POTENTIAL DEVELOPMENT SITES – ADEL & WHARFEDALE WARD

As you are no doubt aware Leeds City Council are going to be carrying out a consultation exercise to identify potential housing sites for development between now and 2028. Set out below is further information that you may be interested in.

I am really keen for you to take part in this consultation and would urge you to send your comments to the Council once the consultation opens. I would also be pleased if you would copy me into your comments and concerns.  The consultation period will last at least 8 weeks from the end of May. Further proposals are unlikely to emerge before late autumn. A public examination to consider all representations received will then take place prior to the plan being adopted. This will be sometime in 2014.

The various sites are either in green, amber or red. Green sites have in the Council’s view the greatest potential to be allocated for housing. Amber sites have potential but there may be issues that need to be resolved or are not in as favourable a location as green sites. Red sites are not considered suitable for allocation for housing. There is also further details on the housing characteristics areas and the various housing targets so that you can see how the maths all fit together. See below.

ADEL SITES 

Site Ref. Site Description Capacity Colour Coding Reason for Colour Coding
177 54 and 56 Broomfield, Adel 5 Green Permission has been granted for demolition of no. 54 Broomfield and replacement with two dwellings. Suitable in principle for residential development.
1033 Government Buildings, Otley Road, Adel 142 Green The site is an established residential area. Residential development acceptable in principle. The southern boundary is treed offering a substantial buffer to the open amenity space to the south.
1079 Long Causeway, Adel 86 Red Green Belt site. In conjunction with sites 1243 and 1246 development could be seen to effectively “round off” the settlement form. Highways concerns regarding accessibility and access.
2052 Tile Lane, Adel 451 Red Green Belt site. Development would be contained by residential development to the west and north (once the existing centre is redeveloped), and by woodland on the eastern boundary. However, no existing defensible boundary exists to the south. Highway concerns regarding poor accessibility and the narrow width of the estate road linking to the site.
1178A Land south of Dunstarn Lane, Adel 62 Green Green Belt site. The site has been split into 2. Site A is south of the main residential area of Adel, sloping towards the ring road. Development of the site could be considered to “round off” the existing built up area. Access would need to be through adjacent site 687 which is housing allocation on the existing UDP, without planning permission.
1178B Land south of Dunstarn Lane, Adel 280 Red Green Belt site. The site has been split into 2. Site B slopes more steeply to the ring road and provides a buffer between the road and the development and is more removed from the existing residential area.
1243 Former Rectory/Paddock, Back Church Lane, Adel 18 Red Green Belt site.  In conjunction with sites 1079 and 1246 development could be seen to effectively “round off” the settlement form. Highway concerns regarding accessibility and can only be accessed via site 1079.
1246 Former Rectory/Paddock, north of Memorial Rec. Ground, Back Church Lane, Adel 66 Red Green Belt site. In conjunction with sites 1079 and 1243 development could be seen to effectively “round off” the settlement form. Highway concerns regarding accessibility and can only be accessed via site 1079 which may limit housing numbers.
1299A Bodington Hall, Otley Road, Lawnswood 160 Green The site has outline planning permission (20th Sep 2012  – estimated 160 units) for residential development.
2130 Church Lane, Adel 186 Amber This is a PAS (Protected Area of Search) site and does not benefit from Green Belt protection. A limited amount of protected trees are positioned throughout the site, the majority to the west which surround existing buildings. These will need to be considered carefully at the design stage, a public right of way also crosses the site. New development is being constructed immediately to the south. Development would require suitable access into the site, which is constrained by existing properties within the site boundary and concerns over additional traffic on Church Lane and Adel Lane.

HOLT PARK SITES 

Site Ref. Site Description Capacity Colour Coding Reason for Colour Coding
3010 Holt Park Leisure Centre, Holt Road 85 Green The site is part of the Holt Park design brief and has been identified as having potential for residential development.
4000 Ralph Thoresby site F, Holt Park 15 Amber Site is designated as greenspace (N1) on the existing UDP. Loss of greenspace would need to be considered through the greenspace review. No existing facilities or features on the site. Could have some potential for residential development. Adjacent to a school and residential area.

 COOKRIDGE SITES 

Site Ref. Site Description Capacity Colour Code Reason for Colour Coding
1151 Cookridge Lane, Cookridge 50 Red Green Belt site adjoining the main urban area bordered by residential development to the east and a cricket pitch to the south, so relates relatively well to the existing settlement. However, there is no existing defensible boundary to the west, which could set a precedent for further sprawl.
1199 Land off Moseley Wood Gardens, Cookridge 173 Green Protected Area of Search (PAS) site on existing UDP, so not within the Green Belt.
3044 Cookridge Hall Golf Club 274 Red Green Belt site. The site is not well related to the existing settlement form and development would represent a significant incursion into the Green Belt which could set a precedent for further unrestricted sprawl.
3360 Cookridge Hall 1550 Red Green Belt site. The site is not well related to the existing settlement form and development would represent a significant incursion into the Green Belt which could set a precedent for further unrestricted sprawl. Highway concerns regarding access and accessibility.

 BRAMHOPE SITES 

Site Ref. Site Description Capacity Colour Coding Reason for Colour Coding
1002 Land to rear of 45 Creskeld Lane, Bramhope 23 Amber Part of the site is within the Green Belt. Redevelopment of the site would require demolition of one property. Development of the site would effectively “round off” the settlement.
1080 Breary Lane East, Bramhope 200 Amber Protection Area of Search (PAS) site on UDP. Potential for development on part of site for 200 dwellings with single access from A660, or all site (434 dwellings) if combined with adjacent site 3367A due to access issues.
1181A Land at The Sycamores, Bramhope 31 Red Green Belt site. Development of Site A could create a rounding off of the settlement but Highways access inadequate. The Sycamores carriageway is too narrow to support two way passing and there are no footways, there is no prospect of improving the road within the highway boundary. Poor accessibility.
1181B Land at The Sycamores, Bramhope 137 Red Green Belt site. Development of Site B could set a precedent for urban sprawl to the south of Bramhope. Highways access inadequate. . The Sycamores carriageway is too narrow to support two way passing and there are no footways, there is no prospect of improving the road within the highway boundary to the east of the site to the A660. Poor accessibility.
1204 Land at Old Manor Farm, off Old Lane, Bramhope 285 Red Green Belt site. Site contained by boundary of beck thereby limiting potential sprawl. However, Highways concerns as access is off private road. Within flood zone 3a (high risk).
3367A Leeds Road, Bramhope site A 234 Amber Green Belt site. Development of the site would provide an extension to the adjoining PAS site 1080 and assist access into this adjacent site. By itself, the site is an isolated site, but with the adjacent PAS site it could effectively “round off” the settlement. If furthered the site should be viewed as a single allocation with 1080 for the purposes of access requirements – one access to the A660, shared with site 1080, would restrict the combined capacity of the sites to 200 units. Two access points would allow a total access capacity of 434.
3367B Leeds Road, Bramhope site B 94 Red Green Belt site. The majority of the site is occupied by an extensive area of woodland so is not considered suitable for residential allocation. Could only be accessed via 3367A. Breary Lane unsuitable for access.
3400 Land at Green Acres, Moor Road, Bramhope 48 Amber Green Belt site. Development of the site could constitute rounding off the settlement to parallel the southern boundary of new development to the east of Moor Road. No highways concerns.
3434 Land at Green Acres, Moor Road, Bramhope 183 Red Green Belt site. Development of the site would constitute urban sprawl and is unrelated to the existing settlement , with no defensible Green Belt boundary. Highways concerns; poor accessibility, access difficult to achieve due to short frontage and dense trees.

 POOL SITES 

Site Ref. Site Location Capacity Colour Reason for Colour Coding
1095A Land at Old Pool Bank, Pool 46 Red Green Belt site. The site is separated from the existing settlement, so development would be isolated, being located to the north of the A659 Pool Road and is within flood risk zones 2 (medium risk), 3a (high risk) and 3b (functional flood plain).
1095B Land at Old Pool Bank, Pool 270 Amber Green Belt site. Potentially suitable for housing as extension to site 1369, however significant highway infrastructure would be required. Development of both sites 1369 and 1095B would significantly increase the size of Pool in Wharfedale. However, this site is essentially a large infill site between existing industry and the PAS site (1369)
1095C Land at Old Pool Bank, Pool 3 Amber Brownfield site, within the conservation area. Would be required for highways access if PAS site 1369 developed. The site is too small (under the 0.4ha threshold) to be allocated for housing in its own right.
1095D Land at Old Pool Bank, Pool 2 Amber Brownfield site, within the conservation area. Would be required for highways access if PAS site 1369 developed. The site is too small (under the 0.4ha threshold) to be allocated for housing in its own right.
1369 Land at Old Pool Bank, Pool 226 Amber Existing Protected Area of Search (PAS) site on UDP. Potentially suitable for housing however significant highway infrastructure requirements.

 At this stage, the Council has not yet issued detailed information on its consultation strategy but there will be consultation events across the city.

It is important that you make your views known in terms of either supporting or objecting to the proposals in respect of the green, amber and red sites i.e. you may have significant concerns about the green and amber sites, and in respect of the reds you will need to write in if you support the sites in red remaining as red, setting out your reasons or say why you feel they shouldn’t be red.

At this stage no firm decision has been made as to which sites will be developed, these are only the initial thoughts. They will be subject to challenge by residents, developers and land owners.

If you have any questions or queries on what you see and read I will do my best to clarify any issues you may have.

I have a number of concerns about the green and amber sites identified. I want to listen to your concerns as well and in this respect a series of public meetings have been arranged as follows:

Pool – Pool Village Hall on Wednesday 5th June at 7pm

Adel – at the Adel Memorial Club  on Thursday 6th June at 7pm

Holt Park Forum – Ralph Thoresby High School on Monday 10th June at 6pm

Cookridge – Cookridge Village Hall on Thursday 13th June at 7pm

My preference is for brownfield sites first, only after this is exhausted should green field and /or green belt sites be used. I also have concerns over the following issues: Phasing of land release; the use of green field land; use of green belt land; lack of local Infrastructure – no needs assessment has been carried out to date; lack of school places in the Education system; Highways issues including transport issues; potential effect of the quality of life issues; the need to secure council investment in the local area; no identifiable alternative sites to offer up instead; the types of housing that may be built; the effect on our green space and heritage; the lack of community facilities; what businesses are needed in a locality to support the level of housing and the need for local employment; the need for recreation space.

To put all of this in context in terms of the city wide position the Core Strategy has established a need to find land for 66,000 dwellings and set out below is a table showing how this 66,000 figure is allocated throughout the city, the Adel & Wharfedale Ward is included in 2 of the housing market characteristic areas, namely the “North Leeds Housing Market Characteristic Area” and the “Outer North West Housing Market Characteristic Area”  and the total number of housing units required in these two areas is 8000. This would be the number of houses needed to be built in that particular area, and includes land in Horsforth, Cookridge, Holt Park, Weetwood, Roundhay, Otley as well as Adel, Pool and Bramhope plus other areas across the north of the city. 

Housing Market Characteristic Area Housing Target Residual Requirement** Green Capacity Amber Capacity Green + Amber
Aireborough 2300 1548 806 1487 2293
City Centre 10,200 5248 3684 1995 5679
East Leeds 11,400 3040 1688 1445 3133
Inner Area 10,000 2059 2173 3950 6123
North Leeds 6000** 3035 911 2690 3601
Outer North East 5000 3933 2323 3525 5848
Outer North West 2000** 1017 270 1192 1462
Outer South 2600 2407 1211 2042 3253
Outer South East 4600 3534 1121 11,400 12,521
Outer South West 7200 5586 4154 5499 9653
Outer West 4700 2660 1655 1860 3515
TOTAL 66,000 34,067 19,996 37,085 57,081

 **The target of 8000 residential units does not mean that land for 8000 new units has to be allocated for housing. From the overall total, existing allocations (previous UDP housing allocations not developed) and planning permissions with units still remaining to be built as at 31/3/12 have been deducted.

For further details, or if you have any questions, concerns etc. about the process or what you should do if you want to make your concerns known please contact me either at the Civic Hall in writing or by phoning 0113 395 1731 or email me at barry.anderson@leeds.gov.uk