The Assistant Director - Planning, Transportation and Highways will present a report (Document “V”) in relation to a full application for the construction of a new sixth form college with associated changes to site access (vehicular and pedestrian), provision of car parking, associated landscaping and engineering works at Britannia Mills, Portland Street, Bradford – 18/02214/MAF.

Recommended –

That the application be approved for the reasons and subject to the conditions set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

                                                                        (John Eyles – 01274 434380)

The Assistant Director - Planning, Transportation and Highways introduced Document “V” which proposed the construction of a new sixth form college with parking provision, landscaping and engineering works at Britannia Mills, Portland Street, Bradford.  He reported that there was a mix of buildings in the area of a similar height, however, the levels on Nelson Street differed and there was a significant drop to the site in question.  Access would be gained via Portland Place and West Yorkshire Police had raised concerns in respect of the potential for vehicles to collect and drop off students on Clifford Street.  Double yellow lines were sited on Clifford Street and Nelson Street and the site’s location next to the police station would deter illegal parking.  Members were informed that the Council’s Highway’s Department had not raised any highway safety concerns and the proposal would not impact upon the operation of the police station.  The application included under croft parking and a traffic island to prevent cars turning right onto Nelson Street when leaving the college.  The Assistant Director - Planning, Transportation and Highways confirmed that the proposed building would be five storeys, with a roof line matching that of the police station and the Area Action Plan identified that the site could accommodate tall buildings.  He acknowledged that the site had been allocated for recreational use and previously identified for the Council’s new swimming pool, however, the land was no longer required as a new site had been found on Huddersfield Road.  No enquiries had been received from private pool developers and there was a need for education buildings, as sixth form facilities in schools were closing, therefore, the use of the site as a college was justified.  The Assistant Director - Planning, Transportation and Highways stated that information had been submitted in relation to drainage and construction plans, which the Council’s Drainage Team had confirmed were acceptable, therefore, conditions 4, 5 and 6 were no longer required.  He explained that issues had been raised in respect of the construction phase and parking around the site.  Additional parking facilities on the site had been requested and the vehicle wheel washing proposal was not satisfactory, therefore, condition 12 would remain on the application.  The application was then recommended for approval, subject to the conditions as set out in the officer’s report with the omission of conditions 4, 5 and 6.        

In response to Members’ queries, the Assistant Director - Planning, Transportation and Highways confirmed that:

·         The site had not been marketed for recreational use as the Council had previously agreed to construct a swimming pool and a culvert ran under the land.  The new scheme proposed that the accommodation would be situated at Nelson Street level and above due to the associated issues. 

·         The only other suitable site was on Thornton Road, however, it was not in a sustainable location.  A sequential test had been undertaken in relation to the swimming pool application and the same principles applied to the new submission.

·         The Council had identified the site as being suitable for recreation use and the allocation remained with the land, not the user.  No enquiries had been received in respect of providing a private swimming pool on the site or in the City Centre.  A new gym had recently opened in the vicinity of The Broadway, therefore, it was extremely unlikely that an application for a swimming pool or gym would be submitted.

·         If the site flooded the car park would be affected and not the accommodation, therefore, the access level had to be on Nelson Street.

A Member then queried whether the applicant had included Science, Technology, Engineering and Mathematics (STEM) facilities within the scheme and was informed by the applicant’s agent that STEM had been included within the proposals.  The Committee were informed that a flood risk assessment and sequential test had been submitted.  It was an appropriate site for the proposed development and the Environment Agency had confirmed that the suggested proposals would mitigate the flood risk.  It was acknowledged that the primary allocation of the site had been for a swimming pool, however, a new location had been identified by the Council and, therefore, the main function of the allocation was no longer relevant.  The site was brownfield, within walking distance of the City Centre and would provide a key need for the District.

With regard to the number of places available at the proposed college, Members were informed that 1200 would be offered and there was a need for high quality places for 16 to 18 year olds within Bradford.   

Resolved –

That the application be approved for the reasons and subject to the conditions, excluding conditions 4, 5 and 6, set out in the Assistant Director - Planning, Transportation and Highways’ technical report.

ACTION: Assistant Director - Planning, Transportation and Highways