Leeds City Council Site Allocations Plan Examination Note ......added to the Evidence Base List...

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Leeds City Council

Site Allocations Plan Examination

Note on HS2 and potential effect on sites

Doc No. EX7

Leeds Local Plan

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1.0 High Speed Rail Phase 2 (HS2)

1.1. On the 16th

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.

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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

http://researchbriefings.files.parliament.uk/documents/CBP-8071/CBP-8071.pdf

http://researchbriefings.files.parliament.uk/documents/CBP-8071/CBP-8071.pdf

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• 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)

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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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Outer South East HMCA (CD1/1j)

2.13. There are two employment sites in Outer South East potentially affected by the HS2 Phase 2b route with the route running directly through the sites:

• EG1.35: Phase 1a Hawks Park, North Newhold Garforth (3.79Ha)

• EG1.36: Phase 2 Hawks Park, North Newhold (12.99 General Employment)

2.14. As stated above in Paragraph 2.5 the capacities of these two employment sites were reduced through pre-submission changes (571 and 572) to account for the loss of land to the HS2 safeguarding area.

Land Availability

2.15. The Council’s response to Matter 7, Main Issue 1, Question 1 provides clarification that developers/agents have been contacted to confirm availability of sites. None of the above sites raised HS2 as an availability concern.

Safeguarding Directive

2.16. The Secretary for State for Transport has issued ‘General notes on safeguarded area’, July 2017. This reads (introduction):

“Please note that the inclusion of land within safeguarding does not necessarily mean that it will ultimately be used by the project – safeguarding is a planning tool to help the Government and High Speed Two Ltd (HS2 Ltd) protect the land that may be needed to build and operate the railway from conflicting development.

The Secretary of State for Transport has issued safeguarding directions for Phase 2b. Safeguarding Directions require local planning authorities to consult HS2 Ltd on all relevant planning applications within the safeguarded area as set out in the Directions. HS2 Ltd then assesses whether the proposals conflict with plans for the railway. The aim of safeguarding is not to prevent development on the land that may be needed to build and operate the railway, but to ensure that no conflict is created. In addition, the safeguarding directions also trigger something known as ‘Statutory Blight’. This means that property owners within the safeguarded area may be eligible to serve a blight notice asking the Secretary of State to buy their property prior to it being needed for construction.

Please be aware that further work continues to be undertaken to develop the detail of the Phase 2b route. As such, the Safeguarding Directions will be reviewed at key future milestones to check whether

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the correct land is safeguarded and whether any changes to the safeguarding directions need to be made.”

Conclusion

2.17. The impact of HS2 Phase 2b on Leeds SAP has been considered and responded too where necessary through the Pre-Submission Changes as detailed above.

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APPENDIX 1: HS2 and SAP Site Plans

Plan 1 – Overview of HS2 and SAP sites

Plan 2 – detailed plan of EO1-36 and MX2-34

Plan 3 – detailed plan of HG6-2

Plan 4 – detailed plan of EG2-22

Plan 5 - detailed plan of HG2-179 and HG2-180

Plan 6 – detailed plan of EG1-35 and EG1-36

Plan 1 – Overview of HS2 and SAP sites

k

k

k

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CC Parade Great George Street

CC Parade Woodhouse Lane

HG2-124

HG1-288

HG1-296

HG2-180

HG1-288

HG5-8

HG2-201

HG5-7

MX2-39

HG6-3

HG8-3

HG6-2

HG6-13

Hunslet

Cross Gates

Rothwell

Halton

Kippax

Garforh

Harehills Lane

Dewsbury Road

Middleton (Ring Road)

East Ardsley

Middleton Park Circus

Lincoln Green

Chapeltown Road Harehills Corner

Aire Valley Leeds Area Action Plan Boundary

© Crown copyright and database rights 2016 Ordnance Survey 100019567Path: \\Client\C$\_temp\SUBMISSIONS June 2016 Site Allocations A3_LEEDS MD WIDE.mxdDate: 22/08/2017

Green Belt

KeySite Allocations

HG4 - Older persons housing/Independent living

EO1 - Identified office employment

EO2 - Office allocation

EG1 - Identified general employment

EG2 - General employment allocation

HG1 - Identified housing

HG2 - Housing allocation

MX1 - Identified mixed use

MX2 - Mixed use allocation

HG3 - Safeguarded land

Green Space

Town & Local Centres

Leeds City Council Wards

Housing Market Characteristic AreasAire Valley AAP Boundary

Core Strategy MAIN URBAN AREA

Core Strategy MAJOR SETTLEMENTS

Core Strategy SMALL SETTLEMENTS

WHG5 - Allocated for schools

G G G G G GG G G G G GG G G G G GG G G G G G

HS2 Safeguarding Area - July 2017

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Primary SchoolsSecondary Schools

HG6 - Gypsies and Travellers - sites safeguardedHG7 - Gypsies and Travellers - new sites allocatedHG8 - Travelling Showpeople - sites allocated

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Other InformationLocal Convenience Centres

Thorp Arch Trading Estate

Location of New Settlement

EG1-35 & EG1-36

HG6-2

HG2-179

Sites overlapped by HS2 safeguarding area:EG1-35, EG1-36, HG2-179 & HG6-2

Sites adjacent to HS2 safeguarding area:EO1-36, EG2-22, HG2-180 and MX2-34

HG2-180

EO1-36 & MX2-34

EG2-22

Sites affected by HS2 safeguarding area - July 2017

Plan 2 – detailed plan of EO1-36 and MX2-34

Place

LITTL

E NEV

ILLE S

TREE

T

3

Posts

20

27.4m

18

House

1 to 845

2

Sover

eign Q

uay

MEADOW LA

NE

River Aire

1

Hilton Hotel

29.3m

S Gantry

Subway

SL

SOVEREIGN STREET

Sloping masonry

Hotel

30

11

STRE

ET

3

14 6

PH

26.2m

Stage

27.1m

14 to 62

27.4m

1

1

SL

15

16

9

Multistorey Car Park

House

WATER LANE

36

Shelters

Junction

FB

Leeds Station

Shelters

Sovereign Square

LBsPITT ROW

Fountain

2

Car Park

SL

TCB

CONCORDIA

5

170

HouseWindsor

Wharf

New Centaur House

1 to 12

Tunnel

Sovereign Place

Pol Sta

SL

Sovereign House

3

Royal

22

Prospect House

12

HEATON'S COURT

3

25.8m

25.9m

28.2m

44

15

20 to

22

Waterman's

Footbridge

3

Victoria Bridge

The Embankment

26.5m

Multistorey

4

21

32

El Sub Sta

1

1

7

BRIDGE END

PH

30.2m

SL

Drain

23

El Sub Sta

12 28.0m25

1

4

174 to 178

Old Red

Lion

River A

ire

57 to 59

BRIDGE END

SL

Landing

NEVIL

LE ST

REET

City House

27.1m

SWINEGATE

El Sub Sta

28

BLAYD'S YARD

BLAYDS MEWS

King

25.9m

PITFALL STREET

24 to

32

64 to 68

Aire Valley Leeds Area Action Plan Boundary


Green Belt

KeySite Allocations











Green Space













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kkk







EO1-36

EO1-36

MX2-34

Plan 3 – detailed plan of HG6-2

k

Mast

30.9m

9 to

10

7

L Twr

28.7m

Northern Gas

House

10a

5b

Works

SM

26.5m

6a

Networks

WB

27.2m

28.8m

30.4m

Hous

e

ESS

El Sub Sta Gas Holder

31.3m

WarehouseWarehouse

Sove

reign

19a

8

6b

Pottery Field

L Twr

MP

IVORY STREETKIDACRE STREET

HG6-2


Green Belt

KeySite Allocations











Green Space













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!

kkk




HG6-2




Plan 4 – detailed plan of EG2-22

k

Warehouse

29.0m

82

Depot

JACK LANE

Bridge

Warehouse

31.8m

ESS

Works

31.6m

Gas Holder

31.6m

WarehouseWarehouse

27.5m

Warehouse

WB

CROSS MYRTLE STREET

119

Works

86

Pottery

29.2m

Gas Holder

LEATHLEY ROAD

Warehouse


Green Belt

KeySite Allocations











Green Space













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!

kkk




EG2-22




Plan 5 - detailed plan of HG2-179 and HG2-180

31

17

34

Sports

19

9a

48

51

17

57

Shelter27.2m

39

52

The Old Masons

12

METH LEY LA NE

32

8

Shelter

Willow

Gardens

Church

1

Ppg Sta

9

The Elms

29.6m

36

NORF

OLK

CLOS

E

23.2m

L Twr

L Col

L Col

The Grove

37

23

Rothwell Sports Centre

9

Oulton Beck

10

15

21

Institute

55

Manor Lane

Rugby Ground

2

28.0m

28c

28

Drain

18

3

33

4

1

12

FIELDWAY CHASE

31

9

Oulton Beck

15

Path

(um

)

Path

(um

)

L Twr

Croft

8

24.5m

FB

13

ABERFORD ROAD

1

Oulton

6

WOOD

LAND

29

35

30

1

56

7

54

4

12

34

11 13

16

2

27

15

28.4m

39

2

14

12

Path (um)

4

25.8m

El Sub Sta

L Twr

L Twr

L Col

Bridge

9

PARK

18

Ash

2

26a

6

FLEET LANE

20

23

29.1m

26

Line

38

47

1

Path

Path

(um)

(PH)

15

WAY

3

Arms

QUAR

RY H

ILL

29 .4m

14

Cottage

61

28a28b

WOODLAND PARK

War Memorial

27.8m

15

10

26.3m

60

52

ELMFIE

LD

22

PA RK ROA D

11

43

2

ESHA

LD L

ANE

L Col

21.2m

Football Pitches

30

TCB

26.4m

11

46

5

15

5

(PH)

2

14

Tree

FARRER LANE

5

4

El Sub Sta

STONE CR OFT COURT

7

El Sub Sta

58

44

35

1

1

Pipe

17

32

10

6

FLEET LANE

Path

(um

)

Path (um)

L Twr

L Twr

L Col

Drain

Oulton Beck

14

2

LEVEN THOR PE1

19

50

32

53

23

1

THE WOODLAND S

Cottage

33

1

3

2

GREENLAND COURT

12

7

24

BECK VIEW

4

4

8

METH LEY LA NE

Path

Stand

16

6

5

Court

7

Hotel

36

11

12

17

16

FB

7

Oulton

43

11

Beech Grove

FB

2

22

411

Path (um)

18NORFOLK

DRIVE

28

BENT

LEY

LANE

45

1

Path

(um)

FB

Oulton Beck

Football Ground

L Twr

L Twr

L Col

Trac

k

HG2-180


Green Belt

KeySite Allocations











Green Space













"

!

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HG2-179



HG2-180


Plan 6 – detailed plan of EG1-35 and EG1-36

Warehouses

The

11

4

El Sub

ABER

FORD

ROAD

8

4

1

M 1

3

ETL

Issues

Path (um)

12 SILKSTONE CLO

SE

5

6

CEDAR RIDGE

5

15 EAST RIDGE VIEW11

Weigh House

5

9

5

A 642

WorksTank

8

10

ANNING FOLD

81.4m11

1

9

A 656

Gantry

Track

Ward Bdy

86.9m

2

LB

Sta

1

2

3

Def

DefWater

Posts 9

1

1

6

5

A 642

7

15

Tank

Def

2

MOULE RISE 9

MS


Green Belt

KeySite Allocations


EO1 - Identified office employmentEO2 - Office allocationEG1 - Identified general employmentEG2 - General employment allocationHG1 - Identified housingHG2 - Housing allocation

MX1 - Identified mixed useMX2 - Mixed use allocationHG3 - Safeguarded land

Green Space


Leeds City Council WardsHousing Market Characteristic AreasAire Valley AAP Boundary

Core Strategy MAIN URBAN AREACore Strategy MAJOR SETTLEMENTSCore Strategy SMALL SETTLEMENTS







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!

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EG1-35

Sites overlapped by HS2 safeguarding area:EG1-35, EG1-36, HG2-179 & HG6-2Sites adjacent to HS2 safeguarding area:EO1-36, EG2-22, HG2-180 and MX2-34

EG1-36


Leeds City Council Site Allocations Plan Examination Note ......added to the Evidence Base List...

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