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Leeds UDP Review: Inspector’s Report
Proposed Revision of Recommendation on Alteration 7/008

Additions and amendments to the Recommendations in the Inspector’s Report are in italics.

POLICY H15: WITHIN THE BALANCED COMMUNITIES NEIGHBOURHOOD (BACON) PLANNING PERMISSION WILL BE GRANTED FOR HOUSING INTENDED FOR OCCUPATION BY STUDENTS, OR FOR THE ALTERATION, EXTENSION OR REDEVELOPMENT OF ACCOMMODATION CURRENTLY SO OCCUPIED, WHERE:
i) THE STOCK OF HOUSING ACCOMMODATION, INCLUDING THAT AVAILABLE FOR FAMILY OCCUPATION, WOULD NOT BE UNACCEPTABLY REDUCED IN TERMS OF QUANTITY AND VARIETY;
Notes: (1) ‘unacceptable reduction’ is understood to mean reduction of family housing by more than 10% below national norms (‘national norms’ are those reported in the current edition of the Survey of English Housing; ‘the stock of housing accommodation’ will be recorded in a HoDA Audit, prepared by and for the Area Committee; particular reference will be made to the proportion of HMOs and flats/apartments in the neighbourhood [as defined in the Audit], not available for family occupation).
(2) permission will be granted in ‘reduced’ neighbourhoods only on the condition that the property may not be licensed as HMO.
ii) THERE WOULD BE NO UNACCEPTABLE EFFECTS ON NEIGHBOURS’ LIVING CONDITIONS INCLUDING THROUGH INCREASED ACTIVITY, OR NOISE AND DISTURBANCE, EITHER FROM THE PROPOSAL ITSELF OR COMBINED WITH EXISTING SIMILAR ACCOMMODATION;
Note: the developer will be required to demonstrate that they have undertaken satisfactory measures to prevent such unacceptable effects (such as sound insulation, clauses in the tenancy Agreement, contact number for neighbours, etc).
iii) THE SCALE AND CHARACTER OF THE PROPOSAL WOULD BE COMPATIBLE WITH THE SURROUNDING AREA;
Note: reference will be made to the local Neighbourhood Design Statement, where appropriate.
iv) SATISFACTORY PROVISION WOULD BE MADE FOR CAR PARKING; AND
Note: such provision must be clearly demonstrable, and based on realistic requirements.
v) THE PROPOSAL WOULD IMPROVE THE QUALITY OR VARIETY OF THE STOCK OF STUDENT HOUSING.
Note: permission will be conditional on developments meeting the minimum standards required for mandatory HMO licensing.

THE BALANCED COMMUNITIES NEIGHBOURHOOD IS IDENTIFIED UNDER POLICY R1 AS AN AREA POLICY INITIATIVE WHERE THE COUNCIL WILL WORK WITH THE UNIVERSITIES, PROVIDERS OF STUDENT ACCOMMODATION AND THE LOCAL COMMUNITY TO DRAW UP A STUDENT HOUSING STRATEGY. SO FAR AS IS POSSIBLE IN PLANNING TERMS THAT STRATEGY WILL:
# MANAGE PROVISION OF NEW STUDENT ACCOMMODATION SO AS TO MAINTAIN A REASONABLE BALANCE WITH OTHER TYPES OF HOUSING;
# SEEK PROGRESSIVE IMPROVEMENT OF THE STUDENT HOUSING STOCK.
[# THE RECOMMENDATION TO “IDENTIFY OPPORTUNITIES FOR PROVISION OF PURPOSE-BUILT AND MANAGED STUDENT HOUSING THAT WOULD REDUCE PRESSURE ON THE REST OF THE HOUSING STOCK” IS OMITTED AS (a) AN UNACCEPTABLE ARGUMENT, AND (b) LIABLE TO UNDERMINE THE VIABILITY OF POLICY H15A]

POLICY H15A: STUDENT HOUSING DEVELOPMENTS WILL BE PROMOTED IN THE FOLLOWING LOCATIONS, WHERE THE COUNCIL WILL WORK WITH THE UNIVERSITIES AND WITH ACCOMMODATION PROVIDERS TO IDENTIFY AND BRING FORWARD FOR DEVELOPMENT SITES THAT WOULD SATISFY THE CRITERIA SET OUT BELOW:
(a) LOCATIONS AROUND THE CITY CENTRE, AS DESIGNATED IN THE CITY CENTRE AREA ACTION PLAN;
(b) LOCATIONS ELSEWHERE, AS DESIGNATED IN THE AREA ACTION PLANS FOR AIRE VALLEY, EAST & SE LEEDS, AND WEST LEEDS;
AND IN OTHER LOCATIONS, WHERE PROPOSALS WOULD:

i) HAVE GOOD CONNECTIONS BY PUBLIC TRANSPORT TO THE UNIVERSITIES, EITHER EXISTING OR TO BE PROVIDED TO SERVE THE DEVELOPMENT; OR BE CLOSE ENOUGH TO ENABLE EASY TRAVEL ON FOOT OR BY CYCLE;
ii) BE ATTRACTIVE TO STUDENTS TO LIVE AND OF SUFFICIENT SCALE TO FORM A VIABLE STUDENT COMMUNITY, EITHER IN THEMSELVES OR IN ASSOCIATION WITH OTHER DEVELOPMENTS;
iii) BE WELL INTEGRATED INTO THE SURROUNDING AREA IN TERMS OF SCALE, CHARACTER AND ASSOCIATED SERVICES AND FACILITIES;
iv) CONTRIBUTE DIRECTLY TO THE REGENERATION OF THE SURROUNDING AREA, PREFERABLY AS PART OF COMPREHENSIVE PLANNING PROPOSALS; AND
v) NOT UNACCEPTABLY AFFECT THE QUALITY, QUANTITY OR VARIETY OF THE LOCAL HOUSING STOCK.

PLAN M/071: AMENDED TO INCLUDE KIRKSTALL HILL, BECKETT PARK CAMPUS, LAWNSWOOD AND MOOR GRANGE [AS SHOWN IN S/21770 ETC.] AND RETITLED “BALANCED COMMUNITIES NEIGHBOURHOOD”.

Leeds HMO Lobby, 5 December 2005

Leeds HMO Lobby
email: hmolobby@hotmail.com website: www.hmolobby.org.uk/leeds