10-2015: Design and Access Statement 11 Regent Street, Proposed Hotel DevelopmentDec 2017

Contents

1.0 INTRODUCTION

2.0 SITE

- SITE LOCATION - SITE CONTEXT- SITE VIEWS- EXISTING SITE PHOTOS- SITE LOCATION CONTEXT VIEWS - SITE ANALYSIS (CONSTRAINTS)- SITE ANALYSIS (DEVELOPABLE AREA)

3.0 PROPOSAL

-PROPOSED SITE PLAN / DETAILS- DESIGN APPROACH / LAYOUT- PROPOSED AERIAL VIEWS- SERVICING / ACCESS - LANDSCAPE AND AMENITY- MATERIALITY - PRECEDENCE STUDY - SUSTAINABILITY - CONCLUSION

This design and access statement has been submitted to support of a Full Planning Application, for a nine storey hotel development comprising 53 bedrooms with under croft car parking, new reception area off Regent Street and second floor link to a raised communal courtyard deck at 11 Regent Street, Leeds.

The application site is located to the North East of Leeds City Centre and is bounded by Regent Street to the East, Byron Street to the South, Leylands Road to the west and the former Homburgs unit immediately to the north.

The application site is part of the Citispace development which is located on the West side of Regent Street and comprises ground floor retail and commercial development with residential use above.

The Citispace development, together with the former Homburgs unit, create an enclosed courtyard which houses the internal parking /servicing area for the development and an elevated amenity deck.

The document provides an overview of our vision and proposed response to create the final phase of a mixed use development along Regent Street, Leeds.

The development aspires to create an attractive Hotel that will continue to improve the quality of the area. The new hotel is considered to be a contemporary intervention to the existing building form whilst respecting the general character and scale of development on Regent Street.

The document will describe the proposed design, to demonstrate the level of consideration given to meeting the functional and contextual demands of the development.

1.0 Introduction

2.0 Site Location - Existing

KEY

- SITE BOUNDARY

- PHASE 1 - FLOORS 00 - 02

- PHASE 2 - FLOORS 03 - 05

- PHASE 3

The application site is located to the north east of Leeds city centre and is bounded Regent Street to the east, Byron Street to the south, Leylands Road to the west and the former Homburgs unit immediately to the north.

The application site is part of the Citispace development which is located on the west side of Regent Street and comprises ground floor retail and commercial development with residential use above. The Citispace development, together with the former Homburgs unit, create an enclosed courtyard which houses the internal parking / servicing area for the development and an elevated amenity deck sitting above this which serves the residents of the Citispace apartments. Vehicular access to the courtyard is via Leylands Road to the rear.

The Citispace apartments have been developed over three phases after the success of the first phase apartment scheme. They provide for a range of different shapes and sizes, including studio apartments, one bedroom apartments and two bedroom apartments.

The application site is located along the northern side of the courtyard and will in effect complete a Citispace quadrangle butting up to the former Homburgs unit.

2.1 Aerial Views - Existing

2.2 Site Location - Existing Photographs

2.3 Site Location - Context Views

Google Street View - Looking North towards the site on Regent Street

SITE LOCATION

2.4 Site Location - Context Views

Google Street View - Looking South towards the site on Regent Street

SITE LOCATION

2.5 Site Location - Context Views

Google Street View - Looking towards the site on the Leyland street / Skinner Lane junction

SITE LOCATION

2.6 Site Location - Context Views

Google Aerial View - Looking South towards the site

SITE LOCATION

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- SITE BOUNDARY

- PHASE 1

- PHASE 2

- PHASE 3

- SUNPATH

-VEHICULAR ACCESS

COMMERCIAL FRONTAGE

- PRIMARY ASPECT

- SECONDARY ASPECT

2.7 Site Analysis - Site Constraints

KEY

- SITE BOUNDARY

- PHASE 1 - EXISTING RESIDENTIAL DEVELOPMENT

- PHASE 2 - EXISTING RESIDENTIAL DEVELOPMENT

- PHASE 3 - EXISTING RESIDENTIAL DEVELOPMENT

- PROPOSED HOTEL DEVELOPMENT

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2.8 Site Analysis - Developable Area

The proposal sits along the northern side of the courtyard and will in effect complete a Citispace quadrangle butting up to the former Homburgs unit

KEY

- PROPOSED HOTEL

- PROPOSED COMMUNAL TERRACE

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3.0 Proposal - Proposed Site Plan / Details

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Main development criteria

To provide high quality hotel with associated amenity space

Create an exemplary development which respects the existing and future scale and character of the area and delivers a landmark building.

Modern approach to design – a contextual and contemporary response that manifests itself in a coherent architectural language and utilises modern construction techniques and materials.

The new development comprises of 53 high quality bedrooms.

The architectural language of the proposed form is simple and yet refined with subtle details to the external envelope. The form, orientation and scale responds to the existing context and Citi Space development .

Development details - Design / Scale / Layout

The proposed development is for a for a nine storey hotel development with under croft car parking, comprising 53 bedrooms, a new reception area off Regent Street and second floor link to a communal courtyrad facility on the internal courtyard deck at 11 Regent Street, Leeds.

The scheme has been designed to create a contemporary infill building which respects the character and scale on Regent Street to the east but which steps up in height behind the Regent Street block to reflect the scale of the development further west as it rises in height with the rise in land level towards North Street.

The new building will be set back behind the existing Regent Street block and as such will not affect the perceived character and scale on Regent Street.

The general form of the hotel will appear slender in profile (circa 19 metres long and 6m wide) providing the opportunity to create more elegant stair cores either end to frame the development.

The new hotel building is based on the concept of a lightweight central façade which would house the hotel bed spaces and be framed by two contemporary stair / lift cores which bookend the development. The two core (bookend) approach facilitates a suitable means of fire escape from all floors with lift provision in the front core to link to the new hotel reception which is proposed in the end retail unit fronting Regent Street.

- HOTEL ROOMS

- CORES / CIRCULATION SPACE

- SERVICES / PLANT

- RECEPTION

- CIRCULATION

- PEDESTRIAN ACCESS

- VEHICULAR ACCESS

- EXISTING CITISPACE BUILDINGS

KEY

PROPOSED GROUND FLOOR PLAN

PROPOSED TYPICAL FLOOR PLAN

3.1 Design Approach - Layout

The hotel bedrooms will face southwards into the central courtyard and overlook the amenity deck. Corridor access is proposed on the north elevation abutting the Homburgs site with the rooms accessed off this corridor. The external northern façade will present a contemporary elevation on the approach to the city from the north but will also present an acceptable design solution should the Homburgs site come forward for redevelopment in the future. There is a previous residential approval on the Homburgs site, now lapsed, which adopted the same approach i.e. inward facing apartments with access to these served by a corridor design along the boundary.

The stair / lift cores will ground at courtyard level with the nine floors of hotel bedrooms in between starting at first floor level to create an undercroft area which will maintain the car parking and circulation space within the courtyard area.

The amenity deck sits within the central courtyard at second floor level allowing passage beneath. The new hotel is proposed to link to the deck via a walkway which will extend southwards to bridge the link to the second floor of the hotel. A ancillary breakfast area for the hotel residents is located at ground floor level fronting Regent Street.

The use of two stair cores will provide the lightweight bookends framing a central building block housing the hotel bed spaces and act as lightweight links that fuse the existing development with the new.The bookends will also create a degree of separation with the existing residential development at each end. The hotel bedrooms will face southwards into the central courtyard and overlook the existing amenity deck. Corridor access is proposed on the north elevation abutting the Homburgs site with the hotel bedroom access set in off this corridor. The external northern façade will present a contemporary elevation on the approach to the city from the north but will also present an acceptable design solution should the Homburgs site come forward for redevelopment in the future.

The new hotel is proposed to link to the amenity deck via a walkway which will extend southwards to bridge the link to the second floor of the hotel.

3.2 Aerial Views - Proposed

3.3 Aerial Views - Proposed

3.4 Aerial Views - Proposed

3.5 Aerial Views - Proposed

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- PROPOSED HOTEL

- PROPOSED RAISED COMMUNAL TERRACE

- COURTYARD

- SITE ACCESS ( VEHICLES)

- SITE ACCESS ( PEDESTRIANS)

- BUILDING CORES

KEY

3.6 Parking / Access / Servicing

Vehicle Access and Servicing

It is proposed to service the development from an existing access into the site from Leylands Road.

A total of 24 car parking spaces, of which one is designated for disabled users, along with one motorcycle bay and seven long stay cycle parking spaces.

All servicing, deliveries and taxi drop off will occur within the courtyard and will be monitored via the intercom system which is currently in place. To accommodate the new turning facility within the site there will be a loss of four existing car parking spaces.

Vehicular access and egress is proposed using the existing courtyard access from Leylands Road. Servicing will follow the same servicing strategy that currently operates for the existing Citispace development. The new hotel will provide for 24 car parking spaces in the courtyard.

Parking will be controlled on site through the booking system, i.e. when a booking request is made an option of a parking requirement will also be required. This will ensure that parking will not be more than the available parking on site at all times.

All refuse and recycling stores are close to the collection point on the route of the refuse collection vehicle.

The commercial units will have their own dedicated refuse and recycling stores.

Inclusive design

Level threshold are provided at all points of access to the development.

Access to the communal podium garden is either via two large cascading stairs. These are designed with easy goings and shallow risers to make them as accessible as possible for ambulant disabled people.

Refuse areas are designed for inclusive access

Please refer to Transport assessment for further detailed information

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- PROPOSED HOTEL

- PROPOSED RAISED COMMUNAL TERRACE

- SOFT LANDSCAPING / AMENITY SPACE

- BRIDGE LINK

KEY

Part of the proposal includes the creation of a second floor raised courtyard deck.

By incorporating the urban courtyard, the proposal aims to provide a space that can be used throughout the year.

3.7 Landscape and Amenity

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- ALUCOBOND SPECTRE (OCEAN)

- ALUCOBOND SPARKLING (WHITE SILVER)

- PANELS TAPER TO A POINT

- PPC ALUMINIUM FRAMED FULL HEIGHT GLAZING

KEY

3.8 Materiality

NORTH COURTYARD ELEVATION

CITISPACE PHASE 3 CITISPACE

PHASE 1/2

• The proposed structure is designed to create a simple and ordered building envelope. The predominant exterior wall surface for all the building is a Alucobond cladding system. Rainscreen cladding is contextual to the context and existing Citispace development, however it was important to create visual interest.

• The elevation has as a very simple ordered appearance. The natural grid creates a frame for identical openings in which the windows sit. Variety is created, both with a subtle introduction of an angle to lift the elevation and the cores are to be clad in a different colour panel.

• Windows are vertically proportioned, high performance, dark grey PPC aluminium framed.

• The type of cladding panel was very important given the simplicity of the development and its surrounding context.

• • The material tones work very well with the exiting Citispace

development and the cores help to frame and create a feature of both elevations.

• Alucobond Spectre is a panel of which offers colours that celebrate the natural colour shifts that occur in materials that affect everyday life. Alucobond Spectra and sparkling colour range add fascination and visual interest.

• The panels are essentially natural colour shifting surfaces, depending upon the pigment type and viewing angle, different wave lengths of light are reflected back to the audience resulting in an ever-changing colour gradient with indescent highlights.

• The addition of these panels into the proposal allow the proposal to offer visual interest with enchanting colour effects that is ever - changing creating a lasting impression.

• The subtle reflection will further enhance the natural light and really help lift the existing context.

• The nature of the panel it is very difficult to demonstrate this within a two dimensional image and therefore samples will be arranged to support the materiality specified.

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- ALUCOBOND SPECTRE (OCEAN)

- ALUCOBOND SPARKLING (WHITE SILVER)

- PANELS TAPER TO A POINT

KEY

SOUTH STREET ELEVATION

CITISPACE PHASE 3

CITISPACE PHASE 1/2

3.9 Materiality

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3.10 Precedence Study

3.11 Sustainability

3.12 Sustainability

3.13 Conclusion

This Design and Access Statement has been prepared on behalf of Citispace (the applicant) to support a proposed hotel development at 11 Regent Street, Leeds.

This Design and Access Statement along with the planning statement provides an overview of the site and surroundings, and relevant background information, outlines the scheme proposals.

The proposed development will regenerate a key city centre site and provide significant economic, social and environmental benefits. The redevelopment of this under-used site for a hotel development is encouraged by the Core Strategy which seeks to enhance the role of Leeds City Centre as an economic driver for the district and city region. The proposed development will support business and leisure growth through increased hotel accommodation availability in Leeds City Centre, and create new jobs.

In the context of the current planning policy and guidance, it is considered that the principle of the proposed development is acceptable. The design of the proposed development has been progressed following extensive discussions with Leeds City Council and the proposed development is considered to be a high-quality design which will enhance the local area and meet the aspirations of the Mabgate Development Framework which seeks to encourage the regeneration of this area.

The supporting documents have assessed the impact of the proposed development on the local environment and the local community. These documents demonstrate that there are not expected to be any significant adverse impacts of the proposed development and that local amenity will be protected.

To conclude, when the policies of the Development Plan and the NPPF are taken as a whole, it is considered that the benefits of the proposed development must be regarded as substantial. In economic terms the proposed development will redevelop an under used site in a prominent City Centre location and deliver a high-quality hotel development to support business and leisure growth in Leeds. The construction and operation of the development will create jobs and contribute towards economic growth. In social terms the delivery of a hotel development in this location is complementary to the existing uses within this part of the city centre. The hotel use will increase footfall and add vibrancy to the area increasing the feeling of safety particularly in the evening.

In environmental terms, the proposals have been developed to enhance the visual urban landscape and where potential impacts have been identified, mitigation measures have been incorporated into the proposals to respond to these. The site is not of high environmental sensitivity and the assessments and reports submitted with the application demonstrate that the proposal will not have a significant adverse impact on the environment.

When taken together, the economic, social and environmental benefits of the development would be substantial and are considered to significantly outweigh any adverse impacts of the scheme when assessed against policies of the NPPF. Equally, it is not considered that there are any material considerations sufficient to negate the presumption in favour of sustainable development.

Considering the above, it is therefore considered that the proposed development is consistent with national and local policy.