Draft planning statement for North West Leeds Employment Hub

Introduction
Strategic priorities
Site context
Local planning policy context
Development principles
Site delivery
Section 106 agreement and community infrastructure levy
Monitoring

Appendices

Details of relevant planning policies
Indicative section 106 infrastructure requirements
Glossary

Section 1 Introduction

Purpose

1.1 The purpose of this planning statement is to set out the planning principles for the development of the site by signposting to relevant policies in the Leeds Local Plan and supporting guidance and must be read alongside the Local Plan. It identifies the planning, infrastructure and other necessary requirements for the delivery of the site and responds to the site requirements attached to the allocation of the site for general employment use in the Site Allocations Plan (reference EG2-24). The planning statement informs the preparation of a future development brief or masterplan for the comprehensive development of the site which will be necessary to help shape a future planning application/s.

Who is the brief for

1.2 The planning statement is provided for stakeholders including developers with interests in the site, infrastructure providers and investors. The document will assist developers by informing the approach to bringing forward development proposals.

Status of the Planning Statement

1.3 The document has been prepared by Leeds City Council as the Local Planning Authority and will be a material consideration in the determination of future planning applications relating to the site.

Section 2 strategic priorities

2.1 The planning statement has been prepared giving consideration to the social, economic and environmental priorities for the city as set out in the following strategic plans:

Regional

Leeds City Region Strategic Economic Plan (2016 to 2036)

2.2 The Leeds City Region Strategic Economic Plan is based around the principle of good growth, creating a strong, productive and resilient economy. The plan is based around four interconnected priorities, one of which focuses on infrastructure for growth, with one of the headline priorities being to develop and regenerate integrated spatial priority areas to support employment and quality environments. The North West Leeds Employment Hub is a designated area within this plan and helps deliver on this priority.

West Yorkshire Combined Authority Spatial Priority Areas Prospectus

2.3 SPAs were established in the first version of the Strategic Economic Plan (SEP) in 2014 under Priority 4: Infrastructure for Growth and have been refreshed and updated in 2023. They were defined as the largest and / or most strategic growth opportunities within our city region. NWLEH is identified as a key ‘investment location’ and supports the cross-sector spatial planning (employment, commercial, transport) required for good growth.

West Yorkshire Connectivity Infrastructure Plan (2026 to 2040)

2.4 This plan sets out a long-term transport infrastructure investment programme for the next 20 years, providing a spatial picture of where improvements are most needed to improve people’s quality of life and stimulate inward investment. The North West Leeds Employment Hub is referenced within the plan as a spatial priority area, therefore identifying it as one of the areas where improvements are needed most.

Strategic priorities of the plan include:

more people using public transport
more people walking and cycling

West Yorkshire Transport Strategy 2040

2.6 The Transport Strategy provides a vision and framework for the period to 2040.
A central premise of the strategy is “to connect people to better living standards and higher earning jobs”.

2.7 The Vision, supported by the Strategic Economic Plan, is for Leeds City Region “to be a globally recognised economy where good growth delivers high levels of prosperity, jobs and quality of life for everyone”. To deliver that vision, there needs to be a transport network that connects businesses to customers and suppliers, that links people to education, training and fulfilling employment opportunities, that supports the building of much needed, affordable new homes and makes possible the regeneration and development of industrial land and that minimises emissions that are harmful to our environment.

2.8 The West Yorkshire Combined Authority is currently consulting on a replacement for the Transport Strategy, the West Yorkshire Local Plan until 31st October 2025.

The West Yorkshire Plan

2.9 The West Yorkshire Plan sets out the ambitions for the whole region to work together to transform lives and communities across the region. Within the West Yorkshire Plan is the mission for a prosperous West Yorkshire. This mission pledges to raise prosperity in the region sustainably by increasing productivity, to be achieved through building integrated infrastructure, attracting investment to create jobs in well-connected places.

West Yorkshire Local Growth Plan (2025 to 2035)

2.10 The NWLEH directly supports the ambitions of the West Yorkshire Local Growth Plan. The development will deliver high-quality employment space and generate significant new job opportunities, contributing to the region’s goal of closing the productivity gap and creating 40,000 additional jobs. Strategically located within a key economic corridor, the site complements the airport’s growth vision and enhances regional connectivity, aligning with the Plan’s focus on infrastructure-led growth. The project will also support the transition to a net zero economy by integrating sustainable design. By fostering inclusive economic development and attracting inward investment, the site will play a vital role in delivering long-term, place-based prosperity for West Yorkshire.

West Yorkshire Climate and Environment Plan 2021-2024

2.11 The West Yorkshire Climate and Environment Plan sets out the plan to tackle the climate and environment emergency across the region so that West Yorkshire can be a place where everyone can enjoy the economic, health and environmental benefits of a net-zero carbon economy by 2038. Within the plan are key actions around transport as well as jobs and businesses. A draft plan for the period 2025-2038 was published in March 2025.

Invest North Report

The Invest North report sets out 12 policy recommendations to drive up productivity, unlock billions in private investment and improve long-term economic environment.

Local

Leeds Ambitions

2.13 The Leeds Ambitions sets out the goal and vision for the future of the city, framed around the three pillars of Health and Wellbeing, Inclusive Growth and Zero Carbon. It aims to tackle poverty and inequality, and improve the quality of life for everyone in Leeds.

2.14 One of the key methods to achieve this is centred around the Team Leeds approach, working in genuine partnership with organisations and communities and ensuring economic growth and opportunity is widely distributed across all communities and areas of the city. One of the focusses for inclusive growth is that businesses and social enterprises are innovative, creative, ambitious and connected to the local community they are in, with access to the skills they need to boost productivity and succeed.

Leeds inclusive growth strategy 2023 to 2030

2.15 The Leeds Inclusive Growth Strategy (LIGS) is focused on getting everyone to benefit from the economy to their full potential, raising productivity, increasing skills levels, more innovation and better infrastructure. Inclusive growth means reducing inequality in Leeds will also boost economic performance. The LIGS presents nine ‘Big Ideas’ across three themes of People, Place and Productivity as well as identifying critical transformational projects and places where change can be delivered.

2.16 The North West Leeds Employment Hub is identified in the strategy as having the potential to transform local places as a major opportunity to deliver a 21st century business park for high growth sectors. It will support the economy in this part of the city and could help meet the needs of local businesses looking to grow and diversify.

Leeds health and wellbeing strategy

2.17 The Leeds Health and Wellbeing Strategy sets out the aim for Leeds to become the best city in the UK for health and wellbeing, centred on five key outcomes:
people will live longer and have healthier lives
people will live full, active and independent lives
people’s quality of life will be improved by access to quality services
people will be actively involved in their health and their care
people will live in healthy, safe and sustainable communities

The Connecting Leeds Transport Strategy

2.18 The Connecting Leeds Transport Strategy sets out the vision for Leeds as a city where everyone has access to an accessible affordable zero carbon transport option, connecting communities to jobs to deliver on the city’s inclusive growth ambitions. Within the objectives of this strategy is that of delivering inclusive growth via supporting individuals to access more employment opportunities through a comprehensive transport network.

Leeds climate emergency

2.19 Leeds is committed to making the city carbon neutral by 2030, and tackling climate change is an integral part of the Leeds Ambitions. Within Leeds plans to tackle climate change are plans to promote cycling, walking and the use of public transport and promote cycling, walking and the use of public transport. The Climate Emergency Annual Report 2023 highlights the need to encourage active travel as a key aspect of the long-term air quality strategy, as well as an increased focus on green jobs and skills.

Leeds City Region Strategic Economic Plan (2016 to 2036)

Section 3 Site context

Characteristics of the site and surrounding area

3.1 The site is located in north west Leeds near to the communities of Yeadon and Horsforth and in close proximity to Leeds Bradford Airport.

3.2 The site occupies a total area of 36.23 hectares which comprises primarily agricultural and open countryside. The topography generally slopes downwards from the north towards Carlton Beck and Dean Lane. South of Carlton Beck the land rises upwards towards Whitehouse Lane. Coney Lodge Farm is situated on the western boundary of the site. The extent of the site is shown on Map 1.

Map 1 Site Boundary

3.3 The site is adjoined by Dean Lane and a number of residential properties to the east, woodland and open countryside lie to the north and north east, and the Airport Industrial Estate building and woodland lie to the west. Land to the south of Carlton Beck is characterised by grassland extending to the northern edge of Whitehouse Lane and a Travelodge hotel. Leeds Bradford Airport is situated immediately to the south of Whitehouse Lane.

3.4 There is no highway access to the site other than an existing farm track to Coney Lodge Farm from Loverose Way and Dean Lane. The southern boundary of the area of the planning statement abuts Whitehouse Lane which connects to the A658 Harrogate Road to the west and Scotland Lane to the east. The nearest public transport provision is situated at Leeds Bradford Airport. A Public Right of Way runs along the northern site boundary between Harrogate Road to the west and Dean Lane to the east.

Section 4 local planning policy context

4.1 The Adopted Local Plan for Leeds, as relevant to this site, comprises the Core Strategy (as amended by the Core Strategy Selective Review 2019), the Site Allocations Plan as Amended (2024), the Natural Resources and Waste Development Planning Document (2017) and saved policies in the Unitary Development Plan Review (2006). The Local Plan is supported by a number of Supplementary Planning Documents and other guidance documents. Find out more information about the Local Plan documents.

Appendix 1 sets out (at the time of writing) a list of relevant policies. However, this planning statement must be read alongside the Leeds Local Plan and applicants should check the most up to date policy situation at the time of submission of an application. Prospective purchasers must satisfy themselves as to the requirements of the Planning Authority and make their own enquiries as to the suitability of the site for their purposes.

4.2 In accordance with national and local design guidance (reflecting the councils Inclusive Growth Strategy; Health and Well-being Strategy and Climate Emergency Agenda), it is important that development secures inclusive, high-quality design and place-making to ensure it is an attractive and sustainable place into the future. As such development should aim to deliver a nature friendly and climate ready scheme.

4.3 The Leeds Local Plan is being updated by the city council to provide new planning policies as well as the replacement or revision of some of the existing Local Plan policies for the period to 2042. This will include new allocations for housing and employment use. The Regulation 18 Issues and options consultation of the Local Plan was undertaken in Summer 2025. Further details of the emerging Local Plan documents.

Core Strategy

4.4 The overarching strategic planning context for Leeds is set out in the Adopted Leeds Core Strategy which identifies the spatial development strategy. A number of policies are specifically relevant to the development of employment land including the employment hub site:

Spatial Policy 1

Location of Development establishes the planning principles to deliver the spatial strategy for Leeds including promoting economic prosperity, job retention and opportunities for growth (criteria v)

Spatial Policy 8

Economic Development Priorities supports a competitive local economy through a number of measures including the provision and safeguarding of a sufficient supply of land and buildings to match needs and opportunities for B class uses (criteria i), promoting and developing a strong local economy through enterprise and innovation (criteria ii), and support the retention and provision of new business start-ups (criteria x)

Spatial Policy 9

Provision for Offices, Industry and Warehousing Employment Land and Premises to include accommodating a minimum of 493 ha of general employment land.

Spatial Policy 11

Transport Infrastructure Investment Priorities including the provision of infrastructure to serve new development (criteria vii)

Land Use Allocations

4.5 Appendix 2 provides details of the planning policies and planning guidance relevant to the site

4.6 The site is subject to a number of land use allocations and designations which are shown on Map 2. The site is allocated for General Employment in the Site Allocations Plan as Amended (SAP) (referenced EG2-24). Appendix 2 provides an extract from the SAP detailing the boundary of the allocation and site requirements.

4.7 The allocation is subject to the following site requirements:

“A development brief will be required for the comprehensive development of this site, which has regard to: the overall layout, overall design and landscaping, land uses and phasing, linked to the provision of necessary infrastructure, including land to accommodate the proposed A65-A658 link road. Development of the site should not prejudice the development of the wider area adjacent to the airport.

Highway Access to Site

Access can be taken from suitably designed junctions on Whitehouse Lane. The development brief and application must accommodate the potential for future access to the Airport Link Road .This will be subject to the outcome of a detailed transport assessment.

Local Highway Network

The detailed transport assessment and surface access and car parking strategy will assess the impact of the proposal on the local highway network and identify any mitigation that may be required (including a potential contribution to the Airport Link Road). Measures may be required to limit the impact upon local minor roads and traffic impact on the major road network.

Public transport access

A surface access and car parking strategy will be required, incorporating major highways and public transport improvements, with identified funding and trigger points. The site layout must accommodate through routes for public transport and take account of wider strategic proposals including the Airport Link Road and Airport Parkway Station.

Ecology

The comprehensive development brief for the site should be informed by the findings of appropriate ecology surveys and landscape appraisal. Subject to the findings of this work, and where appropriate, mitigation measures will be provided”

4.8 Land to the north, south, east and north western boundary of the site lies within the Green Belt (UDP Policy N32).

4.9 Land adjoining the southern boundary of the site, to the south of Carlton Beck falls within the Airport Operational Land Boundary (AOLB) under UDP Policy T30 of the Adopted Leeds Unitary Development Plan.

Aireborough Neighbourhood Planning Area

4.10 The site lies outside a neighbourhood area, however the land to the south of Carlton Beck falls within the northern boundary of Aireborough Neighbourhood Planning Area. There is no adopted Neighbourhood Plan for Aireborough at present.

Map 2 – Planning Policy Designations

Section 5 development principles

5.1 The principles for bringing forward comprehensive development of the site focus on four key principles:

i) delivery of employment land to meet local and strategic employment needs
ii) provide the necessary surface access improvements to address the infrastructure needs of the development including measures to support active travel
iii) provide interventions to support biodiversity and landscape on the site
iv) design of the development incorporates a strong landscape structure with green and blue infrastructure to minimise visual impact on the surrounding area
v) the development strategy for the site ensures that measures to anticipate and respond to climate change are integral to the design and delivery of the development

Acceptable Land Uses

5.2 Reflecting the allocation of the majority of the site a range of general employment uses are acceptable in principle. General employment is defined as general industrial (B2), storage or distribution (B8), research and development (E(g)(ii)), industrial processes (E(g)(iii)). Office use (E(g)(i)) will only be acceptable where ancillary to the main general employment use. Market analysis indicates that there is a significant opportunity to develop the site to help meet the shortage of modern, high-quality industrial space in the north Leeds area. The site is well placed to support advanced manufacturing, businesses that use new technologies and processes to make high-value products especially in the aviation sector, given its location next to Leeds Bradford Airport. The development may also support growth in key industries such as health, digital, and financial and professional services, which are central to Leeds’ innovation economy.

Connectivity

5.3 The proposal must be supported by a Transport Assessment that examines all modes of travel and provides safe, environmental and efficient solutions. A Travel Plan to promote alternative means of transport to the private car will be required. Development proposals should meet the standards set out in the Transport Supplementary Planning Document (February 2023).

Highway access

5.4 A suitable access to accommodate all motor vehicles (including HGVs and buses) into the site will be required. It is likely that a second access will be necessary to deliver all of the developable area. This should be informed by a Transport Assessment and will need to be discussed and agreed with highways officers at an early stage.

5.5 The site does not currently have a suitable access to the highway. Options for the highway access should be considered having regard to the planning and development requirements and informed by the Transport Assessment.

5.6 A number of potential highway access options have been considered by the council some of which have been discounted due to topography and the need for significant infrastructure works in the area. From the initial highway modelling work that has been undertaken, three potential options for the location of the highway access are considered the most feasible. Each option has different planning, highway and land ownership considerations which should be considered at an early stage and will be subject to the quantum of development that would be brought forward, the impact in the surrounding area and the results of transport modelling/assessment at planning stage.

5.7 The three broad options (shown indicatively on Map 3) for the location of the highway access are:

i. Land off Whitehouse Lane: land to the east of the existing hotel requiring a bridge crossing over Carlton Beck - This land is Green Belt with habitat value in the location of the beck. Very Special Circumstances would have to be demonstrated for development in the Green Belt (National Planning Policy Framework (para.153)

ii. Land off Whitehouse Land: access via Loverose Way – Construction of an improved access road would require tree removal and associated compensatory measures (tree replacement and biodiversity net gain)

iii. Land off Harrogate Road: on the north side of the Leeds Bradford Airport Industrial Estate – Subject to the location this may require the use of Green Belt land or reconfiguration of existing external space at the LBAIE.

5.8 Where an access road crosses Green Belt land the planning policy provisions in the National Planning Policy Framework relating to Green Belt will have to be satisfactorily demonstrated.

Map 3 – Highway Access Options

5.9 The Transport Assessment should also determine mitigation measures arising from the development including off-site highway improvements.

Public transport

5.10 The site is unlikely to meet the accessibility requirements set out in the Core Strategy (2019). Therefore, public transport improvements/contributions are likely to be required.

Pedestrian and cycle connectivity

5.11 Pedestrian and cycling infrastructure improvements will be required along the site frontage on Whitehouse Lane and the A658. Improvements will also need to be put in place to improve and/or provide sustainable connectivity to and from the existing and proposed public transport provision and connections to the surrounding area. All cycle infrastructure would be expected to align with the LTN 1 / 20 Guidance.

5.12 The provision for secure cycle parking should be designed as part of the site layout.

Parking

5.13 The development should meet the parking standards set out in the Transport Supplementary Planning Document. This includes disabled parking, cycle parking, motorcycle parking and electric vehicle charge points. Measures will also need to be put in place within the site to ensure parking, drop-off and pick-up associated with the airport does not take place within the site. Appropriate provision should also be given within the site for authorised lorry layovers and to mitigate against potential off-site impacts.

Green and blue infrastructure and biodiversity

Green Infrastructure is the network of multi-functional green spaces, which includes public parks and amenity areas, woodlands, nature reserves, river/stream corridors, hedgerows and other green links.

Biodiversity

5.15 The majority of the site is characterised by open countryside with limited green landscape features, however Carlton Beck and the open waterbody along the southern boundary form a significant part of the Leeds Habitat Network and should be retained in full with the beck retained in its natural bed and wooded banksides. Immediately to the north of Carlton Beck are a number of fields of semi-improved grassland that are of unconfirmed ecological value, as do the three fields to the south of the Beck (not part of the Leeds Habitat Network).

5.16 Botanical surveys will be required at an appropriate time of year following cessation of grazing for at least 6 weeks before surveys between May to August to agree the grassland value present.

5.17 Carlton Beck is a feature of high bat commuting and foraging value and a suite of bat activity surveys will be required to assess its value for commuting and foraging bats to influence design if an access road is proposed to cross the beck.

5.18 The impact of any access roads through these fields should be designed to minimise loss of habitat. If an access road is proposed to cross Carlton Beck it should be done with a section of open-span bridge to retain the beck in its natural channel (not culverted), which should be achievable with the existing ground levels. The fields to the south of the beck could provide some of the Biodiversity Net Gain compensation for the loss of some semi-improved grassland on-site if retained and enhanced through positive management.

5.19 Beyond the site, the north eastern boundary is occupied by an extensive belt of woodland and the north eastern boundary has some areas of woodland and planting. There are also a number of watercourses along the site boundary. Carlton Beck in particular provides an important east-west link for the habitat network. A buffer will be required to the Leeds Habitat Network (CS Policy G9), the location of which is shown on the map below. This map is an update to the extent of Leeds Habitat Network shown on the Policies Map, and is the most recent version as shown in the Local Plan consultation.

Map 4 Leeds Habitat Network

Trees

5.20 Whilst the majority of the site is open grassland area, it contains a number of trees along part of the site boundary particularly to Carlton Beck and Loverose way and some groupings or individual trees within the existing fields, for example two tree corpses surrounded by stone walling in the centre of the site. A detailed tree survey will be required for trees affected by development. Initial tree surveys undertaken in 2023-24 indicate that a number of the trees should be classified as veteran status, for example some trees on the south western site boundary.

5.21 Trees on the eastern boundary as shown in the map below are identified as Long Established Woodland.

Map 5 Long Established Woodland

5.22 The National Planning Policy Framework (paragraph 193 c) requires that “development resulting in the loss or deterioration of irreplaceable habitats (such as ancient woodland and ancient or veteran trees) should be refused, unless there are wholly exceptional reasons and a suitable compensation strategy exists”. For example, infrastructure projects (including nationally significant infrastructure projects, orders under the Transport and Works Act and hybrid bills), where the public benefit would clearly outweigh the loss or deterioration of habitat.”

5.23 Where there is no alternative to the removal of any existing trees, provision should be made for their replacement on-site in line with the existing Local Plan policy LAND2 of the Natural Resources and Waste Local Plan (LAND2) requiring the provision of a minimum of three replacement trees for each tree lost.

Biodiversity net gain

5.24 Development of the site and any associated access roads will be required to demonstrate an overall net gain for biodiversity commensurate with the scale of development, the design of development incorporates areas for wildlife and there is no significant adverse impact on the integrity and connectivity of the Leeds Habitat Network (CS Policy G9). From February 12th 2024 it is a statutory requirement by the Environment Act 2021 that a minimum of 10% biodiversity net gain (BNG) is demonstrated for all major planning applications. The council’s ‘Achieving Net Gain for Biodiversity’ provides guidance to explain the process and requirements for developers.

Design principles

5.25 There are a number of adopted Core Strategy Policies and Supplementary Planning Documents which provide guidance across the broad range of design requirements. To ensure high quality design, the principles established in those policies should be embodied in the design and planning process and reflected in an agreed Masterplan which should accompany the planning application(s) for the site. The following design principles set out the council’s expectations:
i) Given the established character of the area, integration with the landscape will be critical. A strong landscape structure will help to break up the impact of buildings and hard surfacing. It is suggested that all plots are enclosed by a landscape buffer and vehicular circulation routes incorporate a landscape strip, containing some trees, of a minimum 3 metres wide.

ii) There is significant scope for the positive integration of blue, as well as green, infrastructure into the design of the development. Sustainable Urban Drainage Systems (SUDS) should be incorporated into the site layout. Attenuation basins and bio swales could form part of the green buffers and circulation routes.

iii) Although generally on relatively high ground there are marked changes in level and gradient across the site, particularly around Carlton Beck. This means many of the buildings will be viewed from an elevated position, such as from Whitehouse Lane, so they will be seen against the landscape, rather than the sky. Consideration should therefore be given to the use of darker cladding tones which will blend into the landscape more successfully than paler materials, which work better against the sky. Reflectivity of materials and areas of glazing should be minimised.

iv) Where ancillary offices or staff facilities form part of the development, they should be positioned towards the front of the plot, close to the entrance, where they can provide a degree of active frontage. External welfare facilities, smoking areas, places to eat at lunchtime etc should be considered in areas with favourable microclimatic conditions, and where they will add to the wider landscape structure.

v) The use of green/blue roofs should be considered. If this is not possible on large spans it may be an option on secondary roofs or ancillary structures.

vi) Proposals for external lighting will need to take account of levels of light pollution and the impact of masts on the skyline, for example more smaller, rather than fewer large, masts. Where possible lighting should be mounted to buildings.

vii) Where possible, buildings should be used to form secure lines, reducing the need for prominent runs of security fencing along circulation routes etc.

Green belt and visual impact

5.26 The site lies outside but adjoins the Green Belt to the north, north west, east and south.

5.27 The land north of Carlton Beck is already well screened from most of the Green Belt by existing features, in particular the line of mature woodland on the north eastern and north western boundary, although parts of the eastern boundary will require landscape boundary treatment in line with the requirements of UDP Policy N24.

5.28 Consideration should be given to the visual impact of the development through appropriate siting, use of materials and landscape treatment.

Residential Amenity

5.29 Appropriate boundary treatment measures will be required to provide separation from the existing residential properties on the south east boundary of the site, close to Dean Lane, including a landscape buffer from the boundary and other measures as appropriate to mitigate negative effects to residential amenity (UDP Policy GP5).
Aerodrome Safeguarding Area

5.30 The site lies within a wider area subject to UDP Policy T30C Aerodrome Safeguarding Area. Development proposals on the site need to take into account aviation safety and the city council has a duty to consult Leeds Bradford Airport on all planning applications falling within the safeguarding area.

Drainage and flooding

5.31 The site is in flood zone 1.

5.32 All new development must manage the discharge of surface water to not exceed the ‘greenfield’ run off rate. This can be achieved through a variety of measures ranging in sustainability. Sustainable urban drainage techniques are the most sustainable ranging from natural flood management such as retention ponds which are the most sustainable through to bore-hole water storage with underground attenuation tanks being the least sustainable. Developers should particularly seek to incorporate drainage solutions within green space or landscaped areas as a means of enhancing the offer and contributing to the biodiversity of the area (CS Policy EN5, NRWLP Policy WATER4, WATER6 and WATER7).

5.33 The site contains and adjoins a number of open watercourses and drainage channels together with Carlton Beck. Further investigation will be required to establish the drainage solution for the site. The culverting of watercourses within or related to development sites will not normally be permitted unless there are public safety considerations or development could not be achieved in any other way.

Air quality and climate change

5.34 A Climate change emergency was declared by the council in March 2019. Climate change is a strategic priority in the National Planning Policy Framework and should be an integral part of policy preparation and implementation. The adopted Leeds Core Strategy (CS) and the Natural Resources and Waste Local Plan (NRWLP) incorporate policies to mitigate the impacts of climate change (Appendix 2). Addressing climate change is a legal requirement under the 2004 Planning and Compulsory Planning Act.

Air quality and managing emissions

5.35 All developments over 1,000 sqm are required to reduce carbon dioxide emissions by i) reducing total predicted carbon dioxide emissions to achieve 20% less than the Building Regulations Target Emission Rate; and ii) provide a minimum of 10% predicted energy needs from low carbon energy (CS Policy EN1 and Natural Resources and Waste DPD Policy AIR1).

Sustainable design and water efficiency

5.36 The design of developments will be expected to meet the BREEAM standard of ‘excellent’ (CS Policy EN2), unless it is not technically possible, and incorporate measures to ensure water efficiency to reduce surface water run off including sustainable drainage measures (NRWLP Policy WATER1 and WATER7). The water quality should be protected for development adjacent to sensitive water bodies such as streams (NRWLP WATER2).

5.37 The BREEAM standard reflects the BRE (Building Research Establishment) methodology which allows for flexibility across a wide range of environmental areas, and consistently improves key environmental issues, covering improvements to energy and carbon dioxide emissions, water use, materials, surface water run-off, waste, pollution, health and well-being, management and ecological value. Developers should demonstrate what measures will be incorporated into the design, layout and construction to achieve the BREAM standard.

Section 6 Site delivery

6.1 Given the scale of the site and its importance as a key employment site in Leeds and Leeds City Region, delivery of the land will require a coordinated and comprehensive approach to development which is informed by a planning brief/masterplan and linked infrastructure.

Section 7 Development management

The key purpose of the brief is to establish the overarching spatial vision and planning guidance for the delivery of the employment hub site. Subsequent planning application documents will need to respond to the principles embodied in this planning statement.

7.2 Pre-application discussions and collaboration agreement(s) (and if necessary, a Planning Performance Agreement) are encouraged to guide discussions with applicants through both the pre- application and application stages, and to encourage the sharing of appropriate information and liaison between the various parties through the promotion and build out of development.

7.3 Planning applications should also be supported in the usual way by appropriate documentation, including, for example: Design and Access Statements, Transport Assessments, Environmental Statements, Flood Risk Assessments and Drainage Strategies, Sustainability Assessments, waste/energy strategies and Energy Assessment.

7.4 Outline planning application(s) should be supported with evidence of comprehensive master planning which demonstrates how the application contributes to and delivers the key principles of this statement indicating the broad location of development, primary roads, green and blue infrastructure, footpath/cycle links and infrastructure.

Section 8 Section 106 Agreement and community infrastructure levy

8.1 The Leeds Community Infrastructure Levy was implemented in April 2015. The Charging Schedule identifies the charges applied to different land uses. Further information is available on the CIL page.

8.2 Developers will be expected to provide on site infrastructure, in addition to CIL, where this is necessary to make the development acceptable in planning terms and complies with CIL Regulation 122 to address the impacts of the site’s development on the local social, economic and physical infrastructure. The National Planning Policy Framework also requires that infrastructure required is:
• necessary to make the development acceptable in planning terms
• directly related to the development and
• fair and reasonably related in scale and kind of development.

8.3 A draft list of measures for inclusion in a Section 106 Agreement is provided at Appendix 2.

Section 9 Monitoring

9.1 The key measure of success of this planning statement is the delivery of the employment hub.

9.2 Given the scale of employment proposed it is essential that monitoring arrangements are established to aid the smooth delivery of the built development and necessary infrastructure across the life of the development. To this end, it is expected that monitoring data will be collected and compiled evidencing the rate of employment floorspace, service and infrastructure delivery, in addition to data showing the annual level of contribution made through CIL/S106. This will form part of a Monitoring Framework which will ensure that delivery of the site is in accordance with this statement, subsequent development brief/masterplan and the Infrastructure Delivery Schedule that will accompany the relevant planning application for the site.

Appendix 1 Details of relevant planning policies

National Planning Policy Framework (2024)

Sets out the Government’s planning policies for England and framework within which locally-prepared plans for housing and other development can be produced.

Achieving sustainable development by three overarching objectives which are interdependent and mutually supportive:

a) economic – to help to build a strong, responsive and competitive economy, by ensuring sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity, and by identifying and coordinating the provision of infrastructure;
b) social – to support strong, vibrant and healthy communities, fostering well-designed beautiful and safe places with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being;
c) environmental objectives – to protect and enhance the natural, built and historic environment, including making effective use of land, improving biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy (para.8).

For a strong, competitive economy help to create the conditions for businesses to invest, expand and adapt. Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development. This is particularly important where Britain can be a global leader in driving innovation and in areas with high levels of productivity (para.85).

Planning policies and decisions should recognise and address the specific locational requirements of different sectors, including making provision for clusters or networks of knowledge and data-driven, creative or high technology industries, and for storage and distribution operations at a variety of scales and in suitably accessible locations (para.87).

Strategic Context

i) Leeds Local Plan - Leeds Core Strategy (as amended by the Core Strategy Selective Review 2019)

The Core Strategy sets out the overall vision and strategic level planning policies to guide development and investment decisions in Leeds to 2028 including the spatial development strategy. The relevant spatial policies are listed below (the remaining Core Strategy policies relevant to the detailed consideration of the site are listed in the Other policies section below).

Spatial Policy 1 - Identifies the principles for the location of development including promoting economic prosperity, job retention and opportunities for growth; recognising the key role of new and existing infrastructure in delivering future development to support communities and economic activity.

Spatial Policy 8 – Economic development priorities supporting a competitive local economy through a range of measures including the provision and safeguarding of a sufficient supply of land and buildings to match employment needs; job retention and creation; improving accessibility to employment opportunities to public transport, walking and cycling; and supporting the retention and provision of new business start ups.

Spatial Policy 9 – Provision of offices, industry and warehouse employment land and premises including 493 hectares of general employment land across the whole district.

Spatial Policy 11 – Transport infrastructure investment priorities including surface access improvements to support the growth of Leeds Bradford Airport.

Local Context

ii) Leeds Site Allocations Plan

The site is allocated by Policy EG2 in the Leeds Site Allocations Plan (as amended 2024) reference EG2-24 as follows:

POLICY EG2: GENERAL EMPLOYMENT ALLOCATIONS, OR MIXED USE ALLOCATIONSWHICH INCLUDE GENERAL EMPLOYMENT USE

1) THE SITE ALLOCATIONS PLAN ALLOCATES SITES FOR GENERAL EMPLOYMENT OR MIXED USE INCLUDING GENERAL EMPLOYMENT IN ACCORDANCE WITH CORE STRATEGY POLICY SP9.

2) ANY SPECIFIC SITE REQUIREMENTS ARE DETAILED UNDER THE ALLOCATION CONCERNED.

Plan reference - EG2 24
Address - Land at Carlton Moor Leeds Bradford Airport
Area(Ha) - 36.23
Capacity(Ha) - 36.23

An extract from the SAP with the site schedule and site specific requirements is provided below. The A65-A658 link road project referenced in the site requirements is no longer relevant to the delivery of the site following it’s in 2019.

Site Requirements EG2-24

A development brief will be required for the comprehensive development of this site, which has regard to: the overall layout, overall design and landscaping, land uses and phasing, linked to the provision of necessary infrastructure, including land to accommodate the proposed A65-A658 link road. Development of the site should not prejudice the development of the wider area adjacent to the airport.

Highway Access to Site

Access can be taken from suitably designed junctions on Whitehouse Lane. The development brief and application must accommodate the potential for future access to the Airport Link Road. This will be subject to the outcome of a detailed transport assessment.

Local Highway Network

Public Transport Access

Ecology

ii) Leeds Unitary Development Plan Review (Adopted 2006)

The land to the north, south, east and north west of the site lies within the designated Green Belt (Policy N32).

Land south of the site boundary lies within the Airport Operational Land Boundary (Policy T30) and is subject to para.4.2.17 and Policy T30A:-

“Within the Airport Operational Land Boundary, shown on the Proposals Map, the land continues to be designated as Green Belt. However, certain developments necessary for the operational efficiency of the airport, are acceptable in principle, subject to normal development control considerations:

“THE FOLLOWING DEVELOPMENT USES ARE CONSIDERED TO BE ACCEPTABLE IN PRINCIPLE WITHIN THE AIRPORT OPERATIONAL LAND BOUNDARY SUBJECT TO NORMAL DEVELOPMENT CONTROL CONSIDERATIONS FOR THE OPERATIONAL EFFICIENCY OF THE AIRPORT:

Runways – Taxiways – Aircraft Stands (Aprons)
Navigational Aids (including Lighting)
Fuelling Facilities (including Storage)
Staff, Visitor and Passenger Car parks – Coach parks
Aircraft Hangars for Parking, Maintenance and Repair
Engineering Maintenance Facilities (including Stores and Workshops)
Passenger and Cargo Handling / Depots and Storage Depots
Passenger and Cargo Terminal Buildings
Emergency Service Buildings
Administrative Accommodation for Airlines, Handling Agencies, Tour Operators, ancillary to their operation at the Airport
Customs and Excise Facilities
Hotel
Flight Catering Facilities
Car Hire and Car Wash Facilities
ANY OTHER USES WHICH ARE NOT SPECIFICALLY MENTIONED ABOVE AND WHICH, IN THE OPINION OF THE LOCAL PLANNING AUTHORITY, REQUIRE A LOCATION WITHIN THE OPERATIONAL LAND BOUNDARY”

Other Policies Relevant to the Development of the Site

The following policies are likely to be relevant to any future planning application/s submitted on the site (the list is not exhaustive). Applicants should check the most up to date policy situation at the time of submission of an application.

Core Strategy 2014 (as amended by the Core Strategy Selective Review 2019)

SP1 Location of development in main urban areas on previously developed land
SP8 Economic development priorities
EC1 General Employment Land
P10 Design
P12 Landscape
T1 Transport management
T2 Accessibility requirements and new development
G2 Creation of new tree cover
G8 Protection of important species and habitats
G9 Biodiversity improvements
EN1 Climate Change - Carbon Dioxide reduction
EN2 Sustainable design and construction
EN4 District Heating
EN5 Managing flood risk
EN8 Vehicle charging points
ID2 Planning Obligations

Unitary Development Plan Review (2006)

GP5 Requirement of development proposals
T30A Development and uses within the Airport Operational Land Boundary
N23 Incidental open space around development.
N24 Landscape boundaries abutting Green Belt
N25 Positive site boundaries
N39B Culverting of watercourses
BD2 Consideration of existing vistas, skylines and landmarks
BD5 Design considerations for new build
LD1 Landscape schemes

Natural resources and Waste Local Plan (2017)

AIR1: Management of air quality through development
WATER1: Water efficiency, including incorporation of sustainable drainage
WATER2: Protection of water quality, for development adjacent to sensitive water bodies such as streams
WATER6: Flood Risk Assessment
WATER7: Surface water run-off, seeks to ensure no increase in the rate of surface water run-off and the incorporation of sustainable drainage techniques.
LAND1: Requires submission of information regarding ground conditions
LAND2: Development and trees, requiring replacement planting where a loss occurs.

Supplementary planning guidance and guidance documents

Accessible Leeds SPD
Designing for Community Safety SPD
Building for Tomorrow Today - Sustainable Design and Construction SPD
Guideline Distances from Development to Trees – Securing Space for Existing and New Trees
Existing Trees and Development – Tree related information in the planning system (Landscape Guidance No.1)
Achieving Net Gain for Biodiversity
Sustainable Drainage in Leeds (SPG22)
Transport SPD

Appendix 2 Indicative Section 106 Infrastructure Requirements

Provision	Requirement	Delivery
Drainage	All new development must manage the discharge of surface water to meet a greenfield run-off rate which equates to 4.7 litres per second per hectare. Management and maintenance to be agreed.	In line with the principles established within this brief and the Core Strategy
Highways Infrastructure (on-site)	Delivery of internal highways,	In line with the principles established within this brief and to the standards set out within the Core Strategy and Transport SPD
Public Transport contribution	Contribution towards provision and/or improvement to bus stops and contribution to enhance existing public transport services.	In line with the principles established within this brief, the Core Strategy and the Transport SPD
Employers Travel Plan	Contribution to implement and monitor a Travel Plan in line with the criteria set out in the Transport SPD.	In line with the principles established within this brief and the Core Strategy
Highways Infrastructure (off-site)	Contribution and/or delivery of improvements would be required for any off-site junctions where the development would result in a severe impact that needs to be mitigated. Contributions and improvements will also be required to improve and provide sustainable infrastructure in the area.	In line with the principles established within this brief and the Core Strategy
Fibre-optic broadband (or equivalent)	All businesses connected to an ultra-fast fibre-optic broadband service.	Ready for occupation
Electric charging points	Provide electric vehicle charging points for a minimum of 10% of parking spaces ensuring that electricity infrastructure sufficient to enable further points to be added at a later stage.	In line with the principles established within this brief and the Core Strategy. Ready for occupation
Sustainable design and construction	All development where feasible to meet BREEAM standard of ‘excellent’	In line with the principles established within this brief and the Core Strategy

The table above is indicative and does not represent a final list of requirements for a Section 106 Agreement.

Appendix 3 glossary

BREEAM - Building research establishment environmental assessment method

An independently accredited scheme that scores the sustainability of a commercial development, and gives an indication of its environmental impact.

Climate change

Long-term changes in temperature, precipitation, wind and all other aspects of the Earth’s climate. Often regarded as a result of human activity and fossil fuel consumption/CO₂ emissions.

CIL - Community infrastructure levy

A financial charge which local authorities can charge on most types of new development in their area, depending on viability. The money will be spent on infrastructure to support the development of the area.

Flood risk zone

Areas with a high, medium or low risk of flooding. Development should generally be located outside of flood risk areas. Flood risk is assessed in Leeds by the Strategic Flood Risk Assessment (SFRA), which sets out the different levels of flood risk across the District.

Green corridor

Green corridors are green spaces, which can link employment and housing areas to the national cycle network, town and City Centres, places of employment, and community facilities. They help to promote environmentally sustainable forms of transport such as walking and cycling within urban areas and can also act as vital linkages for wildlife dispersal. They often act as major breaks around and between parts of settlements.

Green infrastructure

An integrated and connected network of green spaces, which have more than one use and function. GI is both urban and rural and includes protected sites, woodlands, nature reserves, river corridors, public parks and amenity areas, and sport facilities, together with green corridors.

Infrastructure

Basic urban services necessary for development to take place, for example, roads, electricity, telephone lines, mobile coverage, broadband, sewerage, and water. It is also used to refer to transport provision, and social infrastructure such as education and health facilities, and green infrastructure.

Leeds local plan

The adopted Local Plan forms part of the statutory development plan for the Leeds district. It sets out the council’s vision and strategy for the area until 2033 and provides the local planning policies which provide the basis for decisions on planning application. The council has commenced the preparation of a new Local Plan for the period to 2042.

Public right of way

A route over which the public have a right to pass, whether or not the land that it crosses is privately-owned. The rights have been legally recorded on the Definitive Map and Statement. There are three categories; footpath, Bridleway and Carriageway, and there are also permissive footpaths and bridleways.

Renewable energy

Energy flows that occur naturally and repeatedly in the environment, for example from the wind, water flow, tides or the sun.

Section 106 Agreement/planning obligations

Legal agreements negotiated by the landowner or developer with the Council in response to a planning application. They are used to make development proposals acceptable in planning terms, and in order to mitigate against the impact new development will have upon the City’s existing infrastructure, such as transport provision, local community facilities, and green space.

Sustainable methods of construction

The use of design and construction methods and materials that are resource efficient and that will not compromise the health of the environment or the associated health of the building occupants, builders, the general public or future generations.