233 affordable homes at 10-81 Kirkstall Road, Leeds

What was proposed

The application sought changes to the approved outline scheme, including taller buildings, 233 additional homes, less car parking and more cycle spaces.

“Car and Cycle Parking • Reduction in car parking within the outline area, from 213 to 144 spaces. • Increase in cycle parking provision, with 183 additional long-stay and 44 additional short-stay spaces.”

“Up to 186 parking spaces are proposed across the site as a whole (42 within the detailed part of the site and up to 144 within the outline area). This comprises 136 standard spaces (24 within the detailed area and up to 112 within the outline), 48 accessible spaces (17 within the detailed area and up to 31 within the outline area) plus 2 car club spaces (1 in the detailed area and 1 in the outline area).”

Officer report

The site and surroundings

The 4.9-hectare former industrial site lies beside Kirkstall Road and the River Aire, within Flood Zone 3 and west of Leeds city centre.

“The site is located on Kirkstall Road, just to the west of Leeds City Centre.”

“The site is bound by Kirkstall Road to the north and by the River Aire to the south. The City Gate development is located to the east which includes a park adjacent to the south eastern corner of the site and a commercial unit whose service yard runs along the site’s eastern boundary. A further commercial unit is located to the north east. The western boundary adjoins a car showroom with a further development site known as the former Arla Food Depot located beyond.”

Officer report

Earlier permissions and progress

Earlier permissions approved large residential-led schemes, while remediation, infrastructure, drainage, flood works and a river bridge had progressed on site.

“The applicant, Latimer Developments Ltd (‘Latimer’), purchased the site in August 2020 and in September 2022 secured hybrid planning permission (21/08190/FU) for a residential led development comprising 1,437 homes, a student block and ancillary ground floor retail, commercial, leisure, health, cultural and community uses alongside extensive public realm.”

“As of today, remediation work has been completed, buildings and structures have been cleared, and permanent drainage systems, utilities, and the central spine road have been installed. The river wall has also been replaced, ecological mitigation measures for the River Aire have been implemented and, although not yet open, a new pedestrian/cycle bridge over the River Aire has been installed.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement covering access, management, highways, the bridge, travel, housing and other contributions.

“RECOMMENDATION: DEFER and DELEGATE application 25/03133/FU to the Chief Planning Officer for approval subject to planning conditions set out in Appendix 1 (and any amendment to these which they consider appropriate) and the completion of a Section 106 agreement to include the following obligations; a) Requirement for public access to and maintenance of all routes through the scheme and public spaces b) Set up of a management company to manage internal layout, carriageway,…”

Officer report

Main planning considerations

Officers considered the increased scale acceptable because the masterplan remained coherent, the tallest building marked the river crossing, and impacts could be mitigated.

“Relatively modest height increases across some blocks are not expected to significantly affect the townscape, as the overall building shape and profile remain consistent. However, increasing Building B5.B to 28 storeys introduces a prominent new feature into the skyline. This building is intended as a marker, framing the new river crossing and guiding pedestrians toward the bridge connecting Otter Island with surrounding neighbourhoods.”

“The revised development introduces an uplift in scale and massing, particularly through B5.B, but the overall masterplan remains legible and consistent with previously established principles. With regard to the objections raised in relation to the impact of Building B5.B, it is considered that the River Aire acts as a natural buffer, mitigating potential perceptions of enclosure and softening the visual impact on Otter Island.”

Officer report

Public views

Three representations were received, including two objections that the tallest building was too large and would overshadow north-facing homes.

“The application was publicised in the Yorkshire Evening Post on 27.06.2025 and by site notices on 17.06.2025. Three representations were received with two objecting to the proposal.”

“The objections include; - Building B5.B being ‘too big’; - Building B5.B overshadowing north facing apartments at Holts Crest Way (Otter Island).”

Officer report

Who spoke

There were no speakers, although the applicant’s representatives attended to answer questions if needed.

Members’ debate

Members supported more affordable homes but discussed density, the tallest building, wind mitigation and bringing future reserved matters back to the panel.

“Following this, Members provided their comments, which in summary included: • No Panel Members would wish to refuse the offer of more affordable units, but with this application it was acknowledged that it increased the density on the site. It was the view that in this case there was an opportunity to increase density.”

“Members also raised concerns that the height and density of the proposed scheme may cause wind impact issues. Therefore, they requested more information on wind mitigation. It was noted that the report had made mention of the use of wind baffles which could be incorporated into the landscaping.”

Minutes

The vote

The motion to follow the officer recommendation was moved, seconded and agreed unanimously.

“Upon voting, a motion was put forward to move the officer recommendations, as per the submitted report. This was moved and seconded, and it was unanimously RESOLVED – To defer and delegate to the Chief Planning Officer as per the officer’s recommendation set out in the submitted report.”

Minutes

The decision

The application was deferred and delegated to the Chief Planning Officer in accordance with the officer recommendation.

“The report of the Chief Planning Officer set out an application seeking a variation of Conditions 2 (approved plans), 54 (surface water drainage), 57 (carbon reduction), 64 (cycle hub), 65 (Flood Risk Assessment) to approved planning application 23/04412/FU for Scheme changes to the outline element of approved development proposals at land on Kirkstall Road, West of Leeds City Centre.”

“The report recommended to the Panel that the matter be deferred and delegated to the Chief Planning Officer as set out in the submitted report and appendix.”

Minutes

Approval requirements

Approval was subject to planning conditions and completion of a Section 106 agreement, with further determination delegated if the agreement was not completed within three months.

“In the circumstances where the Section 106 Agreement has not been completed within 3 months of the resolution to grant planning permission, the final determination of the application shall be delegated to the Chief Planning Officer.”

Officer report