217 social rented homes at 10-81 Kirkstall Road, Leeds

What was proposed

The application sought reserved matters approval for two residential buildings, commercial uses, public realm and 217 social rented apartments on Plot 7.

“This application seeks approval of reserved matters for Plot 7 only.”

“Plot 7 comprises two residential buildings (Block 6A to the west and Block 6B to the east), with heights of 12 to 14 storeys and a single-storey link building. As per the approved parameter plans the blocks are arranged perpendicular to Kirkstall Road with the link building running parallel. A courtyard garden is proposed between the two buildings, providing amenity space for residents.”

Officer report

The site and surroundings

Plot 7 occupies about 0.4 hectares in the north-west corner of the brownfield Dyecoats site beside Kirkstall Road.

“The site is bound by Kirkstall Road to the north and by the River Aire to the south, with a Nissan garage to the west and City Gate development to the east. Across Kirkstall Road to the north are a range of commercial uses, a fire station and a hotel. Purpose built student accommodation, extending to 14 storeys, is located to the rear of these uses.”

“Plot 7 is located in the north west corner of the Dyecoats site, fronting onto Kirkstall Road. It extends to approximately 0.4ha.”

Officer report

Planning history

The wider site has outline and hybrid permissions, including the 2023 approval varying conditions for amendments to the approved scheme.

“25/03133/FU: 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. Pending approval.”

“23/04412/FU: Variation of conditions 2 (approved plans) and 1 (full commencement), 6 (reserve matters submission), 7 (outline commencement), 54 (SuDs and Drainage Strategy Report), 57 (post construction review), 64 (cycle Hub) and 65 (flood mitigation) to previously approved hybrid planning application 21/08190/FU (description amended under non-material amendment 23/9/00118/MOD) for amendments and alterations to the approved scheme and to reword conditions 3 (infrastructure…”

Officer report

Consultation responses

Council services raised no objections, the Canal and River Trust made no comments, and other consultees reported no concerns or accepted the proposals.

“LCC Design – No objection LCC Highways – No objection LCC Climate Change – No objection LCC Landscape – No objection LCC Contaminated Land – No objection LCC Environmental Studies (Transport Strategy) – No objection LCC Flood Risk Management – No objection LCC Environmental Health Services (Pollution Control) – No objection Canal and River Trust – No comments Tobermory Wind Consultants – No concerns Yorkshire Water – No objection Health and Safety Executive – Content with…”

“Planning conditions attached to the hybrid planning permission are still applicable.”

Officer report

Public response

The application was publicised through a newspaper notice and site notice, and no representations were received.

“The application was publicised in the Yorkshire Evening Post on 19 th September 2025 and by site notice on 15 th October 2025. The publicity period ended 5 th…”

Officer report

Who spoke

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

Members’ discussion

Members discussed landscaping, informal play, the sub-station, drainage, flood risk, access and turning, while generally supporting the scheme and its greenspace.

“The landscaping details would be controlled by condition and opportunity could be taken to look at the details facing onto Kirkstall Road. • The sub-station could not be moved back further into the site. It was an existing sub-station. The applicant would be improving the appearance. • This site was part of a wider site and spaces for play could be discussed with the applicant. • Flood risk and drainage had been a key consideration.”

“The Kirkstall Road side of the development needed something to break up the landscape between the road and the buildings. • Informal play spaces would be preferential to formal. • This was a generally good scheme with good use of greenspace and should be supported. • The views through and access to the site were welcomed.”

Minutes

The vote

A motion to follow the officer recommendation was moved and seconded, then 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:”

Minutes

The decision

The application was deferred and delegated to the Chief Planning Officer for approval, subject to planning conditions and any appropriate amendments.

“RESOLVED – that the application be deferred and delegated to the Chief Planning Officer for approval subject to planning conditions and any amendment to these which they consider appropriate.”

Minutes