EAST EXTENSION: NORTH EAST QUADRANT DEVELOPMENT FRAMEWORK MAY 2012 White Laith Developments Limited

Barton Willmore Graphic Design by Barton Willmore Copyright Beansheaf Farmhouse This artwork was printed on paper using fibre The contents of this document must not be copied Issue Date May 2012 Bourne Close sourced from sustainable plantation wood or reproduced in whole of in part without the written Job Number 20032 Reading from suppliers who practice sustainable consent of Barton Willmore. All plans are reproduced Document Status FINAL RG31 7BW management of forests in line with strict from the Ordnance Survey Map with the permission Revision H international standards. Pulp used in its of the Controller of HMSO. Crown copyright Author Tom Looker T: 0118 943 0000 manufacture is also Elemental Chlorine Free Reserved. Licence No. AR152684 Authorised By Dom Scott F: 0118 943 0001 (ECF).

page 2 | East Leeds Extension Development Framework | May 2012 1. Introduction Pg 4

2. Policy Context Pg 6

3. Sustainability Pg 8 4. Site Context Pg 10 5. Site Opportunities & Constraints Pg 12 6. Development Potential Pg 14

Drawings Figure 1 Location Plan Pg 5

Figure 2 UDP Plan Pg 7

Figure 3 Context Plan Pg 13

Figure 4 Concept Masterplan Pg 15

Figure 5 Movement Strategy Pg 17

Figure 6 Phasing Plan Pg 19

May 2012 | East Leeds Extension Development Framework | page 3 01. Introduction

This Development Framework relates to the East Leeds Extension area as identified in the Leeds City adopted Unitary Development Plan Review 2006 from Red Hall in the north to Manston Lane in the south.

1.1 This Development Framework relates to 1.3 In addition this framework also looks the East Leeds Extension area as identified in at principal landscape, sustainability and the Leeds City adopted Unitary Development design issues. Plan Review 2006 from Red Hall in the north to Manston Lane in the south. 1.4 The Framework will ensure that development within the East Leeds 1.2 The purpose of this Framework is to Extension is considered holistically, is well fulfil the requirement of Policy H3-3A.33, integrated with the surrounding urban and which identifies the East Leeds Extension for rural context and comes forward in a co- housing together with employment uses, ordinated manner. green space and other ancillary facilities subject to meeting a number of key criteria. 1.5 This Framework has been prepared Pertinent to this Framework is criterion i): in the context of the approved outline planning permission at Grimes Dyke “Preparation of a Development framework north west of the A64 and consents at the which will determine the phasing, mix and former Vickers factory and Optaire sites on location of uses, density of development and Manston Lane. It has also been produced in location of access points;” parallel with the outline application for Land at , which covers the East Leeds Extension area between the A58 Road and the A64 York Road.

page 4 | East Leeds Extension Development Framework | May 2012 A61

Thorner

Shadwell A6120

Lower Sandhills

Wetherby Road

A64 York Road

Barwick

Scott Hall Road

A58

Easterly Road

C I T Y C E N T R E A64

A58 York Road Leeds

A63

East Leeds Extension Area M1 Proposed Alignment of ELOR

Figure 1: Location Plan

May 2012 | East Leeds Extension Development Framework | page 5 02. Policy Context

The Leeds City Unitary Development Plan Review was adopted in 2006 and represents the key policy document at the local level in relation to the East Leeds Extension. The key relevant policies are as follows:

East Leeds Extension 2.2 The UDP informative to this policy 2.1 Under Policy H3-3A.33 the East Leeds states: Extension is identified for housing under Phase 3 of the Review, together with ‘Development will need to be planned in employment uses, greenspace and other an integrated way, which links to adjacent ancillary facilities subject to: residential communities and employment areas. New highway infrastructure will be i Preparation Of A Development required at an appropriate level based upon Framework Which Will Determine The an assessment of the need for a new orbital Phasing, Mix And Location Of Uses, relief road which would not only serve the Density Of Development And Location development but offer an alternative to the Of Access Points; existing A6120 Ring Road and could relieve the main built up area from congestion. The ii Assessment Of The Need For An Orbital costs involved with a new orbital relief road Relief Road And If Required, Funding By will be borne by the developer. The impact The Development; of such a road upon the highway system will be fully assessed and, so far as the trunk road network is concerned, this will be done iii The Provision Of Appropriate Highway in consultation with the Highways Agency.” Infrastructure Incorporating The Facility For Public Transport To Serve The Development; 2.3 It continues:

iv An Assessment Of The Appropriateness “The outer edge of development will require Of An Extension Of The Proposed sensitive boundary treatment including N24 Supertram Line; planting, to assimilate the area with the countryside beyond.

v Financial Support For Enhanced Public Transport Routes, Provision And Red Hall Lane, Red Hall Services; 2.4 Under Policies E4(11), E18(4) and E19, 11.9 Ha of land is allocated for employment vi Provision Of Local, Community And use and identified as a key business park at Education Facilities; Red Hall Lane, Red Hall, reserved for B1 office use and promoted for prestige office use subject to: vii Provision Of An Appropriate Level Of Affordable Housing; i Provision Of Off-Site Highway Improvements; 2.6 The protection of the setting of the Red Grimes Dyke, York Road, viii Establishment Of A Significant Hall group of listed buildings is an important Whinmoor Overall Landscape Structure Including consideration requiring a commercial use ii Protection Of The Setting Of The Listed 2.9 Policy H3-2A.2 allocates land at Grimes Substantial Planting To Site Boundaries which would facilitate this. And Main Highway And Footpath Buildings; Dyke as a Phase II housing site. An outline Corridors; Retention Of Existing planning permission was granted for 2.7 The proposal will involve the Footpaths And Creation Of Additional iii Provision Of Suitable Replacement this site in 2011, which meets the policy development of the existing playing fields at Links To Existing Communities, Local Playing Fields. requirements of the UDP. Red Hall; their replacement will be required Facilities And The Countryside; as indicated under Policy N6. 2.5 The UDP informative to this policy ix Submission Of A Sustainability states: 2.8 The provision of access to the site Appraisal; should not prejudice the possible provision ‘The site is well located close to the A6120 of access from the junction of a North-East Leeds Outer Ring Road and adjacent to x Submission Of A Satisfactory Flood Leeds Relief Road with the A58. Risk Assessment Incorporating An Wetherby Road. Development of the site Appropriate Drainage Strategy. for prestige office use is appropriate in this prominent location on the edge of the City.

page 6 | East Leeds Extension Development Framework | May 2012 Figure 2: UDP Plan

May 2012 | East Leeds Extension Development Framework | page 7 03. Sustainability

The National Planning Policy Framework places sustainable development at the heart of the planning system. The NPPF draws upon the United Nations definition of sustainable development and the principles of the UK Sustainable Development Strategy. It also identifies three key dimensions to sustainable development in the context of the planning system comprising economic, social and environmental roles. As such, the definition of sustainable development is broad and wide ranging, contributing to: a strong, responsive and competitive economy; supporting strong, vibrant and healthy communities, including providing the supply of housing required to meet the needs of present and future generations; and contributing to protecting and enhancing our natural, built and historic environment.

2.10 The ‘golden thread’ running through 2.12 The overall aim of the SPD is to 2.14 Applicants for planning permission are the NPPF is a presumption in favour ‘provide practical guidance for design requested to demonstrate that they have of sustainable development. Pursuing and construction projects within Leeds considered this SPD and have addressed sustainable development involves seeking aiming to achieve the highest possible its aims and objectives. Completion of the positive improvements in the quality of the levels of sustainability to support the ‘Checklist for Developers’ is recommended built, natural and historic environment, as city in achieving its social, economic and as one way to show how this has been well in people’s quality of life, including: environmental goals’. The objectives are to: achieved. This can be used as a tool to help aid discussions with the planning • Making it easier for jobs to be created in • Reduce greenhouse gas emissions; authority and can also form the basis cities, towns and villages; of a sustainability assessment for the • Successfully adapt to climate change; development. • Moving from a net loss of bio-diversity to achieving net gains for nature; • Have a minimal impact on overall 2.15 All applications relating to the East environmental quality; Leeds Extension will be expected to be • Replacing poor design with better design; accompanied by a completed ‘Checklist for Developers’ as part of or in combination • Provide inclusive development to all with a separate Sustainability Assessment. • Improving the conditions in which users; people, live, work, travel and take leisure; and 2.13 The structure and content of the SPD is based on the categories and environmental • Widening the choice of high quality issues covered by the Code for Sustainable homes. Homes but also recommends special attention is paid to the initial stage of site 2.11 is committed to appraisal and overall design considerations. achieving sustainable development and The measures recommended in the SPD aims to ensure sustainably designed and represent a menu of good practice options constructed developments within the City. that need to be considered for each The Sustainable Design and Construction development on its merits alongside other Supplementary Planning Document (SPD) design principles and guidance set out other 2011 reviews the policy drivers from the SPD documents. national to the local level and provides guidance for major development proposals.

page 8 | East Leeds Extension Development Framework | May 2012 May 2012 | East Leeds Extension Development Framework | page 9 04. Site Context

The East Leeds Extension is approximately 8 kilometres north east of and is contiguous with the existing built up area at Whinmoor, and Stanks. The outlying villages of Shadwell, and Scholes lie within 1 kilometre of the Extension area.

4.1 The East Leeds Extension stretches from 4.4 Beyond the East Leeds Extension, the 4.8 Land adjacent to the East Leeds the A6120 Ring Road at Red Hall round to land is designated Green Belt. The villages of Extension Area on the former Vickers tank Manston Lane north of Thorpe Park and Shadwell, Thorner and Scholes are set within factory site at Barnbow has a detailed Junction 46 of the M1. The A58 Wetherby the Green Belt. Scholes is the village closest consent for housing on part of the site with Road and A64 York Road arterial routes, the to the Extension and the allocated land arcs a restriction on the number of units that Coal Road, Skeltons Lane and Barwick Road away from the settlement at this point to can be built prior to the completion of the bisect the Extension. Figure 3 shows the maintain a Strategic Gap between the two Manston Lane Link Road. The remainder of main highway network in the vicinity of built up areas. the site has an outline planning application the Extension and identifies some of the key awaiting determination for further housing adjacent uses. These can be summarised as Bus Services and associated uses, including a primary follows: school. 4.5 The immediate context to the East Leeds Extension Area is well served by public 4.2 The Industrial Estate and transport with a wide variety of routes to Manston Lane Link Manston Lane Industrial Estate provide large destinations within and beyond the City. 4.9 The Manston Lane Relief Road will existing employment concentrations within allow for the connection of the East Leeds 1 kilometre of the Extension. The Seacroft Planning Applications extension to Thorpe Park and Junction 46 of and District Centres lie within 2 the M1. 4.6 Allocated land at Grimes Dyke within kilometres of the Extension and provide the the East Leeds Extension Area under Policy main retail destinations within the vicinity. H3-2A.2 for housing has been granted Smaller Local Centres exist at Whinmoor outline planning permission. and Swarcliffe.

4.7 An application for Land at Whinmoor 4.3 A host of Primary Schools are located between the A58 Wetherby Road and A64 within 1 kilometre of the Extension at York Road has been submitted at the same Whinmoor, Swarcliffe and Stanks. The time as this Development Framework John Smeaton Community College also lies seeking outline planning permission for up immediately adjacent to the Extension Area to 2000 dwellings and associated uses. off the Barwick Road. Leeds City Council are currently assessing the capacity at existing schools adjacent to the Extension.

page 10 | East Leeds Extension Development Framework | May 2012 May 2012 | East Leeds Extension Development Framework | page 11 05. Important Contextual Considerations

A desk based assessment has been undertaken of the East Leeds Extension Area. This highlights the following key issues (See Figure 3):

Park and Ride Linkages to Existing Cock Beck the Extension Area. Some of these schools 5.1 Policy T17 allocates land adjacent to Built-up Area 5.8 The Cock Beck is a consistent ‘thread’ have spare capacity which can be taken into account in deciding the level and the A64 at Swarcliffe and opposite the 5.5 For the Extension to realise the through the Extension from the A64 to timing of provision of facilities that needs Grimes Dyke site for a Park and Ride facility. sustainability and integration aspirations Manston Lane in the south and, for the most to made to meet education needs arising This makes an important contribution of the Policy, the opportunities for linkages part, defines the edge of the existing built up from the Extension Area. The John Smeaton to reinforcing the sustainability of the to the existing built up area need to be area. The Beck provides a valuable resource Community College and Leisure Centre also Extension in accordance with Policy H3- maximised. In addition to the primary and should be incorporated as an integral lies immediately adjacent to the site south 3A.33. linkages to the arterial roads, local vehicular part of the proposals for the extension. The of the Scholes and Barwick Road. and pedestrian route linkages should be existing floodplain associated with the Beck Manston Lane Link explored, particularly associated with will need to be respected and integrated within development proposals. 5.12 Mixed Use Centres – Seacroft and Cross 5.2 Delivery of the Manston Lane Link the cul-de-sac adjacent to the site within Gates contain significant mixed use centres between Manston Lane and Thorpe Park, Swarcliffe and Penda’s Fields and existing serving the wider locality. These centres will ultimately allow access to Junction 46 network of paths reaching out from the Existing Substantial Vegetation are supported by smaller District Centres at of the M1. settlement edge. 5.9 The Extension Area is largely Whinmoor and Swarcliffe which lie within 1 unconstrained by substantial blocks of km of the East Leeds Extension Area. Bus Routes Disused Railway and Public vegetation, with these features being largely confined to a copse north of the A64 and an 5.3 The Extension, in conjunction with the rights of Way area of woodland north of the Scholes and 5.13 Formal Open Space - Existing proposed Park and Ride facility, provides 5.6 The alignment of the disused railway Barwick Road and East of the Manston Lane significant areas of formal open space are an opportunity to rationalise and provide between Cross Gates heading north east Industrial Estate. located adjacent to the extension area south new high frequency services that link with past Scholes should be retained and of Skeltons Lane, Whinmoor and south of key transport interchanges at Cross Gates, integrated within the Extension to reinforce Penda’s Field’s, Stanks. A new Sports Hub is Seacroft and the proposed Park and Ride site movement by sustainable modes and form Red Hall Listed Building proposed at Whinmoor Grange to the east of on the A64. part of the wider network of amenity routes. 5.10 The Listed Building at Red Hall is the the Extension area. A contribution from the only Grade II group of buildings within outline application for Land at Whinmoor the Allocation and the Policy requires an Delivery of ELOR Undulating Topography has been discussed with City Council appropriate setting to be maintained. Other 5.4 The costs of delivering the ELOR to 5.7 The topography from Red Hall around to Officers to provide formal sports provision Grade II Listed Buildings are located beyond the Manston Lane Link will borne by the the A64 York Road has a largely consistent in this location. Similar opportunities for the Extension Area and the setting of these developers involved but the timing at which and gentle slope. South of the A64, the ‘off-site’ provision may be available to other buildings should be considered as part of sections of the ELOR will be delivered need topography becomes more undulating. ‘hubs’ serving the extension. the design approach; of particular note is to be carefully planned. More detailed proposals for the Extension Morwick Hall to the south of the A64. will need to work with the topography to 5.14 Employment – Major areas of existing deliver a locally distinct urban extension employment use that lie within 1 km that facilitates access to all. Key Adjacent Uses of the Extension Area include Seacroft 5.11 Education – A significant number of Industrial Estate on the A6120, Barnbow primary schools are located within the Industrial Estate (between Penda’s Fields existing built up area in close proximity to and the former Vickers site) and Thorpe Park adjacent to junction 46 of the .

page 12 | East Leeds Extension Development Framework | May 2012 Figure 3: Context Plan

May 2012 | East Leeds Extension Development Framework | page 13