Description of Development

Application Number 20/132/05/OT

Outline application to layout access and erect 850 flats offices and a1/a3 retail space with 781 car parking spaces

The land between the river and East Street, from Rose Wharf to Richmond Bridge (South Accommodation Rd)

Comments Awaiting presentation

View of Lowfold eastward from Rose Wharf (Hunslet Mill in distance)

http://www.leedscivictrust.org.uk/images/lowfold.jpg

Picture of the plan (would be much better if the picture was larger)

http://www.leedscivictrust.org.uk/images/lowfold1.jpg

Wow- this is much bigger than I had envisaged, and will spread the city centre even further east. This side of town is going to be completely transformed in a few years

Wow- this is much bigger than I had envisaged, and will spread the city centre even further east. This side of town is going to be completely transformed in a few years

Yes and there is another proposed development just across the river on the Civic Trust site:-

14 storey block of 142 flats with basement car parking. :)

I read about this development in the Construction News yesterday and it mentioned 747 flats.

Yes and there is another proposed development just across the river on the Civic Trust site:-

14 storey block of 142 flats with basement car parking. :)

I hope you're not referring to this :puke:

http://www.leedscivictrust.org.uk/images/airebank1.jpg

Unfortunately yes. The Civic Trust slams it and I agree.
Lets hope a rather more beautified rendering comes out before anything gets built there.

I hope you're not referring to this :puke:

http://www.leedscivictrust.org.uk/images/airebank1.jpg

Unfortunately yes. The Civic Trust slams it and I agree.

awwwwwwww..what the f**k is that. Brutalist is back eh?

awwwwwwww..what the f**k is that. Brutalist is back eh?
I've got to admit - it looks more like a highrise prison block than a block of trendy flats. Maybe they've looked at Sheffield's Park Hill Flats for inspiration. :uh:

looks like an American building... it looks awful in that render, maybe will look better when finished...

I read about this development in the Construction News yesterday and it mentioned 747 flats.

For some reason, the planning application had two different sets of figures; suppose the developers are keeping their options open at outline stage.

Is this the Leeds Alkatraz??? (sorry if its spelt incorrect)

From the Leeds City Council website

Application 20/100/05/FU
Received on 10/03/2005

Description
14 storey block of 142 flats with basement car parking
Location
AIREBANK WORKS SOUTH ACCOMMODATION ROAD LEEDS 10 3135-3241 MAJ
Library

Decision WITHDRAWN FEE KEPT Decision Date 09/06/2005

At least this means they've probably got to come back with a better design than that. :yes:

The presentation for this scheme was received by Leeds Civic Trust on 22nd June 2005. We await their comments.

From Leeds Economy Bulletin - August 2005

Caddick Developments has submitted a planning application for 167 flats at 78 East Street, adjacent to Rose Wharf.

Last week I posted the following on another thread:-

Had a walk on East Street this am. So much development taking place there it should merit a thread on its own soon. In the area, starting with Gateway which is well under way, I counted no fewer than eight separate schemes in various stages of construction, demolition, or planning process. Wow, what a change there should be in that area within a few years !

In actual fact there are nine schemes plus two just further afield (10.near Richmond Bridge and 11. Hunslet Mill)

From west to east on the northern side: 1. Flax Place, 2. Pearse, 3. unkown yet to get approval, 4. Barratt. On the southern side 5. near Fearn Island, 6.Roberts Mart mill, 7. Rose Wharf, 8. Lowfold - and of course 9. Gateway.

Sorry missed one out: 12. Office block nearby but separate to Lowfold.

The Lowfield site on Monday


http://i11.photobucket.com/albums/a178/apm22/12%20Sept%202005/P1010092.jpg


http://i11.photobucket.com/albums/a178/apm22/12%20Sept%202005/P1010078.jpg

In the background, below St Saviour's Church, you can see the demolition work for the new (Barrett's??) development. I have no details but it looks pretty big.

http://i11.photobucket.com/albums/a178/apm22/12%20Sept%202005/P1010098.jpg

Another set of splendid photos, Aviator. What camera are you using ?

Another set of splendid photos, Aviator. What camera are you using ?

Thanks, Fred, it's an Olympus digital.

Thanks, Fred, it's an Olympus digital.

Model ?

Model ?

C-740 Ultra Zoom

Doesn't properly belong in this thread, I know, but I got this shot of the Barrett's development on East Street, north of the river.

http://i11.photobucket.com/albums/a178/apm22/16%20Nov%202005/P1010193.jpg

It looks like a very large development but, so far, I've heard no details about what it will contain and how it will look. Can anybody enlighten us?

Probably this?:

City Edge, East Street, Leeds

1 to 2 bedrooms - P.O.A.

Cutting edge apartments coming soon...

Cutting edge contemporary apartments coming soon.
Apartments Available

Fabulous new development, close to the heart of this leading European City.
Contemporary architechture makes for an ideal modern lifestyle, investors and owner occupiers will both be drawn to this desirable flagship scheme of apartments.

Please fill out the Primelocation Developer Email Request Form to receive further detailed information about this development.

hmmm - Barratts = very high prices...

After a stroll along East Street a few weeks ago, I reported (on another thread ?) that I had counted some 11 schemes of varying sizes and at different stages of development in the immediate vicinity. The whole area will be utterly transformed in the coming years.
Besides the tower block at Gateway (which may be increased in height from 26 storeys as someone has hinted) I suspect one will be applied for in the Lowfold development.

Doesn't properly belong in this thread, I know, but I got this shot of the Barrett's development on East Street, north of the river.

http://i11.photobucket.com/albums/a178/apm22/16%20Nov%202005/P1010193.jpg

It looks like a very large development but, so far, I've heard no details about what it will contain and how it will look. Can anybody enlighten us?



What is the height/number of floors on this development?

This site is now level and there is a large drilling rig in place now. Expect some construction action starting in the next few months. Not sure what this development looks like or how big it will be, but it will certainly fill a large hole in the skyline.

The 'Aire' development nearby on South Accomodation Road will start to make this area move up and start development moving into the east, when it gets started. There are bill bords up for it now in front the derelict mess that is there at the moment.

I have already reported on another thread that the scheme includes 842 flats and parking for 1000 plus cars - so ity is a big development.

This site is now level and there is a large drilling rig in place now. Expect some construction action starting in the next few months. Not sure what this development looks like or how big it will be, but it will certainly fill a large hole in the skyline.




Rob, where exactly are you referring to? I can't see anything on the Low Fold site at the moment?

Mike

Rob, where exactly are you referring to? I can't see anything on the Low Fold site at the moment?

Mike

I think I may have confused matters by posting pics on this thread of the Barrett's site below St Saviour's Church. The site there is certainly as Rob describes it but, of course, it is the other side of the road from where the Lowfield devlopment will be.

Sorry I was refering to the Barret's site, I was taking this thread as East Street developments in general.

A couple of things are going to next week's city centre planning panel. One is the full application for the Morris Properties plan for the north corner by Richmond Bridge.

http://www.morrisprops.com/projects_aire_images/projects_aire_22.gif



The other is a pre-planning application report for a site directly across the river from the Lowfield development.

"Clarence Road - Proposed full planning application for a mixed use development, comprising office, residential, restaurant/bar, public space, including riverside walkway and car parking.


Site and Surroundings:
The site is located to the north and south of Clarence Road and comprises the former Hydro Aluminium site and land owned by Leeds City Council. The total site area is some 3 hectares.

The Proposal:
The proposed scheme is a mixed use development divided into 7 principle blocks comprising:
• Approximately 25 000 square metres B1 office accommodation in the form of smaller/medium size office space at lower floors lining the routes through the site.
• Approximately 700 residential units in a range of sizes and types consisting of studio flats, one-bedroom flats, two-bedroom flats and three-bedroom flats.
• Very small number of Café/bar uses
• A 165-bed (approximately) hotel.
• Affordable housing and public transport contribution in line with adopted policy, provision of public space on both sites, enhancements to riverside walkway, and a contribution towards the implementation of a bridge linking this site to the Low Fold site on East Street as discussed earlier at this Panel application ref. 20/132/05/OT. The exact mechanism for the delivery of the bridge is the subject of on-going discussions with both developers and Officers.

The site was marketed as part of a joint venture between Leeds City Council and Hydro Aluminium. A Planning and Development Brief was prepared, and a number of schemes were considered, with a shortlist of four eventually narrowed down to one preferred scheme. The scheme subject of this presentation was considered to incorporate the objectives of the Planning and Development Brief and other urban design strategies for the area including the Waterfront Strategy, City Centre Urban Design Strategy, Renaissance Leeds and Aire Valley Employment Area. The scheme has been examined in the wider context as part of the capital receipt bid process and the design has been driven by the need to create new routes and spaces and screen new development from the glassworks site on South Accommodation Road."

Well, there's been a 6 month silence on this very large proposal after the planning application was pulled but it's back on the agenda.

Next week's City Centre Plans Panel is to consider a revised outline planning application. The proposal comprises:

842 flats
9300 sq m office space
3,100 sq m active use (A1/A2/A3/A4/B1)



Given the speed with which some of the East Bank proposals have progressed (Gateway, Echo, East Stree Mills, et al), I wouldn't be surprised to see this moving quite swiftly. And with more than 800 flats in the proposal, somebody doesn't believe that the boom in city centre living has quite run its course!

Can anyone enlighten us to whether this was passed at thursday's panel?

Can anyone enlighten us to whether this was passed at thursday's panel?

The decision on this was deferred because some issues that councillors had were not able to be addressed at that meeting. This proposal is back on the table next Thursday but only as a presentation to the Panel when the developers will go through the issues raised back in December. Depending on the outcome of the discussions, the outline proposal will be submitted again at some unspecified date.

Signs of movement here?



http://i11.photobucket.com/albums/a178/apm22/13%20November%202007/13November2007016.jpg?t=1195043888



http://i11.photobucket.com/albums/a178/apm22/13%20November%202007/13November2007021.jpg?t=1195043956

Signs of movement here?
http://i11.photobucket.com/albums/a178/apm22/13%20November%202007/13November2007016.jpg?t=1195043888



subsidence and rising damp. And a digger, marvellous. Forgotten all about this bad boy:D

christ, just seen your photos from 2 years ago......good persistance, they're clearly listening to you urging them onwards!

Signs of movement here?



http://i11.photobucket.com/albums/a178/apm22/13%20November%202007/13November2007016.jpg?t=1195043888



http://i11.photobucket.com/albums/a178/apm22/13%20November%202007/13November2007021.jpg?t=1195043956

Amazing number of cranes in that picture.

More activity on site today - minor drilling works - I assume some soil testing or similar.

Surprised they're pressing on with this - it's a massive scheme in terms of flats it would deliver.

Just to update myself, I dug out the details, so thought I'd share them.

There are two applications in on this site - 20/133/05/OT and 20/132/05/OT. Members approved 20/132/05/OT in principle at Panel in March this year, and all that awaits is final sign-off of the Section 106 and other minor details prior to official consent being given.

The parallel application to this scheme – 20/133/05/OT includes the same general mix of uses but with a lower office content. According to the report that went in on 132, this application is likely to be withdrawn subject to determination of the current proposal (which hasn't yet happened, they're both still live).

The mix of uses on application 132 is as follows (from officer report that went to Panel):

The development is an outline application for mixed use scheme comprising 842 flats, 9,300sqm of offices and 3,100sqm of active uses (A1/A2/A3/A4/B1/Live work) with 1067 car parking spaces. All matters with the exception of means of access and siting are reserved for later approval. An indicative layout (design code) has been produced to illustrate the intent for the site in terms of the mix, density, floorspace, heights of blocks and the level of car parking.

Perhaps with news of Greenbank and Flax Place, the scheme with a higher office component will be more in favour.

Anyway - full report if you're interested is here (http://www.leeds.gov.uk/moderngov/Published/C00000173/M00001087/AI00006816/Item7Lowfold2013205.pdf) (includes a useful site plan at the end). And the minutes covering the presentation and also the Members comments are here. (http://www.leeds.gov.uk/moderngov/ieIssueDetails.asp?IId=21278&Opt=3&J=6)

I don't understand why developers are so keen to develop residentially when it's clear that in Leeds, the money is to be made in commerce. Demand is very high for office space, but not so much for residential space. So why is this hard to apply to the developments?

Seems odd that in the above picture there is a 'deluxe' lamp-post - wonder why they spent the extra money on a fancy lamp-post here?

I don't understand why developers are so keen to develop residentially when it's clear that in Leeds, the money is to be made in commerce. Demand is very high for office space, but not so much for residential space. So why is this hard to apply to the developments?

yes, especially in east street, echo city, echo central1, echo central 2 are basically only residential. Gateway is mostly residential and so are the others... Soon there will be many thousands of flats, most of which tiny studios with no offices nearby.

Seems odd that in the above picture there is a 'deluxe' lamp-post - wonder why they spent the extra money on a fancy lamp-post here?

That was installed as part of the Inner Ring Road Stage 6b (could be wrong on exact stage) in the very late 1990s by Leeds City Council - just the type of lamp posts that got installed in that area...

I don't understand why developers are so keen to develop residentially when it's clear that in Leeds, the money is to be made in commerce. Demand is very high for office space, but not so much for residential space. So why is this hard to apply to the developments?
yes, especially in east street, echo city, echo central1, echo central 2 are basically only residential. Gateway is mostly residential and so are the others... Soon there will be many thousands of flats, most of which tiny studios with no offices nearby.

I think that it's a reflection of the fact that this application is went in two years ago, when things were very different. I guess this site might still be a runner, as I bet the current owner picked it up for peanuts, so the development economics might still stack up reasonably well?

The final stage of Echo (Echo Central 3 (http://www.leeds.gov.uk/moderngov/Published/C00000173/M00003011/AI00008023/EchoCentralIII.pdf)) will be a 6-storey office block, and Rose Wharf next door to this site is offices, so there is something of an established office market in the locality. Still think this is a funny area - so out on a limb, and with a dual carriageway running through the middle!

Following on from the soil sampling that was taking place at Lowfold a few weeks ago, there's a presentation (http://www.leeds.gov.uk/moderngov/Published/C00000173/M00003018/AI00011099/LowfoldPreAppAgenda.pdf) going to the next meeting of the City Centre Plans Panel. It's a short read, only two pages plus map, and it outlines in some detail the plans for the first phase of the development. It looks as though Lowfield will be built in three phases. This first phase will comprise three blocks, 8-10 storeys in height, at the end of the site closest to Rose Wharf.

Obviously the Civic Trust isn't too thrilled about this development if the comments of their planning committee represent the whole organisation:


"At our early January meeting, we received a presentation from developers of a large site between East Street and the River Aire – you may know it as the site of a go-kart track! We first saw plans for this when outline planning consent was granted in 2005, at which time we questioned the lack of inspirational design and the poor links to the surrounding city (along the river or across East Street).

We hoped that these issues would be addressed at the reserved matters stage (seeking approval for the detail of the buildings and spaces) but we were disappointed that this was not the case. Our view was that this scheme would not ‘raise the game’ and does not display the design flair which we should expect from new schemes in Leeds.

Space has been allocated for a café or bar but how will people get there? There will be no continuous riverside walkway and, while a river bridge is shown, this is in Phase 2 and in partnership with other developers on the other side of the river – will it be delivered?"

I guess I'm the only forumer who ever gets out to these parts since the last three posts have been posted by me. Anyway, the whole site is currently being fenced off with the hoarding posts being erected even as we speak. There are a few of those tool store/portacabin thingummies at the far end of the site, nearest to where the Aire development will stand if it ever sees the light of day.

Given that Lowfold still doesn't have full planning permission, I'm guessing this move is to allow the developers to start work clearing the site of contamination. God knows, there's enough of it!

I guess I'm the only forumer who ever gets out to these parts since the last three posts have been posted by me. Anyway, the whole site is currently being fenced off with the hoarding posts being erected even as we speak. There are a few of those tool store/portacabin thingummies at the far end of the site, nearest to where the Aire development will stand if it ever sees the light of day.

Given that Lowfold still doesn't have full planning permission, I'm guessing this move is to allow the developers to start work clearing the site of contamination. God knows, there's enough of it!

I noticed the hoardings yesterday and meant to post but forgot. I think this should be seen as a very positive sign given the current economic uncertainties. Taken together with the demolition underway at Yorkshire Chemicals, I think the signs for the wider Clarence Dock area are looking good.

They are signing off on the planning consent, and have approval in principle from the Panel - so they're really at the final hurdle.

I see this site everyday, which means that unless something reallly dramatic happens, I don't bother posting. I do note that a 'select crowd' keep this thread going though - ably led by aviator, it has to be said.

It's pleasing to see this site coming forward - on the face it looks like a marginal site, but I think if the design makes the best of the topography falling away from the road and the riverside location then it could be a real oasis. I maintain my view from earlier that the development economics are likley to be stronger on this scheme as a result of low land costs.

This scheme will leave Rose Wharf as a 'missing link' on the riverside path on the northern bank of the river. I note Caddick (owners of Rose Wharf) still have an undetermined planning application (20/316/05/FU, submitted Dec 05!)for an 8 and 10 storey block of flats on the Rose Wharf car park - I'd hope the planning authority secures pedestrian access along the whole frontage if this scheme ever gets consent.

Notwithstanding that, part of the consent for Low Fold will include a Section 106 requirement for a new footbridge in partnership with the developer of the foundry site opposite (next to the student flats on Clarence Road). Will help make Lowfold / Echo much more accessible to the amenites at Clarence Dock.

If you look at the planning history on this site there's a mid-90s Leeds Development Corporation outline consent for a car dealership and commercial leisure (read bingo hall) here! Thankfully, they've now expired...

What a shame the Aire developemnt never got off the drawing board, that would have been a great iconic landmark at the eastern end of all this development and near the hub of the new section of inner ring road. That's the one I'd like to see progress next in this area.

What a shame the Aire developemnt never got off the drawing board, that would have been a great iconic landmark at the eastern end of all this development and near the hub of the new section of inner ring road. That's the one I'd like to see progress next in this area.

The ultimate icon in this area is just the other side of the IRR. A development of Hunslet Mills would be a genuine landmark for east Leeds. I'm really hoping that the improved transport links to the site with the IRR extension will now make it economically viable for development. Fingers crossed!

So are there any renders released of "Lowfold" and if not could someone upload so we could see what this thing looks like so we can judge its quality or otherwise? :?

Agree regarding Hunslet Mills though. It is such a large building it should surely be made into something special such as a new museum, art gallery or other possible tourist attraction in the future as it would be terrible if it is to crumble away. Has there been any work done on that building done lately as I remember last year reading something on here about works on the roof of this building?

I'd forgotten about Hunslett Mills, it hasn't been metioned anywhere officially for years. I presume the development of the city centre needs to stretch out far enough that way to connect it before any proposals can move forward.

Some great pics of Hunslet Mill on this site (mostly from our own Phil dvsn)

http://farm3.static.flickr.com/2233/2172410103_9cdc15d243.jpg


http://www.flickr.com/search/?q=hunslet+mill

They are signing off on the planning consent, and have approval in principle from the Panel - so they're really at the final hurdle.....

It's pleasing to see this site coming forward - on the face it looks like a marginal site, but I think if the design makes the best of the topography falling away from the road and the riverside location then it could be a real oasis....


It's good to have one or two people around who know something about planning processes!

The pics below don't really say much but they illustrate the unremitting awfulness of the site as it currently is, and the point that rich-leeds makes about the opportunities offered by the site's sloping down to the river. The car park in the foreground in the second picture is the one that rich-leeds is talking about when he refers to the planning application for Rose Wharf.



http://i11.photobucket.com/albums/a178/apm22/5%20March%202008/5March2008051.jpg?t=1205058398



http://i11.photobucket.com/albums/a178/apm22/5%20March%202008/5March2008050.jpg?t=1205058688

Site clearance this week:



http://i11.photobucket.com/albums/a178/apm22/4%20April%202008/4April2008051.jpg?t=1207217979



http://i11.photobucket.com/albums/a178/apm22/4%20April%202008/4April2008053.jpg?t=1207218038



http://i11.photobucket.com/albums/a178/apm22/4%20April%202008/4April2008056.jpg?t=1207218099



http://i11.photobucket.com/albums/a178/apm22/4%20April%202008/4April2008070.jpg?t=1207218289

Are there any renders of what this development is going to look like? Its certainly a big site and will be very prominent when coming into the city on the new IRR elevated section.

is it true that LCC are planning a giant clay cock to welcome visitors to the town?

Clay? The sort of clay that will get washed away...

A planning application has now been submitted for this development:


08/01931/RM/C

London Lowfold Developments

Multi level development in 3 blocks up to 11 storeys, comprising 456 flats, office and retail (A1, A2, A3 and A4 uses) , with car parking and landscaping

Land At East Street
Leeds
LS9 8EJ


Given that the original application was for more than 800 flats, this must be for a scaled-down development or is an application for only part of the whole site. My money is on the latter interpretation.

Yes, this is a reserved matters application to complete planning consent for (part of?) the scheme, based on the earlier outline consent 20/132/OT (http://www.leeds.gov.uk/moderngov/Published/C00000173/M00001087/AI00006816/Item7Lowfold2013205.pdf). Having said that, the outline application has not been formally issued yet - I understand the S106 agreement is being finalised - mainly in relation to the proposed footbridge.

Not sure if this is for just one phase or the whole of the scheme. It could be that they have scaled back the development a little, or maybe changed the size of the resi units with a mix that ends up with fewer. (In general terms) the scope of a reserved matters application means that you can scale back from the outline scheme a little if you like, as long as the basic essense of the scheme remains the same - especially basic layout and means of access.

A look at the application would reveal the actual situation I guess. Nonetheless, they're still motoring on with prepartatory works I see!

It's for the first phase of the scheme, not the whole site.

Thanks for that for that clarification, chaps!

Hi

Sorry for restarting an old thread but I've been searching for answers about this for weeks.

I live opposite this site and there seems to be some work beginning (can't really tell what they're doing). I've included two links to pictures of what is happening so far. Basically I can't figure out whether this large development has started or whether they are started something new - any help or insights would be appreciated.

http://i1080.photobucket.com/albums/j321/missaitch/DSC00306-1.jpg
http://i1080.photobucket.com/albums/j321/missaitch/DSC00305-1.jpg

I posted about that on the Official Leeds Thread a few days ago but nobody seemed to know the answer.

Looks like site investigation of some sort