Planning I
An Overview
The Annual Report is an opportunity to review Leeds Civic Trust’s involvement in the issues and projects which emerged over the last year. In seeking to draw out a theme, we kept coming back to the conclusion that not much transformational has happened. Other cities such as Manchester, Liverpool and Sheffield are surging ahead with well-designed buildings and public facilities set in a high quality public realm and Leeds must not be left behind.
Missed Opportunities
While we can all see the tower cranes which are the symbol of a prosperous city, where are the wider community benefits that should flow from this investment? Where is the high quality architecture, the spaces of character, the public art and the community amenities that we look for in trips to other cities? Where are the attractions for visitors not interested in shopping or drinking?
We are told that current developments result from applications approved some time ago and that things will get better in the future. Some new guidance is on the way but when the Tall Buildings Policy is published, all such buildings will have been given consent. And some will be very prominent – the student housing tower dominating Briggate should have been very carefully designed for this key location. And, positioned on the ridge, a similar tower at Clay Pit Lane may well appear to be the City’s tallest building – it is not of high enough quality.
Although planning guidance has been prepared for key City Centre sites, we feel that all too often consent is granted for buildings which are more intensive or taller than illustrated. Examples include the Canal Basin, in Holbeck Urban Village and around the Civic Hall. Greenery in general is given short shrift in much of the City Centre and further intensive development at Quarry Hill will destroy the ‘temporary’ greenspace alongside the Playhouse – more trees are being lost than are being planted.
We are also concerned about the ‘maintenance’ of the City Centre and the developments now taking place. How is it that Bridgewater Place needs to be topped by equipment ‘sheds’ while these can be designed-in to others? Giant advertising hoardings have been allowed to remain for far longer than is necessary to screen any construction work.
Positive Developments
However, we should celebrate the good things that have happened. The Council has continued its development of high quality public spaces into Merrion Gardens and Briggate. Brewery Wharf has established itself as a prime waterfront eating and drinking location and the opening of Brasserie Blanc on Sovereign Street may help draw people to the riverside. Clarence Dock is nearing completion, with the tallest building on the site providing a stylish marker at the south end – however, notwithstanding the quality of spaces such as Armouries Square, we have yet to see the vitality promised.
Plans in the pipeline include the tallest residential tower in Europe (Lumiere on Wellington Street), the ‘Kissing Towers’ at Criterion Place and the ‘Spiracle’ (Leeds’ gherkin) on the site of the International Pool. Designed by leading architects, these have the potential to transform the quality of the city’s architecture if they are delivered as promised.
On a smaller scale, we have also supported examples of good design at Echo Central (East Street), North Street (replacement for the Caspar Building) and within the western development zone around Whitehall Road and the river.