Leeds Site Allocations Plan Leeds Local Plan Supplementary update on site capacities 30 th June 2017 Page 1 of 10
Introduction 1. The Inspector s initial comments and questions raise an issue with housing densities under question 13. The Inspector states In many cases the capacity of allocated sites falls short of the expected housing density established as appropriate in the CS. Are the lower densities justified? (When responding could the Council highlight those sites with lower densities that are proposed to be removed from the Green Belt?) 2. The Council s response to the initial comments and questions was sent on 26 th June and noted in paragraph 13(vii) that Additionally, the Council is in the process of preparing a table which lists all sites which are more than 10% under the standardised formula and reasons for this. This will be sent by Friday 30 th June. Assessment Checking 3. Officers have re-considered all capacity differences between those in the Plan and those generated by the Council s density multiplier (referred to in paragraph 13(iii) of the Council s response to the Inspector s initial comments and questions). 4. The Plan notes in paragraph 2.42 that The capacities can only be an indication of what could be achieved on a site when a detailed planning application is submitted, this may be higher or lower, depending on the specific details of the application. 5. There are two key reasons as to why the capacities in the Plan differ from the density multiplier: detailed planning consideration e.g. pre-application discussions, previous planning applications, masterplanning and/or briefs reflections of site requirements which affect boundary treatments, buffers, flood risk or access requirements which are likely to impact upon capacities 6. The table below gives details of the number of housing allocations in each Housing Market Characteristic Area (HMCA), as well as the number of mixed use allocations which propose part of that mix for housing (for information only, see below). 7. The number of housing allocations where the site capacity given differs from the density multiplier by + or 10% is provided and these sites are listed, with the reason as to why they are above or below the density multiplier. Allocations which are wholly or partly within existing Green Belt are highlighted in grey. Where a percentage of a site lies within existing Green Belt this is indicated in the address column. Mixed-Use Sites 8. There are a number of mixed use sites in the Plan which are envisaged to bring forward both housing and employment uses. These have not been included in the capacity checking. In making mixed use allocations the Council has been mindful of the advice in paragraph 157 of the National Planning Policy Framework that Local Plans should [inter alia] allocate sites to promote development and flexible Page 2 of 10
use of land, bringing forward new land where necessary, and provide detail on form, scale, access and quantum of development where appropriate. 9. For mixed-use sites the Council has considered has taken as a starting point an assumption that each mixed use site will be delivered as half housing and half other appropriate uses. On individual sites the figures can therefore only be taken as broad estimates of the site capacity as types and densities of acceptable development can vary considerably, as upper floors or stand-alone apartment blocks are used as residential for example. Where information exists to warrant higher housing capacities on mixed-use sites this has been taken into account. However, taken collectively as a group of sites the Mixed Use (MX) sites are broadly in line with the type of development that would be expected to come forward in such locations and this is considered by the Council to be a practical and pragmatic approach. 10. Moreover this provides a balanced but flexible approach in line with NPPF paragraph 157. The Council consider that making single use allocations for housing and other uses in the City Centre, Town Centres and other areas which lend themselves to a wider range of flexible opportunities would be too inflexible in view of the range of uses supported by Core Strategy policies and the dynamic nature of the market/economy. Page 3 of 10
AIREBOROUGH No. of new housing allocations = 13 No. of housing allocations where capacity is 10% or more under standard density multiplier for capacity = 6 HG2-1 New Birks Farm, Ings Lane, Guiseley 160 284-124 is changed from 285 to 160 based on new flood risk assessment information HG2-5 Land at Coach Road, Guiseley 83 109-26 lowered due to site requirements, including for school provision HG2-6 Silverdale Avenue (land at), Guiseley 32 71-39 Allotment site. Site requirement to retain half the site in allotment or green space use. HG2-7 HG2-11 Swaine Hill Terrace - former Brookfield Nursing Home, Yeadon Larkfield Drive (off) - Ivy House (adjacent), Rawdon 7 15-8 Existing property on site to be converted, so standard formula based on area not applicable 6 16-10 lowered due to site requirements, including access HG2-12 Woodlands Drive, Rawdon 25 30-5 lowered due to site requirements CITY CENTRE No. of new housing allocations = 9 No. of mixed use allocations = 16 No. of housing allocations where capacity is 10% or more under standard density multiplier = 3 No. of housing allocations where capacity is 10% or more above standard density multiplier = 1 HG2-188 Great George Street (57) 7 5 2 changed from 5 to 7. Based on SHLAA assessment for conversion of space above a shop HG2-194 Silver Street/ Midland Mills North 86 95-9 lowered to reflect site requirements, notably listed building HG2-208 Globe Quay, Globe Road, Holbeck 4 37-33 based on conversion of upper floors of a listed building HG2-209 The Faversham, Springfield Mount 30 113-83 lowered to reflect site requirements for listed buildings and conservation area Page 4 of 10
EAST No. of new housing allocations = 8 No. of mixed use allocations = 1 No. of housing allocations where capacity is 10% or more under standard density multiplier = 4 HG2-119 Red Hall Offices & Playing Field LS17 (14% Green Belt, Green Belt part of site not to be developed) 50 365-315 The site will be subject to a detailed planning brief. lowered as the East Leeds Orbital Route will run through the northern part of the site and site requirements for green space, listed buildings and ecology. HG2-120 HG2-123 HG2-210 Manston Lane - former Vickers Tank Factory Site, Cross Gates Colton Road East, Colton (57% lies in Green Belt) St Gregory's Primary School, Stanks Gardens, Swarcliffe 450 645-195 based on pending application for mixed use, including 450 units in 2014 14 17-3 is in error. Council propose a modification to amend capacity to 17. 33 66-33 lowered to reflect site requirement for half site to be green space INNER No. of new housing allocations = 33 No. of mixed use allocations = 7 No. of housing allocations where capacity is 10% or more under standard density multiplier = 10 No. of housing allocations where capacity is 10% or more over standard density multiplier = 7 HG2-85 Beckhill Approach, Miles Hill Primary School, Meanwood 79 68 11 Part of LCC Housing Investment Land Strategy Scheme. HG2-86 Beckhill Grove - former Hill Top Public House, Meanwood 14 18-4 based on planning brief which considers local reconfiguration of green space HG2-90 Barncroft Close, Seacroft 27 24 3 based on previous regeneration initiatives HG2-92 Askets and Boggarts (D), Seacroft 88 132-44 lowered to allow retention of green space. Site should have a green space site requirement - to be added as a preexamination modification HG2-93 Brooklands Avenue 26 30-4 lowered due to extent of tree cover on site HG2-95 South Parkway and Brooklands, Seacroft 68 57 11 Part of LCC Housing Investment Land Strategy Scheme. HG2-96 South Parkway and Brooklands, Seacroft 65 56 9 Part of LCC Housing Investment Land Strategy Scheme. HG2-98 Hawkshead Crescent 25 28-3 lowered to reflect shape of site Page 5 of 10
HG2-99 Buslingthorpe Tannery/Hill Top Works Sheepscar 189 157 32 Previous planning interest for increased capacity on site HG2-106 Kendall Drive, Halton Moor 15 18-3 Part of LCC Housing Investment Land Strategy Scheme. HG2-116 Winrose Drive, Middleton 13 15-2 lowered to reflect site requirements HG2-201 York Road (land south of), East of Pontefract lane, Richmond Hill LS9 121 270-149 lowered due to site requirements, including for school expansion and retention of green space HG2-211 Burley Liberal Club, Burley Road/Willow Road 50 33 17 higher than standard formula in accordance with Asset Management proposals HG2-212 Seacroft Crescent, Seacroft 50 56-6 lower than standard formula in accordance with Asset Management proposals HG2-213 Bishops Way, LS14 62 112-50 lower than standard formula in accordance with Asset Management proposals which take account of the Wyke Beck Green Corridor reducing the overall developable area HG2-214 York Road/ South Parkway, Seacroft 30 44-14 lower than standard formula in accordance with Asset Management proposals HG2-215 The Halton Moor PH, Halton Moor 30 26 4 higher than standard formula in accordance with Asset Management proposals NORTH No. of new housing allocations = 24 No. of mixed use allocations = 1 No. of housing allocations where capacity is 10% or more under standard density multiplier = 9. No. of housing allocations where capacity is 10% or more above standard density multiplier = 1 HG2-34 Farrar Lane, Adel 16 31-15 lowered as area to be retained for parking spaces to serve the town centre and adjoining green space as detailed in site requirements. HG2-36 Alwoodley Lane, Alwoodley 285 352-67 lowered due to site requirements, including for school provision HG2-37 Brownberrie Lane 12 30-18 lowered to retain existing access to adjacent site Page 6 of 10
HG2-38 Dunstarn Lane (land south), Adel 68 59 9 calculated in error. Council propose a modification to plan to amend to 59. HG2-40 High Moor Court (land at rear), High Moor Avenue, Moor Allerton 20 33-13 lowered as site requirement for half the site to remain as green space. HG2-41 South of A65 from Horsforth & Rawdon RA to crematorium 777 1101-324 Boundary extended as a pre-submission change but capacity not altered to allow for comprehensive development brief for the site as detailed in the site requirements, to reflect Historic England and other concerns (detailed in the site requirements) and the need for school provision HG2-46 Horsforth (former waste water treatment 53 83-30 based on brownfield developable area. work) HG2-49 Off Weetwood Avenue, Headingley, Leeds 30 104-74 lowered to reflect site requirements, notably concerns from Historic England. HG2-51 Carr Manor, Meanwood LS6 15 128-113 Existing property on site to be converted, so standard formula based on area not applicable HG2-217 Land at former Eastmoor Regional Secure Unit, Adel, Leeds 27 54-27 reflects planning brief for site HG2-217 and HG1-60 combined. OUTER NORTH EAST No. of new housing allocations = 9 No. of mixed use allocations = 1 No. of housing allocations where capacity is 10% or more under standard density multiplier = 3 No. of housing allocations where capacity is 10% or more over standard density multiplier = 1 HG2-20 Mercure Hotel, Wetherby Road, Wetherby 86 72 14 change following integration of HG2-224 into HG2-20. HG2-22 Church Street, Boston Spa 36 61-25 lowered in accordance with conservation area site requirement to restrict built development in southern part of site. HG2-26 Wetherby Road - Scarcroft Lodge, Scarcroft (to remain in Green Belt) 100 130-30 lowered to reflect site requirements, that only the developed parts of the site can be built on. Page 7 of 10
HG2-226 Land to the east of Wetherby 1100 1455-355 lowered to reflect site requirements, including the need for school provision and avoidance of areas subject to flood risk. OUTER NORTH WEST No. of new housing allocations = 5 No. of mixed use allocations = 2 No. of housing allocations where capacity is 10% or more under standard density multiplier = 3 HG2-16 HG2-17 Creskeld Lane, Bramhope - land to rear of no. 45 (58% lies within Green Belt) Breary Lane East, Bramhope (20% lies within Green Belt) 23 40-17 lowered due to access requirements (involving removal of existing property) and to reflect site requirements for ecology and conservation area. 376 435-59 lowered to reflect site requirements, including the need for school provision and Historic England's concerns. HG2-18 Church Lane, Adel 87 386-299 lowered to reflect site requirements, including the need for school provision and Historic England's concerns, notably that no built development should take place on fields to the east of the beck. OUTER SOUTH No. of new housing allocations = 14 No. of mixed use allocations = 1 No. of housing allocations where capacity is 10% or more under standard density multiplier = 3 HG2-177 HG2-180 Alma Villas (site at), Woodlesford (12% Green Belt) Land between Fleet Lane & Methley Lane Oulton 12 26-14 lowered to reflect site requirements, including flood risk and existing properties on site. 322 390-68 lowered to reflect site requirements, including the need for school provision and flood risk concerns HG2-186 Main Street, Hunts Farm, Methley (19% Green Belt) 25 31-6 lowered to reflect site requirements, including flood risk Page 8 of 10
OUTER SOUTH EAST No. of new housing allocations = 13 No. of housing allocations where capacity is 10% or more under standard density multiplier = 3 No. of housing allocations where capacity is 10% or more above standard density multiplier = 1 HG2-124 Stourton Grange Farm South, Selby Road - Ridge Road, Garforth 2314 3867-1553 lowered to reflect site requirements, including need for comprehensive development brief to incorporate community park, schools, local centre HG2-125 Pit Lane (land to south of), Micklefield 79 97-18 lowered to reflect site requirement for retention or replacement of allotments HG2-128 Selby Road/Leeds Road, Kippax 40 46-6 lowered to reflect ecology site requirement HG2-129 Ash Tree Primary School, Kippax 22 20 2 Being marketed by Asset Management with a capacity of 22. OUTER SOUTH WEST No. of new housing allocations = 34 No. of housing allocations where capacity is 10% or more under standard density multiplier = 4 No. of housing allocations where capacity is 10% or more above standard density multiplier = 3 HG2-140 Dewsbury Road, Leeds, LS11 7DF 60 67-7 lowered to reflect site requirement for the possibility of town centre uses on the southern tip of the site HG2-142 Whitehall Road (off), Drighlington BD11 1BX 49 43 6 reflects previous planning application submissions HG2-150 Churwell (land to the east of) LS27 205 274-69 lowered to reflect site requirements including the need for school provision and retention of allotments HG2-153 Albert Drive Morley (40% lies within Green 121 139-18 lowered to reflect site requirements Belt) HG2-156 Rod Mills Lane, High Street, Morley 15 66-51 lowered to reflect site requirements, notably listed building site requirement for conversion of building, hence standard formula not applicable. HG2-158 Tingley Mills, Tingley Common, Morley 100 36 64 increased to reflect presumption for conversion of mill buildings and site requirements HG2-172 Fall Lane - East Ardsley PS 25 21 4 Site now superseded by permission encompassing HG2-172 and adjacent site HG1-389. Council propose main modification to delete HG2-172 and merge into HG1-389. Page 9 of 10
OUTER WEST No. of new housing allocations = 31 No. of mixed use allocations = 1 No. of housing allocations where capacity is 10% or more under standard density multiplier = 10. No. of housing allocations where capacity is 10% or more above standard density multiplier = 2 HG2-54 Upper Carr Lane (land off), Calverley 18 25-7 lowered as a result of ongoing discussions with Council s Housing Growth Team as part of Private Sector Housing Acceleration Scheme HG2-58 Airedale Mills, Rodley 5 69-64 reduced from 69 to 5 as a result of Highways advice - the only access to the site is over a small swing bridge which cannot be upgraded. No. of units reflects guidance on acceptable development off a non-adopted highway. HG2-61 Raynville Road/Raynville Crescent, Bramley (East) 15 17-2 reflects planning brief for site HG2-66 Hill Foot Farm, Pudsey 60 80-20 reduced following pre-application discussions and pylon constraint HG2-68 Waterloo Road (land at), Pudsey LS28 28 35-7 change from 35 to 28 following representations made at Publication Draft consultation. Steep slope to south of site reduces the net developable area. HG2-72 Land off Tyersal Court, Tyersal 40 65-25 lowered to reflect site requirements, for school expansion and Historic England's concerns. HG2-73 Harper Gate Farm, Tyersal Lane 283 253 30 based on planning application for 283 HG2-75 Musgrave House Crawshaw Road, Pudsey 14 16-2 Part of LCC Housing Investment Land Strategy HG2-76 Hough Side Road Pudsey 200 171 29 change to reflect merging of sites HG2-82 Wortley High School 40 199-159 lowered to reflect site requirements, notably retention of existing playing pitches detailed in a planning brief. HG2-204 Wood Nook, North of the B6155, Pudsey 60 161-101 lowered to reflect site requirements to allow for improvements to parking and access to New Pudsey train station HG2-205 Stonebridge Mills, Farnley 75 109-34 lowered to reflect site requirements, including ecology and listed buildings Page 10 of 10