
they
can
just
build
any
height.
B
D
E
I,
don't
know
what's
wrong
with
that
today.
I
think
I
understand
your
response
to
councilor
Carlin's
very
first
question,
which
is
about
building
nine
but
I'm
I'm.
Looking
at
the
statement
at
para,
five,
four
about
the
fact
that
the
light
analysis
needs
to
be.
We
need
to
compare
two
separate
ones
one
if
the
building
is
the
tallest
and
one
if
it's
not
as
tall,
because
that
Our
concern
was
about
the
Restriction
of
light
and
how
it
falls.
B
We're
not
asking
members
and
the
application
isn't
now
asking
members
to
make
a
decision
on
the
height
of
buildings,
on
plot
nine
and
therefore,
whatever
height
comes
forward
at
Reserve.
Mattress
stage
will
need
a
daylight
assessment
at
that
point.
So
what
five
four
says
is
that
the
current
assessment
that's
been
submitted
is
on
the
base
of
a
specific
height
and
shape
and
form
it
becomes
a
bit
of
a
moot
point.
If
that
height
shape
and
form
is
different
at
the
time
we
are
asked
to
determine
it,
but.
B
All
I
can
say
is
that
without
a
scale
of
building
there,
then
there
isn't
a
consideration
needed
for
daylight
and
impact
assessment.
There
will
be
any
building.
There
is
going
to
have
some
impact.
The
assessment
is
whether
that's
acceptable
in
the
context
of
a
city
center
setting,
that's
and
that's
what
will
probably
be
considered
at
some
point
in
the
future.
There
is
a
matter
stage
and
we
will
we
as
a
panel,
you
as
a
panel,
will
need
to
deliberate
on,
but
we
haven't,
but
we're
not
putting
that
forward
for
discussion
today.
B
We
have
to
deal
with
the
application.
That's
before
us,
so
the
application
you
can
submit
an
outline
application.
You
could
reserve
all
matters
and
just
have
access,
and
we
do
that
on
other
sites.
So
that's
based
upon
which
we
have
to
consider
it.
We're
not
prejudicing
the
concerns
that
residents
have
raised.
I
would
advise
that
those
concerns
can
still
be
considered.
B
H
B
You're
being
asked
to
defer
and
delegate
on
the
current
proposals,
which
are
part
in
full
for
two
buildings
and
parting
outline
for
two
buildings,
the
buildings
that
are
in
outline
will
require
Reserve
matters.
Application
in
the
future-
that
is
a
matters
application
will
be
those
three
matters.
Applications
will
be
brought
back
to
panel.
A
H
I
think
I
think
I'm
going
to
go
back
to
what
Caroline
was
saying
about
sorry,
counselor
growing,
we're
saying
about
the
without
a
light
assessment.
We
can't
make
a
decision
as
to
whether
it's
appropriate
or
not
like.
E
C
So
there'll
be
a
light
study
submitted
as
part
of
the
reserve
matters,
application
which
obviously,
as
andalgia
said,
will
be
presented
back
to
members.
G
I
would
like
to
hear
a
bit
more
in
detail
about
the
biodiversity
plans,
as
was
offered
in
the
introduction.
Please.
J
So
the
the
scheme
has
been
outlined,
it's
will
result
in
some
biodiversity
loss
as
measured
through
the
biodiversity
metric,
the
way
of
measuring
biodiversity
on
site,
which
measures
habitats
and
gives
figures
towards
it.
So
it
results
in
a
loss
of
biodiversity,
a
shortfall
and
because
of
the
difficulties
in
improving
the
Landscaping
scheme
and
getting
to
a
measurable
net
gain
of
biodiversity
on
site.
There's
it's
acceptable
to
to
Nature
team.
J
Within
the
planning
service,
an
off-site
contribution
is
made
to
have
biodiversity,
to
get
the
the
project
up
to
a
10
cent
net
gain
and
that
biodiversity
would
be
delivered
off-site
on
land
that
is
currently
in
the
process
of
being
identified,
but
is
is
aiming
to
be
on
in
the
same
ward
or
near
to
the
ward,
the
Riverside
Ward
there's
some
it's
a
limited
amount
of
land
suitable
for
it,
but
I
will
I
am
meeting
with
Green
Space
colleagues,
who
used
to
be
parks
and
Countryside
to
try
and
identify
a
site
that
were
the
biodiversity
could
be
delivered.
G
Can
we
be
reassured
that
this
will
be
a
site
where
there
isn't
much
biodiversity
at
the
moment,
not
just
adding
to
a
site
where
it's
already
there
in
some
quantity,
because
it
does
vary
across
that
Ward
and
there
is
very
dense
housing,
patches
and
bits
of
Brownfield
land
that
are
just
allowing
a
bit
Barren
old
industrial
buildings
Etc?
As
you
know,.
J
The
biodiversity
could
take
the
form
of
an
enhancement
of
an
existing
site.
J
It
could
be
a
creation
of
a
certain
habitat,
but
what
it
needs
to
do
is
deliver
the
requisite
amount
of
units,
so
that
will
be
on
a
some
green
space
that
they
already
already
exists
in
in
the
ward,
and
it
may
be
that
it
might
be
enhancing
some
some
habitat-
that's
already
there,
so
it
might
be
improving
an
area
of
scrub
by
removing
some
undesirable
species
that
we
don't
want
there
or
it
could
be
improving
a
grassland
making
it
more
floristically
diverse.
J
But
it's
got
to
deliver
the
right
amount
of
units,
and
so
that
is
often
only
possible
on
a
larger
bit
of
land,
rather
than
a
small
like
grass
Verge,
for
instance,
and
it's
also
got
to
be
land,
that's
available
to
be
used.
So
that's
at
this
stage
our
parks
and
Countryside
colleagues
we're
working
with
them
on
their
land
Holdings
to
see
what
they
have
available
within
the
ward.
J
So
that's
what
we're
looking
at
and
apart
from
the
parks
land,
there's
nothing
yet
available,
we're
in
kind
of
early
stages
of
developing
or
trying
to
find
off-site
land
to
deliver
any
biodiversity
units
that
couldn't
be
delivered
on
the
development
sites.
G
Going
back
to
the
development
site,
then
what
could
you
just
remind
me?
What
is
the
loss
of
biodiversity
in
that
site?
Thank
you.
J
So
the
assessment
by
the
developers
ecologists,
was
there
was
a
baseline
habitat
units
measured
by
the
metric
of
1.04
habitat
units
and
following
the
developments
there
was
going
to
be
0.55.
J
So
my
maths
is
that
at
0.49
units
loss,
so
we
seek
a
measurable
biodiversity.
Measurable
net
gain
and
our
guidance
and
soon
to
become
law
will
be
a
10
gain
which
is
0.6
habitat
units.
That's
a
10
gain
takes
you
up
to
one
points.
One
four
units
in
total.
A
J
J
They
will
need
to
look
at
the
site
initially
to
see
what's
possible
in
terms
of
biodiversity
uplift,
and
they
will
then
be
able
to
discuss
with
Ward
members
what
they
think
is
possible,
but
it's
an
early
stage
as
time
moves
on
we're
going
to
have
a
better
picture
throughout
the
certainly
the
the
Green
Space,
the
partisan,
Countryside
land,
holding
as
to
what
biodiversity
uplift
may
be
possible
on
different
pieces
of
land
that
parks
and
Countryside
bringing
in
the
process
of
employing
biodiversity
net
gain
technical
officer
who
will
help
with
this
process
and,
as
time,
moves
on
as
we
approach
the
mandatory
time
for
the
10
uplift,
a
clearer
picture
will
develop
as
to
what
is
possible
in
each
Ward.
H
I'm
just
I'm
just
wondering
if,
if
a
site
isn't
able
to
deliver
a
bio
biodiversity
net
gain
uplift,
is
that
not
over
development
of
a
site.
B
The
short
answer
is
not
necessarily
it's
not
about
the
amount
of
space
that's
been
left
over,
it's
about
the
quality
as
much
about
the
quality
and
the
variety
of
diversity.
Of
that
planting
that
nature.
Now,
what
we're
probably
finding
is
that
in
the
city
center
sites,
where
our
site
allocations
are
quite
rightly
expecting
more
efficient
use
of
land,
higher
densities
of
development
that
you,
you
are
maybe
going
to
struggle
with
providing
the
the
type
of
planting
and
quality
that
you
might
need
to
uplift,
the
biodiversity.
B
But,
conversely,
some
of
our
sites,
which
have
been
vacant
for
a
long
time,
have
got
scrub
land
character
which,
according
to
the
metrics,
is
given
quite
a
high
metric
value.
So
in
terms
of
the
metric
it
it
does
create
a
new
medical
difference.
You
know
you,
you
high,
you
have
a
higher
starting
point
because
of
the
nature
of
the
scrub,
but
that's
just
the
way
that
the
metric
is
worked
out.
B
I'm
sure
Graham
can
add
to
that.
If
I've
got
any
of
that
wrong,
but
I
think
that's
a
general
approach.
J
Rather
than
just
saying
yes,
I
agree
with
telling
you
it's,
there
is
a
mitigation
hierarchy
we
do
seek
to
of
the
biodiversity
achieved
on
site,
and
that
is
our
priority
before
off-site.
J
We
look
at
off-site,
but
yes,
in
this
circumstance,
and
in
others,
certainly
in
the
city
center
that
isn't
always
possible
so
for
compensation.
We
look
at
off-site
biodiversity
Gates,
where
it
can't
be
achieved
on
site.
A
For
that,
do
you
want
to
come
in
on
I
can't
do
it
yeah.
B
It's
just
the
point
of
clarification
on
the
initial
issue
that
was
raised
by
councilor,
Carlisle
and
other
members
about
the
description.
The
actual
description
of
the
outline
development
is
actually
correct.
It
is
a
bit
confusing
in
that
the
for
plot
four.
B
There
are
two
alternative
parameters
depending
on
the
nature
of
the
use,
so
the
outline
description
reads:
8
or
11
story,
office,
building,
stroke,
Hotel,
stalker,
Park,
Hotel,
building
comprising
seven
stories
and
plant
for
office
or
or
alternatively,
it's
going
to
be
a
ground
plus
nine
stories
unplanned
for
hotel
or
a
part
Hotel.
So
it's
not
the
option.
There
is
for
either
a
hotel
building
with
ground
floor
accommodation
or
an
office
building
with
ground
floor
accommodation.
B
The
heights
are
actually
the
same,
but
because
the
floor
to
ceiling
Heights
are
different
for
the
two
uses.
The
number
of
stories
are
different,
so
that's
the
complicated
description
for
the
outline,
but
that
only
relates
to
plot
four
and
then
the
end
bit
of
that
paragraph
after
the
last
semicolon
is
actually
for
plot
nine.
It
says
I'm
the
principal
of
an
office
building
with
only
means
of
access
to
be
considered
with
all
the
other
matters
reserved.
So
the
description
is
correct.
I
just
wanted
to
I
think
earlier
on.
B
L
I'll
go
back
to
where
what
I
was
saying
when
we
were
questioned
when
we're
questions
as
far
as
I'm
concerned
with
we've
not
moved
forward
as
earlier
I,
always
always
saying
part
of
an
application
out,
and
we
haven't
resolved
that
that,
where
the
objectives
and
objections
were
we
haven't
solved
any
of
any
of
them
all
we've
done.
Is
we
moved
it
down
the
road
and,
to
my
way
of
thinking,
there's
nothing
to
stop
somebody
coming
back
with
exactly
the
same
application
later
on
and
and
arguing
that
arguing
for
it
and
I
I
I.
L
Just
don't
think
it's
right
this
you
know
I
suspect
we
can't
do
anything
about
it,
but
the
fact
is
it.
It
seems
to
me
that
we're
just
moving
goal
boxes
so
the
situation
and
then
it's
going
to
come
back
again.
A
F
Thank
you
for
that
clarification,
Delta
yeah,
the
the
the
description
is,
is
a
bit
confusing
to
try
and
work
out
exactly
which
building
is
is
which
one
so
I
wonder
whether
that's
just
something
we
can.
We
can
take
into
account
for
for
future,
maybe
putting
the
building
numbers
or
the
plots
in
in
there.
If,
if
we
can
I
know
that
would
end
up
with
a
description
that
takes
more
than
the
front
page,
but
there
you
go,
it
makes
sense
what
we're
trying
to
do
here
and
I
appreciate
yeah.
F
The
only
real
big
issues
we
had
in
this
development
was
of
that
one
building,
and
obviously
there's
still
discussions
on
that.
F
But
I
can
appreciate
that
the
developer
wants
to
continue
to
start
going
on
site
and
they
can
start
going
on
the
the
sections
that
we,
we
I,
think
we're
all
reasonably
happy
with
before
so
I'm
happy
to
progress
this,
given
that
we're
not
discussing
or
giving
any
agreement
to
a
height
or
scale
of
that
other
building
and
that
that
will
come
back
to
reserve
matters,
I
think
it's
a
pragmatic,
Way
Forward
that
allows
the
developer
to
at
least
start
on
site,
and
then
we
can
look
at
that
and
that
other
more
detailed
matter
as
time
goes.
A
Peter
any
further
comments.
Is
there
any
member
prepared
to
move
the
recommendation?
Then
Peter?
Is
there
a
second
Council
Grove?
Okay
will
do
votes
in
the
usual
way
show
our
hands
all
those
in
favor.
Please
show.
A
Those
against
and
we
better
record
abstentions,
I
guess
so
abstentions,
please
there's
three
that
is
clearly
carried
and
we
shall
defer
it
to
the
chief
planning
officer
and
we
look
forward
to
seeing
it
again.
A
And,
as
you
can
see,
this
was
a
side
visit
today
in
Duncan
Street
above
the
old
rock
cliff
school
uniform
place,
and
many
of
you
were
on
the
site
visitor.
Thank
you
for
that
when
you're
ready
Dodge
it
please.
B
B
The
the
site
for
those
members
that
went
this
morning
is
part
of
the
city
center
Conservation,
Area,
dunk,
seven
Duncan
Street
is
a
grade
two
listed
building,
it's
on
the
north
side
of
ball,
well,
Duncan
Street,
but
just
to
the
east
of
Berlin,
which
is
further
off
here
and
then
you've
got
the
Junctions
with
Brigitte
to
to
to
the
West
sorry
and
with
Central
Road
to
to
the
East,
and
you
can
just
see
the
outline
of
the
Corn
exchange.
B
So
it's
very
much
forms
the
the
the
core
of
the
it's
located
within
the
core
of
the
city
center.
Some
members
will
remember
this
site
as
a
former
location
of
law
Cliffs,
but
raw
Cliffs
vacate
the
sights
on
15
years
ago
in
2006,
consent
was
given
for
Redevelopment
of
the
whole
building
to
provide
commercial
uses
on
the
ground
floor
and
15
Flats
on
the
upper
floors.
B
If
you
see
where
that
gentleman
is
standing,
there's
actually
a
a
as
as
a
bespoke
access
to
the
Upper
Floor
Flats,
but
the
Upper
Floor
Flats
weren't
were
not
implemented
and
the
the
it
it's
been
vacant
since
2006.,
just
in
terms
of
the
the
to
the
side
to
the
Eastern
side
of
the
site
is
a
shared
or
it's
an
access
route
which
the
the
applicant
has
rights
of
access
to,
but
so
do
the
commercial
units,
and
so
do
the
the
owners
of
the
property
on
the
other
side
of
the
access
further
further
to
the
East
and
to
the
rear
of
the
building
is
an
enclosed
yard
area.
B
This
yard
area
is
partly
used
for
bin
storage,
but
it's
also
an
outdoor
seating
area
to
a
basement
bar
in
this
building.
The
access
for
the
basement
bar
is
off
this
side
access.
B
So
that's
that
that's
the
outside
of
the
building
in
terms
of
the
inside
of
the
building,
as
I
said,
it's
remained
vacant
for
a
number
of
years.
For
those
members
that
were
brave
enough
to
go
in
this
morning,
the
it's
in
it's
not
in
a
very
good
State.
A
lot
of
the
original
fixtures
and
fittings
have
clearly
been
taken
out.
B
There's
some
parts
of
the
property
are
in
a
state
of
decay
and
I
think
we
we
we
saw
that
there
was
there'd,
been
a
rat
infestation.
Quite
recently,
no.
B
So
these
These
are,
but
you
know
where
there
are.
There
are
some
surviving
features
like
the
windows
and
and
some
of
the
detailing,
Corners
detailing
and
so
on,
and
the
proposal
is
very
much
to
work
with.
What's
there
in
order
to
repurpose
the
the
use
of
the
building
and
to
maintain
it
enhance
his
character
and
that's
just
some
photographs
of
the
of
the
Decay
that's
happening.
B
So
the
proposal
is
for
to
reuse
the
existing
entranceway
from
Duncan
Street
to
the
upper
floors
and
at
ground
floor.
The
the
existing
bin
store
will
be
rebuilt,
it
will
be
made
slightly
larger
and
the
managing
agents
for
the
hotel
use
would
have
a
key
and
control
the
bin
store
in
terms
of
the
guests
having
to
put
their
rubbish
outside
their
rooms
on
a
set
day.
B
Those
rooms
will
be,
those
bags
will
be
taken
to
the
bin
store
and
then
the
management
company
will
empty
the
bin
store
as
frequently
as
is
required
to
make
sure
that
is
all
managed
in
a
in
an
appropriate
way.
There's
a
there's,
an
existing
Fire,
Escape
Route
that
will
be
reprovided
and
that's
from
this
out
outdoor
seating
area,
which
serves
the
bar
as
I
said
in
the
basement
of
this
building
and
and
that's
photograph
of
the
existing
entrance
from
Duncan
Street
and
then
on
the
upper
floors.
B
B
There
there's
one
that's
34
square
meters.
These
are
a
bit
larger,
38
square
meters
and
37
square
meters,
but
it's
a
it's
a
hotel
use,
so
our
space
standards
for
residential
use
don't
apply
and
we
will
ensure,
through
the
condition
that
this
is
controlled
as
a
hotel
use
and
not
as
the
occupants
long-term
accommodation.
B
So
that's
the
first
floor.
The
the
staircase,
a
new
stair
core,
will
be
inserted
here
to
continue
on
upwards,
to
connect
to
the
Upper
Floor
and
that's
the
the
second
floor
same
Arrangement,
and
that
new
staircase
coming
up
to
this
floor
and
then
two
larger
units
will
be
created
in
the
roof
space
and
they
they
will
be
have
duplex
accommodation.
B
So,
rather
than
four
units,
you
get
two
units
with
the
split
basically
down
the
middle
here,
and
these
will
be
up
to
93
square
meters
in
size
and
there'll,
be
a
veteranian
floor
put
in
to
make
use
of
the
the
large
roof
void
for
that
extra
accommodation,
again
split
between
the
two
units
and
then
in
terms
of
the
the
outside
external
works.
B
There
there's
little
change
to
the
front
and
the
side
apart
from
cleaning
the
windows,
refurbishing
them
and
cleaning
the
the
the
ceramic
tiling,
but
to
the
rear,
there's
a
bit
more
work,
but
it's
really
tidying
up.
What's
there,
the
proposals
are
to
remove
a
redundant
flu
here
to
shorten
there's
an
existing
fire
escape
that
runs
up
to
this
level
because
of
the
internal
stair
core,
that
extra
height
to
that
floor
isn't
needed.
B
B
The
idea
is
that
secondary
glazing
will
be
introduced
and
there'll
be
mechanical
means
of
ventilation
introduced,
so
windows
don't
have
to
be
opened
to
ensure
that
future
occupants
there's
no
conflict
between
future
occupancy
of
this
as
a
hotel
use
and
the
surrounding
bar
and
restaurant
uses,
and
that's
a
photograph
of
what
the
existing
rear
elevation
looks
like
at
the
moment.
As
you
can
see,
it
very
much
is
characterized
by
plant
and
by
Escape
stairs
and
it's
very
much.
B
It's
not
visible
from
the
from
the
from
the
frontage
from
the
public
routes
and
I
think
from
a
conservation.
This
is
a
great
two-listed
building,
but
from
a
conservation
Heritage
point
of
view,
the
works
are
actually
they.
They
either
have
a
neutral
impact
or
they
considered
to
be
a
slight
enhancement,
particularly
with
the
opening
up
of
the
windows
and
the
removal
of
this
flu.
B
Now,
the
the
reason
why
the
the
application
is
brought
to
panel
is
because
the
upper
the
the
Upper
Floor
consent
for
residential
accommodation
was
the
reasoning
for
allocating
this
site
for
housing
use
in
our
site
allocation
plan
or,
alternatively,
as
office
accommodation.
Clearly,
The
Proposal
is
for
hotel
use
and
therefore
it's
a
departure
from
the
site
allocation
plan
and-
and
there
are
no
delegated
powers
for
dealing
with
that.
So
that's
why
it's
been
brought
to
to
panel.
B
However,
our
policies
do
recognize
that
where
circumstances
have
changed
or
where
designated
uses
are
undeliverable,
then
as
a
planning
Authority,
we
can't
take
a
different
View.
It's
clear
that,
with
the
long-term
vacancy
and
with
the
state
of
the
building
that
the
previous
residential
use
hasn't
proved
deliverable,
there's
also
the
added
benefits
that
providing
that
the
hotel
use
is
a
perfectly
acceptable,
Town,
Center,
City,
Center
use
and
providing
it's
done
in
the
way
that's
proposed.
It
will
actually
Safeguard
the
future
of
a
listed
building
and
improve
its
character.
B
So
we
think
there's
good
reasons
to
go
away
from
that
departure
and
and
support
this.
B
There
have
been
some
objections
raised
by
the
owner
of
the
property
on
the
other
side
of
the
access
road,
their
detailed
comments
about
the
rights
of
access
and
use
of
that
shared
access,
the
the
need
to
retain
a
fire
escape
the
potential
for
noise,
impacting
the
future
use.
Those
comments
had
have
been
addressed
in
detail
in
the
report.
B
The
shared
access
issue
is
a
really
a
civil
matter
between
the
two
parties
in
terms
of
the
noise
insulation
issues.
The
proposals
provide
for
secondary
glazing
and
mechanical
ventilation,
which
will
actually
provide
a
lot
better
noise
environment
than
existing.
But,
as
some
members
who
went
inside
this
morning
will
have
noticed,
it's
actually
not
that
noisy
inside,
but
but
we're
safeguarding
that
anyway
and
and
I
think
there
was
an
issue
raised
about
the
lack
of
cycle
parking.
B
Yes,
there's
no
opportunity
for
cycle
parking,
you
there's
no
opportunity
to
put
it
in
the
hallway.
They
don't
own.
Any
of
the
other
demise
on
the
ground
floor.
Occupants
would
have
to
lift
the
bikes
if
they
did
want
to
there's
nothing
to
stop
them,
but
they
have
to
lift
them
up
the
stairs
until
they're,
flat,
I
think
highways
off
have
accepted
that
in
this
case,
is
pragmatic
not
to
have
cycle
parking
and
it's
in
a
location
which
is
very
sustainable
and
has
access
to
public
transport
so
on.
G
Yes,
thank
you
just
on
cycle
storage,
starting
at
the
most
recently
most
recent
comments.
Where
is
the
nearest
bicycle
rack
to
this
location,
and
is
it
secure.
B
That
there
isn't
secure
cycle
parking,
but
there
is
cycle
parking
for
visitors
Charleston
across
the
road
on
Duncan
Street
and
there's
also
some
down
Brigitte
just
around
the
corner.
Q
D
There
will
also
be
a
new
cycle
storage
in
the
refurbishment
of
the
rail
station
and
also
the
public
by
car
scheme,
which
is
due
to
launch
I
believe
in
the
Autumn
will
also
be
something
that
you
know.
Obviously,
visitors
could
meet
yourself.
G
Yes,
thank
you.
That's
that
seems.
Fine
I
was
one
of
those
who
went
up
and
looked
at
the
looked
at
what
was
there
I'm
a
sensed
in
seven
years
of
being
on
plans
panel?
It's
probably
the
worst
place
that
I've
seen
dead
rats
that
Testament
the
smell
was
unbelievable.
No,
no
I'm
glad
I've
not
got
the
job
of
having
to
clean
it
up,
but
I'm
I
could
see
the
potential
there.
G
Although
there
is
quite
a
lot
to
be
concerned
about
in
terms
of
if
the
residents
do
experience,
noise
and
I
agree,
it
was
very
quiet
there.
I
was
really
surprised,
considering
that
it's
right
on
a
busy
street
I
assume
there's
no
actual
receptionist
at
this
apart
hotel
that
people
will
get
a
key
or
something
to
let
themselves
in.
G
So,
therefore,
if
they
do
experience,
difficulties
I
want
I
would
want
to
be
reassured
that
they
would
be
able
to
know
how
to
get
that
resolved
straight
away,
wondering
what
the
arrangements
would
be
for
that
and
I've
got
another
question
as
well
about
the
actual
units
I'm
assuming
they
wouldn't
be
cooking
in
there,
even
though
some
of
them
might
stay
for
three
months.
I,
don't
know
what
the
thoughts
are
on.
That.
A
S
Oh,
you
see
yeah
just
to
pick
up
on
the
point
of
noise,
so
it's
a
smart
Hotel,
so
everything's
going
to
be
done
via
an
app
which
is
then
in
direct
access
with
our
management
team.
So
this
will
be
flagged
up
instantly
on
our
side
and
then
we
can
be
dealt
with
pretty
speedily
there
on
regarding
the
cooking
within
the
units.
S
Yes,
there
are
kitchens
because
we're
anticipating
sort
of
contractors
in
the
week
who
are
going
to
be
there
for
the
week
and
having
done
that
previously
myself,
you
know
you
want
it
home
from
home,
so
it's
nice
for
you
to
actually
cook,
even
if
it's
a
microwave
meal
or
anything
like
that,
it's
giving
them
an
opportunity
and
being
different
to
a
hotel,
so
we're
just
trying
to
balance
it
out
for
people
and
give
them
a
bit
of
an
option
there.
S
Do
you
want
to
take
over
on
the
the
management
piece
all
right?
Okay,
okay,.
I
Yeah
everybody
Matthew
Shepard
I'm
the
agent
for
the
application
yeah.
So
if
you
look
on
the
proposed
plans,
you
will
see
that
there
are
some
small
kitchen
pods
in
the
floor.
Layouts
as
Paul
said
it.
The
idea
is
that
people
staying
there
will
be
able
to
get
in
touch
with
the
managing
agents
about
any
any
issues
that
they
need
to.
I
L
You
say
it's
going
to
be
monies
from
from
a
distance,
I
mean
how
at
what
distance?
If,
if
an
emergency
goes
up
and
somebody's
required
to
go
there
to
the
building,
how
far
away
are
they
and
you
know
out
there
within
a
reasonable
call.
S
K
B
M
Just
just
quickly
to
say,
I
totally
support
this,
and
also
the
change
of
from
the
you
say,
allocations,
plan
I
think
it's
a
good
model
and
we
have
looked
at
it
from
the
kilgate
market
sites.
We
want
to
do
something
similar.
There's
definitely
demand
for
that
in
the
short
term,
based
on
the
conversations
we
had
on
site
this
morning,
I
was
one
of
the
ones
who
shirked
going
in
within
the
rats.
A
The
very
unadvantaged
to
the
applicant
I
should
say
they
don't
know
the
building,
yet
they're
waiting
to
see
how
permission
develops
and
we
have
assurance
that
they
will
deal
with
it
when
they
need
to
this.
Current
owner
has
not
been
prepared
to
do
anything
about
it
or
we
we
can't.
We
can't
blame
the
Developers
I'll.
Please.
G
Yes,
I
welcome
this
and
I
think
that
what
the
developer
has
said
and
what's
written
here
shows
that
the
issues
have
been
well
thought
through
and
the
objections
taken
on
board
and
dealt
with
so
I'm
happy
to
support
it.
One
thing
I
would
say
is
that
the
little
streets,
just
at
the
back
of
the
district
nightclub,
is
in
a
really
shocking,
State
and
I
know
that's
not
part
of
the
developers
responsibility,
but
it
certainly
needs
attention.
A
Q
A
All
right,
you
just
got
a
silk:
okay:
okay,
I
get
it
okay,
then
all
those
in
favor
of
the
recommendation
please
show
and
I
see.
That's
unanimous.
So
thank
you
for
that
and
thank
you
for
coming
in
answering
some
questions.
Paul
and
the
agent
too.
Thank
you.
A
B
Q
T
T
U
U
U
A
Okay,
welcome
back
then
panel.
We
have
the
applicants
here
and
we're
on
page
93
agenda
item
nine,
as
the
applicants
will
know
it's
your
presentation
you
present
to
us,
make
the
best
of
it.
What
you
can
and
we'll
ask
the
relevant
questions
and
perhaps
give
you
a
steal
and
a
comment:
yeah
sorry,
I'm,
I'm,
missing
out
Jess,
okay,
welcome
back
then
panel.
We
have
thank
you
afternoon.
A
O
V
V
V
The
client,
fusion
and
try
7
in
Partnership
are
well
renowned
and
have
a
record
for
delivering
high
quality
pbsa
developments
that
have
a
record
of
delivering
over
15
of
those,
so
they
take
their
schemes
through
planning
and
also
to
cite
and
operate.
There's
some
examples
there
on
that
page,
which
are
in
cities
such
as
Sheffield
Nottingham
Newcastle.
V
Before
we
go
into
the
proposals,
some
of
the
considerations
from
a
sustainability
point
of
view
that
were
taken
on
board,
we
did
carry
out
an
appraisal
of
the
existing
building
understanding
if
it
could
be
repurposed
and
the
limitations
around
repurposing.
That
building
viability
in
terms
of
conversion
to
other
uses
is
very
complicated,
extremely
difficult,
with
a
very
inward
facing
development,
currently
conversion
to
other
uses
limited
because
of
the
flaws,
the
floor,
values
that
are
in
there
and
the
limitation
on
adding
additional
flaws
to
that
building.
V
The
adapted
principles,
adoptive
principles
in
terms
of
sustainability,
will
be
achieving
a
target
of
a
minimum
of
excellence
in
terms
of
pream,
the
heating
system
for
the
building
we
fully
electrical,
so
no,
no
use
of
gas
boilers
and
so
on
and
so
forth,
and
then
within
the
materiality
of
the
building,
both
externally
and
internally
and
there'll,
be
goals
achieved
for
sustainability,
so
stepping
back
in
time
on
the
site.
V
Looking
at
the
urban
grain
and
the
historic
development,
the
maps
to
the
left-hand
side,
you
can
see
take
things
back
to
the
late
1800s
importantly,
and
what
we
found
that
in
carrying
out
this
study,
that
there
was
very
much
a
tie
to
grain
in
historical
times,
almost
also
a
greater
level
of
permeability
through
the
site,
a
variety
in
height
and
a
variety
in
texture
and
material
of
the
buildings
and
so
on
and
so
forth.
Very
much
in
contrast
to
its
its
current
state
as
the
core.
V
Importantly
one
of
the
buildings
originally
on
the
site.
The
red
Hall
was
the
first
red
brick
building
in
Leeds
the
images
on
the
bottom
and
just
take
you
through
the
timeline
of
development.
That's
been
seen
on
the
site
going
through
the
periods
from
the
red
Hall
through
scale
Fields
department
store
and
on
to
its
its
current
condition.
V
Of
course,
we're
in
the
city
center
Conservation
Area,
that's
sort
of
a
primary
consideration,
but
not
only
that
we've
got
some
very
powerful
and
very
strong
Heritage
assets
that
surround
us
some
great
buildings,
some
some
great
buildings
to
refer
to
in
terms
of
informing
our
proposals,
detail
and
materiality
that
we'll
we'll
go
on
to
explain
further
the
most
I
would
say
the
key
ones
to
take
from
this
are
the
ones
along
Albion
place,
which
we
we
bound
and
is
particularly
number
five,
which
which
has
influenced
the
way
in
which
we've
designed
our
proposals
along
landslane.
V
V
The
Hedgerow
character
is
very
much
a
kind
of
a
Civic
scale
that
you'll
all
be
familiar
with.
The
buildings
are
predominantly
a
body
of
red
brickwork,
but
then
there's
accents
of
stone,
work
and
Glass
and
Metal
work
and
slate
to
the
upper
floors.
The
scale
here
is
is
very
different
to
that
on
lands
Lane
and
elsewhere.
V
So
on
to
our
Concepts
and
on
the
top
left
hand
corner,
you
can
see
a
figure
ground
diagram
of
the
historical
times,
a
diagram
in
the
center,
which
is
the
current
core
Arrangement,
which
very
definitely
demonstrates
the
fact
that
it's
an
inward
looking
development
with
with
little
permeability
and
where
we're
seeking
to
move
so
the
right
hand,
gray
and
black
diagram
just
demonstrates
how
we
are
dealing
with
the
site
as
three
separate
buildings
and
introducing
two
streets
that
run
east
to
west.
V
So
the
3D
models
on
the
bottom
reinforce
that
point
we're
going
from
what
is
perceived
at
the
moment
as
a
very
solid
impenetrable
building
or
something
that's
got
a
series
series
of
entrances
to
a
point
at
which
you've
got
three
buildings
and
then
moving
on
to
something
that
then
articulates
at
high
level
to
respond
to
its
context.
On
the
right
hand,
side,
the
diagram
demonstrates
on
the
uses
that
will
be
incorporated
into
the
building.
So
first
important
thing
to
say
there
is
that
ground
floor.
V
Retail
use
will
be
reintroduced
in
quite
a
a
different
fashion
to
how
it
occurs
at
the
moment.
It
won't
be
in
woodlooking.
Well,
yes,
we'll
have
the
prime
spots
along
the
hedrow
and
landslane,
but
by
introducing
those
two
new
streets,
we
give
the
opportunity
to
read
it
for
retail
to
turn
into
those
new
streets
and
connect
to
King's
Charles,
Street
importantly,
which
is
which
is
a
bit
of
an
outlier
at
the
moment.
V
V
V
Everything
you
see
on
that
ground
floor
highlighted
in
pale
blue
is
retail
space,
so
you
can
see
that
we
are
providing
as
much
as
we
possibly
can
at
ground
floor
as
retail.
The
yellow
elements
are
the
circulation
for
the
student
accommodation,
which
is
on
the
upper
floors.
So
importantly,
on
the
top
top
left
hand
corner
which
faces
onto
the
Hedgerow,
the
main
student
accommodation
entrance
would
be
in
a
prominent,
safe
location
for
residents
to
enter.
V
They
all
enter
that
location
and
circulate
through
the
building.
At
the
first
floor,
an
upper
floor
plan
to
the
right
hand,
side
just
identifies
for
your
purposes
the
diversity
of
accommodation.
So
there
aren't
just
one
type
of
student
accommodation.
Here
there
are
a
range
of
ensuite
Apartments,
so
groups
of
three
four
five
six
students
can
group
together
and
have
shared
living,
dining
and
kitchen
spaces,
and
then
there
are
a
mix
actually
of
Studios
which
don't
stick
to
one
size.
V
They
provide
a
level
of
affordability
that
covers
a
wider
group
and
that's
picked
up
in
this
diagram
here.
So
a
couple
of
the
key
key
constituent
parts
of
the
accommodation,
typical
ensuite
rooms
and
a
typical
Studio.
V
The
important
thing
to
take
from
this
is
obviously
Fusion's
product
they're,
very
proud
of
it's
a
high
quality
product,
but
the
intention
for
space
is
to
ensure
that
students
have
got
somewhere
to
move
away
from
their
bed,
so
they've
got
somewhere
to
sit
and
and
have
space
to
look
out
of
a
window
or
work
at
a
desk,
and
that
happens
in
all
rooms,
not
just
the
premium
rooms.
V
V
The
primary
concern
there
is
to
provide,
obviously
the
students
with
their
external
immunity.
The
added
benefit
is
that
we
are
really
introducing
a
biodiversity
game
for
the
site
and
it's
a
real
opportunity
to
to
improve
the
the
location
this
part
of
the
city.
From
that
perspective,
you
can
also
see
there
highlighted
in
Orange
the
the
new
streets
and
the
way
in
which
they
relate
to
the
buildings
around
them.
V
So
an
important
diagram
here
is
a
a
solid
to
void
diagram
of
elevations,
which
Cuts
Cuts
along
the
edge
row.
V
Sorry,
it's
out
of
10
minutes,
okay,
this
Cuts
along
the
head
row
and
just
picks
up
the
change
in
character.
V
That's
provided
and
the
fact
that
the
quality
of
the
architecture
Returns
on
those
streets
and
doesn't
just
finish
at
the
ends
and
then
finishing
with
the
third
building
that
sits
right
next
to
Albion
place
and
the
fact
that
we've
dealt
with
something
in
Far
More,
a
a
human
scale,
smaller
smaller
window,
smaller
fenestration
treatment,
but
still
retaining
the
rich
detail
to
to
make
it
part
of
the
family
of
three
buildings
and
that
important
view
from
Albion
place.
V
So
that's
our
street
scene
and
you
can
see
the
connecting
glaze
Bridges,
which
occur
at
first
floor
and
I'll
just
finish
on
some
Street
Scene
views.
So
this
importantly
from
King's,
Charles
Street
just
points
out
the
fact
that
at
the
moment,
you've
got
a
very
inactive
facade.
You've
got
really
what
feels
like
a
back
of
house
condition.
Intention
is
for
these
streets
to
really
enliven
that
from
day
one,
but
then
also
stimulate
change
and
growth,
as
we
head
further
west
in
this
part
of
the
city,
so
I
think.
V
The
important
message
to
just
finish
on
is
the
fact
that
we've
dealt
with
this
as
a
piece
of
design
and
as
a
piece
of
architecture,
and
also
a
new
development
for
the
city
driven
by
leads
as
a
city
and
referring
to
the
city
quite
closely.
So
we
believe
it
is
four
leads,
and
it's
it's
very
much
about
Leeds.
Thank
you.
A
Thank
you,
I'm
sure
there'll
be
questions
from
Members
I'll.
Now
invite
them
to
ask
their
questions.
Peter.
F
Thanks
chair
overall
I
think
it's
a
really
positive
development
to
what
is
I'm
afraid
of
shopping
center.
That
isn't
very
well
visited
as
far
as
I
think
I
think
I
had
to
go
in
for
a
particular
shop.
I
can't
even
remember
what
it
was
once
in
the
last
five
years.
F
I
remember
and
suddenly
remembered
it
was
there,
since
it
must
be
10
15
years
ago,
when
that
was
where
the
the
main
shops
were
in
the
in
the
center
of
Leeds,
and
you
went
in
there
for
HMV
and
all
the
other
bits,
but
that's
all
gone
so
I
think
this
is
a
really
good
reuse
of
the
space
they're.
Creating
the
the
streets
through
is
really
positive,
because
that
is
more
like
an
extension
of
what
happened
slightly
further
down
into
the
city
with
the
arcade.
Did
you
say
so?
F
That's
a
really
positive
approach
to
this
and
it'll
do
a
lot
for
the
the
other
streets
around
which
some
of
them
are
still
car
through
ways
to
get
to
some
of
the
parking
areas
for
for
this
and
some
of
the
services
for
the
existing
shopping
center,
which
I
think
is
really
positive,
and
there
were
just
a
couple
of
points.
F
F
Obviously
a
number
of
the
buildings
had
entrances
on
the
corners,
but
also
have
something
that's
a
feature
in
the
center
of
them
as
well,
which
breaks
it
up
and
I
just
wondered
whether
you'd
look
at
it
at
that
at
all.
So
that
was
my
first
question.
The
second
one
was
I
really
like
we've,
the
the
the
ideas
that
are
coming
forward
for
those
private
roof.
F
Terraces
should
we
say,
and,
and
the
kind
of
features
you've
got
in
there-
I
noticed
a
bit
about
open
gardening
and
whatever,
which
I
think
is
really
useful
and
I.
Don't
think
we
see
enough
of
in
in
student
development
somewhere
that
they
can
call
a
garden
for
themselves
which
quite
often
they
they
may
not
get
so
I-
think
that's
really
positive,
especially
if
they
want
to
grow
vegetables
or
anything
like
that.
F
A
V
Yeah,
it's
certainly
the
first
point
regarding
the
treatment
of
the
Hedgerow
facade.
We
did
explore
at
some
length
with
some
really
good
guidance
by
officers.
V
So
our
corner
to
the
to
the
West
is
for
the
student
accommodation
and
that's
kind
of
highlighted
on
the
upper
floors
by
further
detail
in
the
sarans,
and
we've
emphasized
that
corner.
Once
again,
we
feel
that
the
likelihood
is
that
there'll
be
a
strong
retail
entrance
to
the
Eastern
corner,
which,
which
kind
of
provides
that
balance.
What
we
didn't
want
to
do
is
kind
of
introduce
patterning
and
changes
in
material
which
weren't
justified
by
function
and
we're
more
about
addressing
the
building.
V
I.
Think
the
the
expanse
of
that
elevation
is
also
dealt
with.
The
fact
that
the
windows
are
grouped
in
kind
of
bays
and
twos
of
three
twos
and
threes
to
establish
a
rhythm
that
looks
comfortable
and
and
in
keeping
with
the
with
the
scale,
and
then
the
additional
detailing
that
we've
introduced
is
very
much
kept
to
the
two-story
base.
V
So
you'll
see
that
there's
a
contrasting
pale
brickwork
lining
around
the
around
the
entrance,
so
that
that
that
appraisal
was
very
much
done.
We
went
through
a
number
of
design
iterations
with
it.
You
know
the
process
worked
really
really
well.
V
The
other
point
regarding
biodiversity
and
Greening
of
those
roots,
I
think
is,
is
an
important
one.
I
think.
Ideally,
we
would
have
been
showing
you
more
developed
landscape
layout
today,
I'm
sure
that
will
include
a
number
of
ways
of
introducing
that
green
to
those
spaces,
because
we
do
have
the
opportunity.
V
Whilst
we
know
their
brief
is
to
maintain
ensure
maintenance
of
the
buildings
can
happen
and
that
we
can
use
the
route
on
the
the
most
southern
end
of
the
site
as
a
fire
tender
route,
we
will
have
opportunity
for
planters
for
seating
for
a
diverse
Street
Scene,
and
it's
to
the
benefits
of
the
development
that
you
encourage
people
to
dwell,
as
you
said,
rather
than
just
purely
transition.
V
I
think
the
other
thing
to
note
there
as
well
is
they
are
wider
than
the
arcades
that
precede
them
so
The
Pedestrian
experience
will
be
that
they'll
come
out
of
those
arcades
that
are
those
compact
spaces
and
are
just
about
providing
a
clear
route
to
something
that
is.
We
intend
to
be
a
destination,
a
positive
place
to
land.
B
Thank
you,
chair,
I,
can
also
Echo
from
Council.
Carlyle
I
also
welcome
this
development.
It's
going
to
be
Lively
and
high
quality
development.
Once
it's
been
completed
from
the
visit
of
this
morning
site
visit
when
we
looked
around
at
the
moment,
it's
too
much
bricky,
that's
my
opinion.
It's
you
know
it's
red,
brick
and
I
think
it
needs
to
be
broken
up
with
stones,
and
we
were
looking
on
other
surrounding
buildings
on
Hedgerow.
There
are
some
buildings
with
stone
and
red
brick
and
I.
B
Think
at
the
moment
it's
just
a
bland
red
brick
and
we
want
to
get
away
from
Red
Brick
buildings
all
in
Leeds,
actually
so
because
it
needs
to
be
high
quality
building
and
it
needs
to
be
Lively
and
new
building
there.
The
other
concern
I
had
was
the
connectivity
on
King
Charles
Street
when
we
walked
down
like
at
the
bottom,
where
the
car
park
is
the
access
from
so
Albin
Street
to
King
Charles
Street,
it
wasn't.
It
was
really
not
safe
for
people
to
walk
in
the
evening.
B
Special
students
I
think
it
needs
to
be
landscaped.
It
needs
to
be
more
brighter
around
there
and
also
can
you
go
through
the
services
for
this
site,
because
at
the
moment
the
services
are
done
under
the
from
the
car
park.
So
therefore,
will
it
be
same
Services
location
or
will
you
be
changed
in
different
locations.
V
V
There
is
an
overarching
theme
that
we
keep
a
sense
of
cohesion
between
the
three
buildings.
So
what
we
don't?
What
we
didn't
want
to
do
from
the
outset
and
I
think
there
was
a
a
common
goal
between
us
and
the,
and
the
officers
was
not
to
have
a
distinctly
different
hedrow
building
to
the
other
two
buildings
that
that
sit
with
it.
V
I
take
your
point
about
some
accentuation
in
stone
and
actually
the
base
of
the
building
you'll
see
that
the
first
few
courses
of
each
plaster
is
is
dealt
with
in
the
contrasting
pale
material
as
well,
but
I
think
we.
We
welcome
your
comments
and
we'll
we
take
that
away
prior
to
prior
to
submission
of
the
full
planning
application.
W
Yeah
I'll
pick
those
two
up:
some
Oliver
Corbett
planner
at
DPP,
so
on
the
the
three
route
to
Albion
Street.
We've
we've
spoke
about
that
with
officers
at
City,
Center
management
and
it's
sort
of
a
dingy
underpass
at
the
minute.
So
we
we're
happy
to
commit
to
some
improvements
there
as
part
of
the
section
106
with
officers,
so
we'll
we'll
discuss
what
we
can
do
there
and
we
are
looking
at.
As
we
said,
The
Wider
Landscaping
picture
places
like
landslane
resurfacing,
works
there
as
well
on
the
servicing
Point.
W
W
Block
C
is
then
going
to
be
serviced
via
the
the
southernmost
access
through
route,
which
is
the
fire
tender
route
as
well,
but
yeah
there
isn't
a
basement
as
there
is
in
the
core
it's
going
to
be
servicing
from
the
street,
but
there
is
servicing
paths
through
the
buildings
to
get
to
the
retail
units
on
the
landslane
and
header
of
frontages.
H
Thank
you,
chair
right,
I've
got
a
lot
right,
so
I
think
I.
Think,
first
of
all,
with
the
with
the
amount
of
people
that
are
going
to
be
living
in
this
in
this
block,
I'm
just
wondering
have
you
have
you
given
any
thoughts
to
health
infrastructure
for
these
people
like
what
the
nearest
GP
is
alike?
H
Have
you
have
you
got
any
ideas
as
to
like
whether
whether
the
light
is
able
to
to
deal
with
the
increased
demand
there
for
Access
for
takeaway
and
online
shopping
delivery,
I'm
just
wondering
about
how
how
deliveries
all
be
dealt
with
during
the
day
when
it's
supposed
to
be
a
pedestrianized
area
like
how?
How
will
that
potential
conflict
be
resolved
there,
because,
with
the
with
the
density
of
the
development,
it's
potentially
going
to
have
quite
a
lot
of
you
know:
takeaway
delivery
and
online
shopping
deliveries.
H
H
H
H
H
So
I
was
wondering
if
it'd
be
possible,
to
include
some
just
regular
residential
development.
So
it's
a
mixed
use
rather
than
being
monocultural
monocle
monocultural.
W
Yeah
I'll,
try
and
I'll
try
and
cover
the
ones
I've
got
written
down.
I
think
that's
everything
in
terms
of
health
infrastructure,
that's
something
we
could
take
away
and
and
make
sure
that
that's
that's
appropriate
in
terms
of
the
deliveries,
takeaways
and
online
shopping.
W
W
Fusion
are
going
to
have
a
24
7
manned
front
desk
on
the
single
access
point,
so
all
deliveries
will
be
dropped
off
at
the
main
entrance
held
for
residents
to
either
be
distributed
up
through
the
building
or
they'll,
come
down
and
collect
it
themselves.
But
the
idea
is
to
limit
the
amount
of
time
that
those
vehicles
are
waiting
and
they'll
not
be
accessing
landslane
and
Albion
Street
outside
of
the
pedestrianized
hours.
So
I've
been
talking
to
offices
about
the
security
and
The
Ring
Of
Steel
bollards
that
prevent
deliveries
during
those
hours.
W
So
we're
going
to
be
working
to
include
those
on
the
side
streets
to
prevent
Vehicles
going
through
those
pedestrian
areas
in
terms
of
the
integration
with
the
wider
community
and
community
room.
I
think
it's
something
with
the
retail
at
ground
floor
with
conscious
of
try
not
to
lose
too
much
retail
from
the
core
we.
We
know
it's
currently
not
a
high
occupancy,
but
the
important
Frontage
is
on
Hedgerow
and
landslane
need
to
be
kept
in
a
retail
use.
W
There
is
some
opportunity
for
on
the
side
streets
where
the
the
frontage
of
retail
isn't
quite
as
important
to
have
alternative
use.
It
might
be
something
we
take
away
on
the
amount
of
pbsa
I
think
it
might
be
something
that
officers
come
back
on,
but
we're
still
seeing
the
need
in
the
city
center
of
really
high
for
student
accommodation,
and
it
does
bring
that
benefit
of
freeing
up
private
accommodation
in
headingley
and
Woodhouse
outside
the
city
center
back
into
the
regular
market
in
terms
of
including
a
mix
I,
don't
know.
X
X
In
terms
of
what
students
are
looking
for,
18
to
21
vulnerable
age,
they
wouldn't
want
to
be
mixing
in
the
immunity
with
a
regular
residential
age
of
of
of
user.
So
that
would
lead
us
to
have
to
segregate
the
scheme
into
into
different
use
classes
with
different
receptions.
Access
Etc,
which
we
we
don't
find,
is
particularly
compatible.
X
The
numbers
that
we've
got
on
the
scheme,
as
it
is,
allow
us
to
provide
really
extensive
and
considered
immunity
with
a
single
sort
of
Staffing
group
of
people
with
extra
security
staff
at
night,
Etc
Community
members
of
Staff
who
focus
on
events
and
well-being,
and
things
like
that.
So
that's
why
we
propose
an
all
pbsa
scheme.
H
Yeah
I
think
I'll
just
come
back
on
the
the
access
for
deliveries.
I,
don't
know
how
it's
going
to
work.
If,
if
Amazon,
for
example,
I'm
sure
rather
delivery
services
are
available,
they
they
just
get
given
like
a
route.
So
what
happens
when
that
delivery
driver
isn't
able
to
access
to
drop
off
like
what?
What
will
they
just
have
to
go
back
and
then
it
comes
back
again
like
or
will
there
be
parking
up
and
maybe
getting
tickets?
You
know
what
I
mean
my.
W
I
think
in
in
terms
of
King
Charles
Street
itself
that
there
isn't
currently
any
any
use
sort
of
down
there.
Apart
from
the
spec
servers
right
at
the
bottom,
so
he's
quite
quietly
trafficked
anyway,
and
it's
it's
going
to
be
the
servicing
entrances
for
our
building.
So,
although
it's
a
more
active
Frontage
and
we're
opening
it
up,
it's
not
going
to
be
heavily
trafficked
so
we'd
anticipate
that
all
delivery
vehicles
could
use
King,
Charles,
Street,
I,
think
there's
three
or
four
loading
Bears
going
to
be
provided.
W
So
that
should
be
more
than
sufficient
to
to
cover
personal
deliveries.
A
Any
further
questions
from
members
and
I
say
following
up
from
councilor
Khan's
observation,
that
there
is
an
awful
lot
of
red
brick
in
this
and
if
you
look
across
the
Royal
at
Dortmund
Square,
which
is
a
square
there's
lots
of
interesting
architectural
features
like
portal
installed
and
it
breaks
it
up
an
awful
lot
and
in
some
ways
the
end
that's
near
is
to
King
Charles
Street
frame,
stat
square
and
I
I.
Don't
think
you're
doing
Justice
to
the
square.
A
I
do
think
that
we
we
certainly
need
a
lot
of
string
courses
and
possibly
good
quality,
Stone
Portland
stone
or
something
very
similar
along
there.
I'm
not
against
red
brick
and
I,
see
that
there's.
Excuse
me
quite
a
bit
of
detailing
there,
which
doesn't
show
up
on
the
photograph.
A
But
I
know
you
quote
the
history
of
leads
and
leads
to
Red
Bridge
City,
the
city,
the
city
with
the
queen
and
front
one
member
used
to
say
in
my
time
in
the
early
90s,
Anna,
Marianne,
rear
and
I
think
that
the
the
current
1986
schofields
extension
reflects
that
very
well,
particularly
along
King,
Charles
Street
I'm
glad
you
talked
about
active
frontages.
A
We
should
be
in
proven
to
call
or
you
should
be
improving
the
quality
more
and
maybe
take
a
little
step
back
from
Red
big
I
come
on
the
planning
committee
in
the
late
80s
and
90s,
and
whatever
you
got
was
red
brick
in
Leeds,
the
Red
Brick
City,
and
at
the
end
of
the
day
we
had
a
chair
at
the
time.
I
won't
name
him,
but
he
was
adamant
that
you
could
build
anything
Elite
as
long
as
red
brick
and
members
like
myself,
you
don't
remember
them.
A
You
went
on
anyway,
yeah,
you
know
who
I
am
but
I
mean
we
won't
mention
them.
We
pointed
out
some
younger
members
at
the
time
myself
and
a
man
who's
now
on
mp
for
this
region
that
there
are,
there
was
other
materials
and
there
are
other
quality
materials
and
I
do
feel
that
you
want
this
to
be
prestigious
and
very
successful
Center,
which
we
all
do
around
this
table.
We
really
really
do
but
to
emulate
something
like
that
in
my
book.
Is
it's
not
still
justice
as
Architects
aren't
you?
A
You
can
do
a
lot
better
than
this
and
please
you
know
it's
it's
a
mission,
Miss
annulment,
really!
Isn't
it
King
Charles
Street,
it's
not
a
street.
Is
there
it's
a
a
back
alley
where
people
forgotten
about
there's
a
Specsavers
down
there
and
nobody
ever
goes
into
it.
You
know
I
mean
that
should
be
enough
to
tell
you
how
much
it's
used
fully
support,
what
you're
doing
absolutely
happy
to
support
him,
but
I
do
think
in
material
terms.
You
can
do
an
awful
lot
better
than
that
and
I'm.
A
Sorry,
if
my
comments
are
not
acceptable
but
don't
forget,
I've
lived
and
granted
planning
permission
through
the
Lee's
red
brick
period.
And
I
have
my
theme:
opinions
on
it.
I
think
we
moved
away
from
that
and
I
hope
we're
not
moving
back
in
a
a
in
a
big
way
but
I'll
leave
it
there
and
I
look
forward
to
when
we
when
it
comes
back
to
panel,
to
see
some
improvements.
E
E
I
I
would
like
to
accentuate
the
points
that
have
been
made
about
the
thinking
again
about
the
Green
Space,
in
that
particular
position
in
town
I.
Do
think
it's
very
important
that
it
makes
a
green
statement
somehow
or
other,
and
there
are
lots
of
ways
that
you
can
make
green
complement
a
city
center
with
a
Parks
feel.
E
Perhaps
I
do
I'd
love
to
see
some
more
than
you've
done
when
you
come
back
and
the
second
point
is
I'd,
like
a
feel
of
what
it's
going
to
be
like
sitting
in
one
of
those
Courtyards
or
standing
and
chatting
in
one
of
those
Courtyards
in
terms
of
the
quality
of
light,
the
sunshine
and
the
the
general
feel
of
how
it's
going
to
be
out
there,
because
these
don't
have
balconies
I,
often
mention
balconies
I,
think
I,
understand
why
it
doesn't
have
balconies.
E
I
can
accept
that
and
you
are
trying
to
provide
a
green
outdoor
amenity,
not
a
private
one,
of
course,
and
if
people
are
living
there
for
a
number
of
years
that
that
can
be
difficult
as
well.
So
I
would
encourage
you
to
think
about
how
to
make
the
most
of
the
Green
Space,
and
you
know
enough
of
it
for
people
to
properly
populate
it
and
enjoy
it.
A
H
I
just
like
to
just
disagree,
but
very
respectfully
about
the
the
Brick,
because
I
can
I
I
can
see
the
logic
in
you
know
it
was
a
red
brick
Hall
was
it
16,
16
and
like
I
can
see.
I
can
see
why
the
the
developers
have
chosen
red
brick.
I
can't
see
that,
but
I
am
supportive
of
perhaps
like
breaking
it
up
a
little
bit
at
ground
level.
A
Further
comments:
can
we
then
go
to
page
112,
please
and
there's
a
number
of
questions
for
members
to
address
7.6.2.
A
Do
members
support
the
principle
of
the
development
I
think
that's
a
yes
big!
Yes,
do
members
support
the
proposed
scale
and
form
of
development
subject
to
the
outcome
of
wind
testing
at
application
stage?
That
has
to
be
a
yes
isn't
it
do
members
support
the
proposed
approach
to
immunity
and
space
standards
within
the
development.
A
H
Sorry
yeah
I
can
I
can
see
that
there's
potentially
going
to
be
some
issues.
Potentially
so
I'd
like
to
see
a
little
bit
more
thought
around.
It.