Student Numbers in Little Woodhouse
In recent years, numerous student blocks have been built in Little Woodhouse. The total number of bed spaces provided by these blocks is 4,473. The development proposed for 46 Burley Street would add an additional 87 student bed spaces, bringing the total to 4,560. In 2016, an application was submitted for Woodhouse Square, which if approved, would add a further 130 student bed spaces, bringing the total to 4,690. The map and chart on the left shows the extent to which purpose built student accommodation is being concentrated in one area. This table shows when the various applications were approved.
Paragraph 5.1.14 on page 62 of Leeds City Council's Core Strategy (adopted 12 November 2014) states, "The City Centre remains a good location for purpose built student housing, but excessive concentrations in one area should be avoided in line with Policy H6.” Policy H6(B)(iii) on page 76 of the Core Strategy states, "Development proposals for purpose built student accommodation will be controlled: To avoid excessive concentrations of student accommodation (in a single development or in combination with existing accommodation) which would undermine the balance and wellbeing of communities.”
The Kirkstall Road Renaissance Area Planning Framework divides the area bordering Kirkstall Road into six sub areas. As the map below shows, 46 Burley Street is located in Area 4 (City Heights). When the Framework was published on 18 January 2007, Area 4 contained 2,707 bed spaces situated in student blocks. At paragraph 4.4.2 on page 20 it states there should be no more residential development in Area 4, and especially student development, because there had already been so much. It states, "The current proposals at various stages of progress are all for residential purposes: high density cluster flats, including purpose built student accommodation. Therefore, the remaining potential redevelopment sites should only be developed for a non-residential purpose. In addition, further applications which create dominance of a particular tenure, such as student accommodation would not be acceptable as it fails to create the mixed and sustainable communities advanced in PPS3.” stated that there had already been too much student accommodation built in Area 4. Despite this, in September 2009 application 08/02061/FU was approved which will provide a further 239 student bed spaces, bringing the total student bed spaces in Area 4 to 2,946. If the recently approved proposal for 46 Burley Street gets built, it will add an additional 87 student bed spaces, bringing the total student bed spaces in Area 4 to 3,033.
Like the Kirkstall Road Renaissance Area Planning Framework, the National Planning Policy Framework aims to establish mixed communities. Paragraph 50 states, "To deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should: plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community (such as, but not limited to, families with children, older people, people with disabilities, service families and people wishing to build their own homes)…" Application 16/01322/FU did none of these things.
Little Woodhouse is not a mixed community of the type referred by the National Planning Policy Framework. Permanent residents are greatly outnumbered by students. A chart from page 32 of a report commissioned by Leeds City Council entitled, "Assessment of Housing Market Conditions and Demand Trends in Inner North West Leeds" shows that whereas students comprised 50% of the local community in 2007, by 2012, they comprised about 75%.
- Table showing when the student blocks in Little Woodhouse were approved and the bed spaces they provide.
- Page 62 of Leeds City Council's Core Strategy (adopted November 2014)
- Leeds City Council's Core Strategy (adopted November 2014
- Page 76 of Leeds City Council's Core Strategy (adopted November 2014)
- Kirkstall Road Renaissance Area Planning Framework, January 2007
- Page 20 of the Kirkstall Road Renaissance Area Planning Framework
- National Planning Policy Framework
- Paragraph 50 of the National Planning Policy Framework
- A chart showing that students form 75% of the population in Little Woodhouse
- Assessment of Housing Market Conditions and Demand Trends in Inner North West Leeds