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Leeds City Council Site Allocations Plan Examination Note on HS2 And

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Leeds City Council Site Allocations Plan Examination Note on HS2 And Leeds City Council Site Allocations Plan Examination Note on HS2 and potential effect on sites Doc No. EX7 Leeds Local Plan Page 1 of 8 1.0 High Speed Rail Phase 2 (HS2) th 1.1. On the 16 November 2016 the Secretary of Transport announced the preferred HS2 route for Phase 2b “High Speed Two: Crewe to Manchester, West Midlands to Leeds and beyond”, November 2016 which includes the link from the West Midlands towards Leeds and the North East with a proposed station in Leeds. The 2016 route plans are shown in EB9/13A-C. The November 2016 announcement includes the Safeguarding Directive. 1.2. In preparing the SAP the area safeguarded by the Safeguarding Direction has been taken into account. The Safeguarding Direction will be represented on the Policies Map as required by Regulation 9 of the Town and Country Planning (Local Planning) (England) Regulations 2012 (as amended). 1.3. It is important to note that the Safeguarding Direction has been made by the Secretary of State for Transport. These are not proposals of Leeds City Council and the route in question will not be determined through the development plan process. The route will be considered in Parliament under hybrid Bill procedures, which will provide appropriate opportunities for petitions to be made to Parliament by those directly affected by the scheme. 1.4. Paragraph 4 of the Executive Summary to the “High Speed Two: Crewe to Manchester, West Midlands to Leeds and beyond”, November 2016 reads: “The Secretary of State has today issued safeguarding directions along the whole of the Phase 2b route to protect it from conflicting development. The Government is also consulting on the property compensation schemes that will apply to owner-occupiers on the Phase 2b route based on what is already in place for the rest of HS2. However, we recognise the need to offer assistance as soon as possible, so with immediate effect we are today opening the Express Purchase and Need to Sell (NTS) schemes on an interim basis for eligible owner-occupiers living along the Phase 2b route”. 1.5. Paragraph 3 of the Executive Summary to the “High Speed Two: Crewe to Manchester, West Midlands to Leeds and beyond , 2016” reads: “In most cases these refinements are relatively minor and do not result in impacts on new communities, or substantially different impacts on communities than the route proposed in the 2013 consultation. However, in seven areas where the proposed refinements are substantial the Secretary of State is launching a further consultation to seek the views of communities and other interested parties. The Secretary of State intends to confirm the full Phase 2b route after considering responses to this consultation in 2017”. 1.6. Leeds is not included in the seven areas where proposed refinements are subject to further consultation. The Secretary of State for Transport announced his decisions on these further refinements on 17 July 2017. Page 2 of 8 July & August 2017 update 1.7. The Secretary of State for Transport published ‘High Speed Two: from Concept to Reality – Moving Britain Ahead’, July 2017. Section 5 of this considers Phase 2b (West Midlands to Leeds) and sets out in para 5.1 progress: “The government has confirmed its preferred route for Phase 2b of HS2 and we plan to deposit legislation in Parliament by 2019 to seek the powers to build it. We aim to have Parliament’s approval by 2022 so that trains can run on the whole network from 2033”. 1.8. This document further states at paragraph 5.9 that: “We recognise that for those living along the line of route there will be concern over how HS2 will affect their homes, communities and businesses. The government and HS2 Ltd will continue to engage extensively with everyone affected to reduce the impact of HS2, and ensure that people are treated with fairness, compassion and respect. The statutory compensation package provides those whose homes need to be acquired for HS2 unblighted market value plus 10 per cent, plus moving costs. 1.9. The Commons Library has also issued the briefing paper ‘High Speed 2 (HS2) Phase 2b and beyond’, 10th August 2017 (briefing paper number CBP08071) providing an overview of the proposed new high speed rail line between London and the North of England, its costs, compensation arrangements and the preferred route. This can be viewed at: EB9/33 - Briefing Paper High Speed 2 (HS2) Phase 2b and beyond, 10th August 2017 1.10. The above document and the updated July 2017 route plans have been added to the Evidence Base List EB9/13a – EB9/13e and EB9/33. 2.0. Potential effect on SAP 2.1. The HS2 route and revised station alignment could impact on nine sites in the SAP. The line runs directly through four sites: • HG6-2: Kiddacre Street, City Centre • HG2-179: Fleet Lane/Eshald Lane, Oulton • EG1-35: Phase 2 Hawks Park, North Newhold, and • EG1-36: Phase 2 Hawks Park, North Newhold 2.2. The route is adjacent to four sites: • MX2-34: Criterion Place, • EO1-36: Criterion Place, • EG2-22: Leathley Road and Cross Myrtle Street, and Page 3 of 8 • HG2-180: Land between Fleet Lane and Methley Lane. 2.3. The line is proposed to tunnel under Woodlesfood and therefore lies underneath identified housing site HG1-399: Former White Hart hotel, Church Street (7 units) (now completed). 2.4. In addition the Publication draft site of EO1-18 – Hawks Park North Newhold Aberford Road Garforth (OSE) is entirely consumed by HS2 safeguarding area and therefore the site was deleted as a pre submission change (566) to respond to this. 2.5. In order to respond to the impact of the HS2, pre submission changes (571 and 572) were made to reduce capacities on sites EG1-35 and EG1-36 to account for the loss of land to the HS2 safeguarding area. No other capacity changes are proposed to the sites identified in paragraph 2.1 above as a result of the HS2 announcement as the route is not considered to impact on the deliverability of these sites, further explanation is provided below by Housing Market characteristic Area and the boundaries of the sites in relation to the HS2 Safeguarded Area have been appended in Appendix 1. City Centre HMCA CD1/1c 2.6. The revised Phase 2b route includes a new recommended station layout which links from the south to the existing Leeds Station concourse which is based on the Sir David Higgins report “A Yorkshire Hub”, 30th November 2015. The revised route and safeguarding zone are shown on map 1 in Appendix 1 and can also be found on the HS2 website. 2.7. There are four City Centre sites potentially affected by the HS2 Phase 2b route. Three of these are adjacent to the HS2 line with the first two listed below also adjacent to the proposed new HS2 station: • MX2-34 Criterion Place, (0.35Ha) (201units/2,310Sqm office) • EO1-36 Criterion Place (0.59Ha) (12,596sqm office) 2.8. The third site lying adjacent to the route, is: • EG2-22 Leathley Road and Cross Myrtle Street (0.16Ha) 2.9. The HS2 route runs directly through the fourth city centre site: • HG6-2: Kiddacre Street (8 pitches) (0.77ha) Page 4 of 8 2.10. The SAP considers the impact of HS2 on site HG6-2: Kiddacre Street in paragraph 2.70 of the SAP CD1/1a. However, it is considered that the Kiddacre Street site can contribute to meeting the Gypsy and traveller accommodation needs for most, if not all, of the plan period. In response to the HS2 proposals, a replacement site has been reserved at HG6-3: Tulip Street to replace the Kiddacre site when it is lost to high speed rail development CD1/1e. Outer South HMCA CD1/1i 2.11. There are three sites in Outer South potentially affected by the HS2 Phase 2b route. The first of these (HG1-399: Former White Hart hotel, Church Street (7 units)) will be above the proposed HS2 as the route at this point is proposed to be in a tunnel under Woodlesford. Paragraph 36 (page 14) of the Secretary of Transports “High Speed Two: Crewe to Manchester, West Midlands to Leeds and beyond”, November 2016 confirms this in regard to the HS2 route approach to Leeds stating: “today the Government is confirming that, after listening to consultation responses and considering alternatives to the previously proposed viaduct, the route will now pass under Woodlesford in a tunnel, reducing the environmental and visual impact on Woodlesford and the Aire and Calder Navigation”. 2.12. There are two further housing sites adjacent/near to the route: • HG2-179: Fleet Lane/Eshald Lane, Oulton (1.26ha) (40). The north eastern tip of site has a very small overlap with the safeguarding zone alongside the HS2 route (see plan 5 Appendix 1). This part of the site would likely be designed to accommodate Saved UPD Policy N24 in regard to sensitive treatment of green belt boundaries and greening the urban edge. Similar to where sites border onto existing railway lines or major roads the Council would expect the developer to mitigate the visual and noise impact through appropriate design and landscaping, for instance sound proofing homes or planting trees. These techniques could equally be applied to sites affected by HS2. • HG2-180: Land between Fleet Lane and Methley Lane (322) (14.85ha) This is separated by a gap at the narrowest point between the north eastern corner of the site to the safeguarding area to the east of the HS2 line be 200ft approximately and likewise approximately 400ft to the route line itself, therefore, similar to HG2-179, the visual and noise impact would be expected to be dealt with through appropriate design and landscaping.
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