SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO NORTH & WEST DATE 25/07/2006 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED.

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS John Williamson TEL NO: 0114 2734944

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/00520/FUL Former Daniel Hill Primary School, Daniel Hill 5 Walk, Sheffield, S6 3JG

05/02738/FUL Stables Within The Grounds Of Whitley Hall, 12 Elliott Lane, Grenoside, Sheffield,

06/00506/FUL The Deepend (former Hillsborough Baths), 18 Langsett Road, Sheffield, S6 2LN

06/00723/OUT Parson Cross Hotel, Deerlands Avenue, 22 Sheffield, S5 8AA

06/00955/FUL Land Adjacent To 38, Church Street, 30 Oughtibridge, Sheffield, S35 0FW,

06/01658/OUT Land Adjacent To 434, Grimesthorpe Road, 39 Sheffield, S4 8LE,

06/01888/RG3 Former Occupational Training Centre, Westwood 46 Road, High Green, Sheffield, S35 4LE,

06/02054/FUL Sycamore Shooting Ground, Woodhead Road, 54 Grenoside, Sheffield,

06/02055/CHU 28 Ellesmere Road, Sheffield, S4 7JB 59

06/02239/CHU Unit 3, 26 Hinde House Lane, Sheffield, S4 8GY 65

06/02241/RG3 Redmires Caravan Park, Redmires Lane, 69 Sheffield, S10 4JZ,

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 25/07/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.

Case Number 05/00520/FUL

Application Type A Full Planning Application

Proposal Alterations to former school to form 23 apartments

Location Former Daniel Hill Primary School, Daniel Hill Walk, Sheffield, S6 3JG

Date Received 14/02/2005

Team NORTH & WEST

Applicant/Agent Axis Architecture

Recommendation GRA/GC subject to Legal Agreement

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

3 The existing means of enclosure to the site shall be retained.

In the interests of the amenities of the locality.

4 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

6 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:

1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;

2. A package of measures to encourage and facilitate less car dependent living; and,

3. A time bound programme of implementation.

Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

7 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include: 1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car; 2. A package of measures to encourage and facilitate less car dependent living; and, 3. A time bound programme of implementation. Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall

6 have been submitted to and approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

8 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the building is brought into use. Highway Improvements: Physical measures to prevent cars parking on the existing access to the building. The advertising of a Traffic Regulation Order to prevent any indiscriminate parking close to junctions, and making and implementing the Order subject to usual procedures.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

H10 - Development in Housing Areas H14 - Conditions on development in Housing Areas BE20 - Other Historic Buildings

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The application relates to the former Upperthorpe First School (also known as Daniel Hill Primary School). It stands on a prominent hillside position. It is a substantial stone built/ slate roofed building typical of the Victorian School Board design. It has suffered from a degree of vandalism but the structure remains sound. It is not a listed building.

The building is set in a small area of open space (former play areas) and is surrounded by a large stone wall. There is vehicular access to the site but this has extremely limited visibility onto a tight junction with Daniel Hill.

8 To the west of the site is the former Upperthorpe Middle School, which has been demolished, and the site redeveloped with a mixture of houses and apartments. The surrounding area is primarily residential in nature although there is a sloping area of open space to the north.

This application proposes the retention of the former school building. It is proposed to form 23 studio and 1 bedroomed apartments. The double height former classroom areas would be sub-divided with a new first floor inserted, incorporating the existing tall window openings. Upper floor units would utilise the large roof structure with conservation roof lights.

The former school hall would be utilised as the main circulation area with a new gallery walkway inserted to serve the upper floors. Additional glazing is proposed to improve natural light.

Existing features will be retained, refurbished and repaired. New windows will be designed to preserve the original design.

It is proposed that the development would be ‘car free’. A secure large room is proposed at the entrance for residents and visitors cycle/motorcycle parking. The applicants have indicated that a limited disabled parking area could be provided, subject to highway safety approval. The area surrounding the building would be used as a communal amenity area.

SUMMARY OF REPRESENTATIONS

No letters of representation have been received.

PLANNING ASSESSMENT

Policy Issues

The application site is within a Housing Area as identified in the UDP and Policy H10 states that housing is the preferred use for the site. The proposal is therefore acceptable in principle. The proposal has to be considered in the light of Policy H14 that states, amongst other things, that new buildings should be well designed and in scale and character with neighbouring dwellings, that the site should not be over-developed or deprive residents of light or privacy and provide appropriate off- street parking and not endanger pedestrians.

Policy BE20 of the UDP states that the retention of historic buildings that are of local interest but not listed will be encouraged wherever practicable.

9 Design and appearance

The proposed conversion and, therefore, retention of this building is welcomed. It is a smaller building than the former school buildings that were demolished to make way for the new development adjoining. However it is a prominent hillside building that contributes to the character of the area.

Although it is not a listed building the proposed conversion is a sensitive scheme that retains the important elements of the building. The alterations and new windows are sympathetic.

It is considered that the proposed conversion is acceptable in relation to design, scale and the retention of an historic building that is of local interest.

Amenity issues

The proposed development would not have an adverse impact on surrounding residential properties. There is sufficient space between the building and other housing to prevent overlooking.

Adequate amenity space surrounds the building and provides space for new landscaping.

The Environmental Protection Service has no objections to the proposal.

Highway Issues

The main issue of concern in relation to this proposal is that the development would be ‘car free’. There is not enough space on site to provide the amount of car parking that would normally be expected for a development of this scale. There is also a problem with vehicular access.

Achieving vehicular access to Upperthorpe First School is extremely problematic owing to topography and the close proximity of retaining structures, which limit visibility onto Daniel Hill from the private drive immediately to the south of the site. Whilst engineering solutions are always available, the cost in this instance associated with reprofiling the embankment and provision of new retaining structures (given the scale of development, which entails preserving and reusing an existing building) is likely to prove prohibitive. The visual impact on the landscaped open space embankment flanking Fox Road may also be an issue should a highway scheme be implemented.

In terms of complying with National Government guidance contained within PPG3 & PPG13, the site is within 200 metres walking distance of local shops, doctors surgery, library etc at Upperthorpe, and within 400 metres walking distance of Tesco Supermarket at Montgomery Terrace Road. The site is also favourably located with respect to public transport provision.

If permission is granted it will be necessary to impose conditions that would help to avoid the occurrence of any indiscriminate on-street parking (in locations that might

10 impede the circulation of public transport, or create road safety concerns). The implementation of some Traffic Regulation Orders to restrict waiting (double yellow lines) may be required. Physical measures are also likely to be required to prevent cars parking on the private drive to the south of the site (leaving and joining the highway where visibility is inadequate).

The proposal should also be examined in the light of potential uses of the building that could be carried out without the need for a planning application. Although vacant it has an established use as a school. Use of the premises for education, a health centre or as a place of worship, for example, could go ahead without the need for permission and potentially attract a high level of car borne visits.

Open Space issues

In accordance with approved supplementary planning guidance the applicants would be expected to contribute to the enhancement of recreation space in the catchment area. This has been identified as being below the minimum guidelines for informal and formal open space.

The applicants would be expected to enter into a legal agreement to pay £10,778.95 for this enhancement if permission is granted.

SUMMARY AND RECOMMENDATION

It is considered that the proposed conversion is acceptable in relation to design, scale and the retention of an historic building that is of local interest. It is a sensitive scheme that retains the important elements of the building. It would not have an adverse impact on surrounding residential properties.

The main issue is the principle of development without on-site car parking provision. Given the sustainable location of the site and the benefits of retaining this building it is considered that is acceptable.

It is therefore recommended that the application be granted subject to conditions and the applicants entering into a legal agreement relating to the enhancement of open space in the locality.

Case Number 05/02738/FUL

Application Type A Full Planning Application

Proposal Creation of wildlife ponds

Location Stables Within The Grounds Of Whitley Hall, Elliott Lane, Grenoside, Sheffield

Date Received 12/07/2005

Team NORTH & WEST

Applicant/Agent Development Land And Planning

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of five years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before development commences details of the following matters shall have been submitted to and approved in writing by the Local Planning Authority. Before the development is completed such details as approved shall be implemented and thereafter retained:

(i) details of the means of preventing excavated material entering or washing into the adjacent watercourse/brook; (ii) details of overflow arrangements for the ponds;

In the interests of the amenities of the locality.

3 Notwithstanding the indication given on the submitted documents, before development commences full details of the hedgerow planting and retention, the proposed planting and stocking of the ponds and surrounding land, and the arrangements for their future maintenance and management shall have been submitted to and approved in writing by the Local Planning Authority. Before the development is completed such details as approved shall be implemented and thereafter the ponds shall be managed in accordance with the approved details.

In the interests of the amenities of the locality.

12 4 At no time shall any walls, surfaced footpaths, benches, lighting or other fixtures and structures be placed, installed or constructed on the land without the prior written approval of the Local Planning Authority

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park GE11 - Nature Conservation and Development GE16 - Lakes and Ponds GE19 - Water Resources BE15 - Areas and Buildings of Special Architectural and Historic Interest BE17 - Design and Materials in Areas of Special Character or Historic Interest BE18 - Development in Areas of Special Character BE19 - Development affecting Listed Buildings

2. The proposed design and layout are of an acceptable quality.

Attention is drawn to the following directives:

1. Prior to works commencing the applicant is advised to contact the Environment Agency, Phoenix House, Global Avenue, Leeds, LS11 8PG (tel 0113 244 0191) regarding the requirements of the Land Drainage Act, the need to declare the presence of waterbodies including ponds and wetlands, and alterations to ground levels within 3 metres of the bank top of a watercourse.

2. The applicant is advised to contact the Ecology Unit, Parks Woodlands and Countryside, Sheffield City Council, Meersbrook Park, Brook Road, Sheffield (tel: 0114 273 4481) regarding the presence of Japanese Knotweed on the site and the requirements of the Wildlife and Countryside Act 1981.

Site Location

LOCATION AND PROPOSAL

The application site comprises approximately 2.3 hectares of open grassland just to the north of Whitley. The site is on a slight slope rising to the north.

The site lies alongside Whitley Hall Coach House which is a former late 19th century stone-built stable block that was previously within the extensive grounds of the Whitley Hall Hotel complex. Whitley Hall lies to the east of the site. The Coach House is a listed building and has recently undergone renovation and conversion works for use as a dwelling.

This application seeks full planning permission to construct three ponds on part of the application site. Since the original submission of this application the applicant

14 has submitted further details of the alterations to the landform and planting proposals.

One of the proposed ponds is to be situated to the northeast side of Whitley Hall Coach House and would comprise a pond approximately 32 metres long and of varying width up to 12 metres wide. This pond would have two basins whose base would be graded so that the depth increases gradually from the edge of the pond to the centres. The depth at its centres would be 1.5 and 2 metres respectively. The other two ponds would be grouped together and situated to the south of Whitley Hall Coach House adjacent to the woodland that lies on the north edge of Whitley. The larger of these two ponds would be approximately 45 metres long by 15 metres wide, whilst the smaller of the two ponds would be approximately 22 metres long by 13 metres wide and both would have depths of up to approximately 2 metres at their centres.

All three ponds would be slightly irregular shapes in plan with curved edges and formed by cut and fill with the finished fill levels forming natural contours. The ponds would be topped up by water from a borehole subject to the applicant obtaining separate licences from the water authorities. The applicant states that the ponds are intended to attract wildlife and they will be planted with a range of native species. The applicant intends to continue to manage the ponds and their margins after their construction.

RELEVANT PLANNING HISTORY

The site together with the Coach House and stabling was part of the grounds of Whitley Hall.

In 1979 planning permission was granted for extension and alterations to be used for the purpose of a hotel and restaurant and to form additional bar facilities, hotel and staff accommodation and a flat. The application site included Whitley Hall and its extensive grounds including the coach house and stables to the west of the hall (application no. 78/7876P refers).

Since then Whitley Hall hotel has been subject to several applications for planning permission and listed building consent mainly for alterations and extensions to the hotel building whose primary access is off Elliot Lane.

Later the Coach House, whilst remaining in the same ownership as the hotel, was used for a garden and agricultural machinery business. The business use of the Coach House then ceased and the Coach House remained unoccupied.

In 2003 planning permission and listed building consent was granted for the use of the Coach House as 4 dwellinghouses. Access to the Coach House would primarily be gained from Whitley Lane via Whitley Carr and a private access road (application nos. 03/00567/CHU and 03/00572/LBC refer).

In 2004 planning permission and listed building consent was granted for alterations to the Coach House to create a single dwellinghouse again taking access from

15 Whitley Lane (application nos. 04/02264/FUL and 04/02407/LBC refer). This permission has been implemented.

In 2005 two planning applications were submitted, this application to construct three ponds on part of the land to the northeast and south side of the Coach House (application no. 05/02779/CHU refers), and a planning application for use of the former kitchen garden on the north side of the Coach House as part of the residential curtilage of the Coach House (application no. 05/02738/FUL). This latter application has not yet been determined.

SUMMARY OF REPRESENTATIONS

No representations have been received in respect of this planning application.

PLANNING ASSESSMENT

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt, an Area of High Landscape Value and an Area of Special Character. Whitley Hall Coach House is a grade 2 listed building.

Policies GE1 to GE4 of the UDP seek to protect and improve the Green Belt. The Government’s planning policy guidance on Green Belts is contained in PPG2.

Other relevant policies of the UDP relating to the green environment include; Policy GE8 which seeks to protect and enhance Areas of High Landscape Value; Policy GE11 relating to nature conservation and development which seeks to protect and enhance the natural environment; Policy GE16 which seeks to protect and enhance lakes, ponds and dams; and Policy GE19 which seeks to ensure that development will not have an adverse impact on the quality or quantity of surface or groundwater resources.

In this instance it is considered that the proposed development including regarding works, the creation of the ponds and landscaping works will not harm the openness or character of this part of the Green Belt and will not conflict with the purposes of including land in the Green Belt. It is considered that a body of water in this location will add to the biodiversity and provide a habitat for additional species. The proposed ponds and landscaping works are well designed and will provide an attractive feature that will enhance the natural environment in this locality.

The Environment Agency has no objections to the proposals. It is considered that the impact on water resources will be minimal and subject to separate control through the licensing arrangements of the relevant water authorities.

It is considered that the proposal complies with Policies GE1 to GE4, GE8, GE11, GE16 and GE19 of the UDP and the guidance contained in PPG2.

Policies BE15, BE17, BE18 and BE19 seek to preserve and enhance Areas of Special Character and buildings of special architectural and historic interest.

16 The Area of Special Character includes the village of Whitley and the immediate countryside to the north of the village. The setting of the listed building at Whitley Hall Coach House includes the open land around it and nearby woodlands. The creation of the pond to the east of the listed building will have an effect on the setting of the listed building. To ensure its effect on the setting of the listed building is minimised it is essential that the pond remains natural in its appearance and does not become ornamental. It is considered that subject to safeguards over the planting and management of the pond the proposed works to create the pond alongside and near to this listed building will not significantly harm the setting of the listed building or its special architectural and historic interest or adversely affect the appearance of this Area of Special Character. The proposal complies with Policies BE15, BE17, BE18 and BE19 of the UDP.

Beyond the woodlands to the east and south of the site there is an hotel and residential properties. It is considered that there is sufficient separation between the proposed development and nearby properties to ensure that there would be no significant impact on the amenities of nearby residents and other occupants.

There are no archaeological or highway implications.

SUMMARY AND RECOMMENDATION

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt, an Area of High Landscape Value and an Area of Special Character.

The site lies next to Whitley Hall Coach House which is a grade 2 listed building.

It is considered that the proposed development will not harm the openness or character of this part of the Green Belt. It is considered that a body of water in this location will add to the biodiversity and provide a habitat for additional species. The proposed ponds and landscaping works are well designed and will provide an attractive feature that will enhance the natural environment in this locality.

The setting of the listed building at Whitley Hall Coach House includes the open land around it and nearby woodlands. The creation of the pond to the east of the listed building will have an effect on the setting of the listed building. To ensure its effect on the setting of the listed building is minimised it is essential that the pond remains natural in its appearance and does not become ornamental. It is considered that subject to safeguards over the planting and management of the pond the proposed works to create the pond alongside and near to this listed building will not significantly harm the setting of the listed building or its special architectural and historic interest or adversely affect the appearance of this Area of Special Character.

The proposed development would have no significant impact on the amenities of nearby residents and other occupants.

The proposal complies with Policies GE1 to GE4, GE8, GE11, GE16, GE19, BE15, BE17, BE18 and BE19 of the UDP.

Case Number 06/00506/FUL

Application Type A Full Planning Application

Proposal Alterations and redevelopment of ground-floor of building for A4 purposes (Drinking Establishments) and provision of an external landscaped area/beer garden

Location The Deepend (former Hillsborough Baths), Langsett Road, Sheffield, S6 2LN

Date Received 09/02/2006

Team NORTH & WEST

Applicant/Agent LBF Architects

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In the interests of the visual amenities of the locality.

2 The outdoor beer-garden shall be used for the above-mentioned purpose only between 1130 hours and 2200 hours on any day.

In the interests of the amenities of the locality and occupiers of adjoining property.

3 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the building and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be used unless such access and facilities have been provided in accordance with the approved plans. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

To ensure ease of access and facilities for disabled persons at all times.

Site Location

LOCATION AND PROPOSAL

The proposal is for the alterations to the public house and to extend the drinking establishment within the building.

‘The Deep End’ public house was originally the local swimming baths for the Hillsborough district, but in 1996 planning permission was granted for the building to be used as a public house, once the baths had closed down.

Internally the building is split into two, where one part of the building is currently being used as a drinking establishment, (eastern part which faces Langsett Road) and the other part is not in use (western part which faces Walkley Lane).

19 It is proposed to open the whole ground floor of the building and extend the drinking area further into the western, disused part of the building.

There are other structural alterations internally, such as relocating the bar area and toilets, these do not have an impact on the planning implications of the proposal. There is no significant alteration externally to the building. However the plans illustrate an existing single storey-building ‘wing’, located to the front of the main building adjoining Langsett Road to be removed and replaced by a landscaped outdoor drinking area. The drinking area further extends to the rear, abutting the sidewall of the neighbouring building which is a bank. The outdoor area will not project beyond the rear wall of the bank and will be screened by a high fence and separated from a service yard area.

The area is predominately shopping, with a recently granted permission for a residential building in close proximity to the site (Site of Hillsborough Bridge Works). The area is within a Local Shopping Centre as classified in the UDP.

SUMMARY OF REPRESENTATIONS

No representation has been made.

South Yorkshire Police have raised no concern to this proposal.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Shopping Area as defined within the UDP. Policy S10 ‘conditions on development in shopping areas’ is applied, which suggest amongst other things that the change of use must not cause local residents to suffer from unacceptable living conditions

The building already benefits from planning consent to be used as a drinking establishment. It is considered that by extending the drinking area internally it will make best use of the unused part of the building. The proposed outdoor seating area will also complement the public house and will integrate well with the European style alfresco dining.

Residential Amenities

The main concern with the proposed development is the impact in terms of noise generated and general disturbance and nuisance that are usually associated with such uses. The closest neighbouring properties are the future occupants of the recently approved residential development at the site of Hillsborough Bridge Works and other existing neighbouring residents who live opposite the site, mainly above existing shop units on Langsett Road.

Sound installation provided within the main areas where custom will be high can control noise transmission. Furthermore the main drinking area proposed internally

20 will be enclosed by other rooms such as kitchen, offices and w.c.’s. This will further minimise noise.

The Director of Environment and Regulatory Services has raised no concern and has stated that the outdoor drinking area should be used no later than 10pm (which has been imposed through licensing as well). They also consider that the relatively high background noise levels from the weir at the rear will mask the noise from the plant.

This complies with Policy S10 ‘conditions on development in shopping areas’.

Highways

There is no highway concern

SUMMARY AND RECOMMENDATION

Drawing together the above, it is considered that the proposed development is acceptable and that the changes are considered in keeping with the existing established use and will not have a detrimental impact to the locality or to the neighbouring residential properties. The proposal complies with the relevant UDP policy.

Case Number 06/00723/OUT

Application Type Outline Planning Application

Proposal Residential Development (Outline)

Location Parson Cross Hotel, Deerlands Avenue, Sheffield, S5 8AA

Date Received 21/02/2006

Team NORTH & WEST

Applicant/Agent Franklin Ellis Architects

Recommendation GRA/GC subject to Legal Agreement

Subject to:

1 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act 1990.

2 The development shall be begun not later than whichever is the later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

In order to comply with the requirements of the Town and Country Planning Act.

3 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 The development shall not be begun until the improvement works (which expression shall include traffic control, pedestrian and cycle measures) to the highways listed below have either; a) been carried out; or

22 b) details have been submitted to and approved by the LPA of arrangements which have been entered into which will secure that such improvement works will be carried out before the residential accommodation is/are brought into use.

Highway Improvements: i) Enhancements/improvements to the cycle network in the vicinity of the development site, particularly to route 67 of the National Cycle Network. ii) Alterations to the kerbline in the vicinity of the vehicular access to the site to prevent on-street parking from physically obstructing the access and restricting visibility. iii) Provision of forward visibility chord of 23 metres across the inside of the bend of Buchanan Crescent, and dedication of land to Sheffield City Council at no cost to Sheffield City Council. iv) Review and provision of pedestrian drop kerbs with tactile paving in the immediate vicinity of the development site. v) Review of Traffic Regulation Orders (waiting and loading restrictions) in the vicinity of the development site and implementing any necessary scheme subject to formal procedures of advertising ext¿.. vi) Any accommodation works to street furniture (road markings, traffic signs, street lighting.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

5 Prior to the improvement works indicated in the preceding condition being carried out, full details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

6 Within 3 months of the accommodation becoming occupied, the footway abutting the development site shall have been resurfaced to the satisfaction of the Local Planning Authority (owing to damage caused by trenches dug for connections to services and construction plant/scaffolding) with a pin kerb provided to the rear of the footway if necessary.

In the interests of pedestrian safety.

7 Unless otherwise agreed in writing with the Local Planning Authority, prior to the development commencing, arrangements shall have been entered into securing the installation of two bus stop shelters with raised footways in the immediate vicinity of the development site. The development shall not be used unless the shelters have been provided to the satisfaction of the Local Planning Authority.

23 In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

8 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

9 Before the development is commenced, a sample of the proposed facing materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

10 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:10 scale [Details shall include: reveal depths, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure the appropriate quality of development.

11 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

12 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

13 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

The site is located within a catchment area that falls below the minimum guideline requirement for informal open space based on the National Playing Fields Association Standard.

14 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

Site Location

LOCATION AND PROPOSAL

The application relates to the site of the former Parson Cross Hotel in Parson Cross. The hotel holds a prominent position within Parson Cross, sandwiched between Deerlands Avenue to its north and Buchanan Crescent to its south. The site covers an area of approximately 0.4 hectares with a frontage onto Deerlands Avenue of 66m and a depth to Buchanan Crescent of 60m. The building is unoccupied following its closure.

The character of the surrounding area is one of low density semi-detached and terrace housing. The adjacent properties are all two storey in height, with facing materials being a mixture of red brick and rough-cast pebble dash render. The properties are set back from their respective road frontages to form an established building line to the street.

The application site is situated within a Housing Area as defined within the Unitary Development Plan and lies within the Parson Cross Masterplan Area. Parson Cross is also within the Transform South Yorkshire Housing Market Renewal (HMR) Pathfinder Area.

The proposal is to demolish the hotel and develop the site for residential use. The application is made in outline with all matters of detail including design, siting and external appearance reserved for subsequent approval. While these matters are reserved, the applicant has provided indicative detailed drawings of a development. The submitted drawings show a large four storey residential ‘U’ shaped apartment block with central landscaped courtyard. The proposed apartment block would provide 73 flats over its four floors, these being a mixture of 1 and 2 bedrooms. Parking for 39 vehicles would be provided to the east of the building, and include two designated disabled spaces. Vehicular access would be taken from Deerlands Avenue.

PLANNING HISTORY

None

REPRESENTATIONS

Six objection letters have been received in response to the application. The concerns raised can be summarised as follows:-

- The development of a four storey apartment block would be out of keeping with the surrounding area, which is characterised by two storey properties; - Development would cause overshadowing of neighbouring properties; - Prefer to see bungalows on this site for the elderly; - Object to the erection of flats in principle, where in the past they have attracted antisocial behaviour and gangs of youth; - Development would be overbearing with views of high brick walling from windows of neighbouring properties; - Loss of privacy; and - Loss of views of the surrounding area

26 - A supporting letter from the applicant states that the proposed development would contribute to the regeneration of the area and create a more balanced mix of people. The letter goes on to state that providing elderly persons bungalows or family housing would exacerbate the existing problems of the estate, whereas the development would re-address the socio-economic imbalance that exists across the estate.

PLANNING ASSESSMENT

Policy Issues

The site is identified within the Sheffield Unitary Development Plan as a Housing Area where housing is a preferred use (Policy H10 refers).

Policy H14 of the UDP relates to conditions on development in housing areas including matters of design, amenity and highway safety. Policy H16 of the UDP relates to the provision of open space in new housing developments and seeks to ensure that there will be sufficient open space to meet the needs of people living there.

Policy BE5 seeks to ensure good design and the use of good quality materials in all new and refurbished buildings and extensions. The principles that should be followed include encouraging original architecture where this does not detract from the scale, form and style of surrounding buildings, the use of special architectural treatment be given to corner sites and that designs should take advantage of the site’s natural features.

Government guidance is contained in PPG3: Housing. Paragraph 10 of this guidance note gives specific encouragement to the creation of “mixed and inclusive communities, which offer a choice of housing and lifestyle.” It urges local planning authorities to “encourage the development of a better social mix by avoiding the creation of large areas of housing with similar characteristics”. Also, at Paragraph 57 it states that Local Planning Authorities should avoid the inefficient use of land and encourages housing developments between 30 and 50 dwellings per hectare. It goes on to state that restrictive ceilings on the amount of housing that can be accommodated on a site, irrespective of its location should be avoided.

The site falls within the Parson Cross Masterplan Area and is within the Transform South Yorkshire Housing Market Renewal (HMR) Pathfinder area. The Masterplan Cabinet was approved in January 2005 as a material consideration in the planning process.

Principle of development

The application site is located within a housing area as identified in the UDP where housing is the preferred use. Subject to the development satisfying the stipulations of Policy H14 of the UDP, the principle of developing the site for housing should therefore be viewed acceptable. There are also no restrictions placed on the site in the Parson Cross Masterplan that would make it unsuitable to be developed for new housing.

It is considered that the size of the site (0.4 hectares), regular configuration and its relationship to neighbouring properties make it suitable for housing. With careful design and siting at the detailed stage, it is considered that the development of the site for housing could be readily achieved without resulting in any significant harm to both the character and appearance of the area and residential amenity of adjacent properties. While officers acknowledge the character of the area is one of low density housing, it is not considered necessary to restrict the site to similar house types. As PPG3 states, the government encourages the creation of a better social mix by avoiding the creation of large areas of housing with similar characteristics. It should be taken from this therefore that the erection of a residential apartment block on this site to provide a mixture of 1 and 2 bedroom flats would accord with guidance given in PPG3.

Highway issues

Highway Officers are satisfied that the site could be developed for housing without prejudicing highway safety. However, as a condition of planning permission they suggest that the developer carry out a series of highway improvement works adjacent to and within the immediate vicinity the site. These works would include enhancements to the cycle network in the vicinity of the site, alterations to the kerbline to prevent on-street parking at the site’s entrance, resurfacing the footway abutting the site and securing the installation of two bus stop shelters. Conditions are attached as appropriate.

Design, siting and materials

The applicant has reserved the design, siting and external materials of the development for future consideration. Although the applicant has submitted detailed drawings showing a four-storey apartment block on this site, these drawings are for illustration purposes only and no weight should be given to them in the determination of this application. It would be inappropriate at this stage to fully comment on the submitted drawings when the applicant has requested this to be reserved. Concerns are nevertheless raised by officers to the scale of the development proposed and whether the applicant’s proposal to erect a four storey apartment block on the lines proposed is a little ambitious for this site. Officers accept that the site could be developed to a relatively high density but suggest that the indicative development exceeds the level that could be readily achieved without being detrimental to the character and appearance of the streetscene and residential amenity of neighbouring properties.

The concerns raised by the respondents appear to be based solely on the illustrative drawings submitted by the applicant. To refuse the application on these grounds when only the principle of the development is under consideration would be unreasonable.

28 Open space provision

The catchment area is well below the minimum guideline requirement for informal recreational space, having 1.34 hectares per thousand population, compared to the minimum guideline figure for such space of between 4.1 and 4.3 hectares per thousand population. Policy H16 of the UDP requires developers to make an appropriate financial contribution towards the provision and enhancement of recreation space in cases where the provision is below the minimum guideline. Accordingly, it is recommended that a condition be attached to the grant of planning permission that seeks the developer to make an appropriate financial contribution towards the provision of open space within the site’s catchment area, the size of the above financial contribution shall be determined in line with Table 1, Appendix 4 of the Open Space Provision in New Housing Developments SPG.

SUMMARY AND RECOMMENDATION

The principle of developing this site for residential use is considered acceptable. The application site is situated within a Housing Area, where housing is the preferred use. With careful attention to the scale, and massing of the development at the detailed stage, it is considered that the character and appearance of the street and residential amenity of adjacent properties would not be adversely affected.

Case Number 06/00955/FUL

Application Type A Full Planning Application

Proposal Erection of 3 dwellinghouses

Location Land Adjacent To 38, Church Street, Oughtibridge, Sheffield, S35 0FW

Date Received 06/03/2006

Team NORTH & WEST

Applicant/Agent Barry W Stancer

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the dwellinghouses shall be constructed without prior planning permission being obtained from the Local Planning Authority.

In the interests of the amenities of occupiers of adjoining property, bearing in mind the restricted size of the curtilage.

4 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellinghouses shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

5 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' following the completion of the development. When the landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 Prior to the dwellings becoming occupied, the car parking accommodation shall have been provided as indicated on the approved plans, surfaced, sealed and drained to the satisfaction of the Local Planning Authority, and retained/maintained thereafter.

In the interests of traffic safety and the amenities of the locality.

7 The dwellinghouses shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

In the interests of traffic safety and the amenities of the locality.

8 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

9 At all times that construction works being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

10 Within 3 months of the accommodation becoming occupied, the footways abutting the development site shall have been resurfaced to the satisfaction of the Local Planning Authority, with back edgings and kerbs provided as necessary.

In the interests of pedestrian safety.

11 There shall be no gates or barriers erected at the means of access to the site unless otherwise agreed in writing by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

12 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.

In the interests of the safety of road users.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas and SPG Designing House Extensions BE17 - Design and Materials in Areas of Special Character or Historic Interest BE18 - Development in Areas of Special Character

Attention is drawn to the following directives:

1. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House

32 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

2. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

Site Location

LOCATION AND PROPOSAL

The application relates to an area of land fronting onto Church Street, Oughtibridge, that was previously part of the garden of No.38 Church Street. Church Street slopes up from east to west and the site also slopes down fairly steeply to the north. A detached bungalow (Leeways, 7 Brook Lane) bounds the site to the north. The site was previously covered by numerous trees, however many of these were felled prior to the planning application being submitted. The site is identified on the Unitary Development Plan Proposals Map as being within a Housing area and also an Area of Special Character.

Planning permission is sought to erect a terraced row of three houses. These would be set back 5m from the highway, in line with No.38 Church Street, to allow each property to have an off-street parking space. The dwellings would be two-

34 storeys high with an additional room in the roof space. Materials of construction would be locally quarried stone, slate roofs and timber doors and window frames. Amended plans have been received reducing the overall height of the proposed dwellings and stepping the end property down to follow the slope of the road and to relate better to No.38.

RELEVANT PLANNING HISTORY

In 1996 outline planning permission was granted for the erection of a dwellinghouse within the curtilage of 38 Church Street and for the creation of a vehicular access (application 96/0970P refers).

This consent was renewed in 2003 under application 03/03274/OUT. All matters were reserved for subsequent approval.

SUMMARY OF REPRESENTATIONS

Letters and emails of representation were received from 7 interested parties as a result of consultation on the originally submitted plans. This included a letter from Bradfield Parish Council recommending approval subject to the retention of the stone boundary wall.

One of the representations did not object to the proposed scheme but did request that the buildings be pulled forward towards Church Street so that the rear of the buildings would be in line with the rear elevation of No.38.

The remaining letters raised the following objections:

The proposal would block light from adjacent properties and would result in a reduction in levels of privacy.

There is a problem with parking in the area and the proposed development would reduce the amount of on street parking whilst increasing the demand for parking.

The development would reduce safety for pedestrians and for people using the local shop and church.

Outline permission was only given for a single dwelling. The level of development proposed is excessive and will be injurious to the local environment and character of the area.

Several trees within the site have been removed.

Following the receipt of amended plans reducing the height of the development and stepping the block down towards No.38 Church Street a further three letters and emails of representation were received. This included one from Bradfield Parish Council recommending refusal of the application on the grounds of overdevelopment and raising concerns about parking.

35 The other two letters re-iterated previous concerns and one questioned the accuracy of tree screening as shown on the cross section through the site.

PLANNING ASSESSMENT

Policy

The site is identified on the UDP Proposals Map as being within a Housing Area.

Policy H14 - Conditions on Development in Housing Areas states, amongst other things, that development will be permitted provided:

- New buildings are well designed and would be in scale and character with neighbouring buildings,

- The site would not be overdeveloped or deprive residents of light, privacy or security

- It would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

The site has previously been used as garden land and so it is classed as being a ‘brownfield’ site. Government guidance contained in PPG3 - Housing encourages the re-use of such land. This guidance also encourages efficient use of land citing a density range of between 30 to 50 dwellings per hectare but seeking a greater intensity of development with good public transport accessibility and around local centres. The density of this proposal would equate to around 70 dwellings per hectare. This is considered to be acceptable given the surrounding densities and location within the village.

Supplementary Planning Guidance on Designing House Extension sets out the minimum recommended guidelines between facing windows as well as distances between dwellings to prevent significant levels of overlooking or overshadowing. Whilst this document has been written as guidance for considering household extensions it is also applicable for new housing as the principles remain the same.

Policy BE17 – Design and Materials in Areas of Special Architectural or Historic Interest sets out that in Areas of Special Character a high standard of design using traditional materials will be expected.

Policy BE18 – Development in Areas of Special Character is also applicable. This sets out that in Areas of Special Character the retention of buildings, walls, trees open spaces and other features that contribute to the character of the area will be expected and new development should respect the appearance and character of the Area.

Design Issues

There are a variety of building styles and materials within the locality, however the predominant building style is of stone fronted terraced properties.

With this in mind the planning permission is sought for a further terraced row of three dwellings. The properties would be constructed from locally quarried stone with natural slate roofs. Stone heads and sills are proposed above and below the windows and doors and window frames are to be constructed from timber.

The roof over the dwellings would be of a similar height to the roof over the neighbouring terrace row (52-44 Church Street) and no rooflights or dormers are proposed on the front elevation of the dwellings.

The terrace would be stepped towards No.38 Church Street to reflect the fall of the land and this step also assists in breaking up the mass of the building.

As much of the existing stone wall fronting onto Church Street is to be retained as possible whilst still providing access through to each of the properties. Several trees have already been felled along the site frontage, and it is recommended that replacement planting be undertaken as part of a landscaping scheme for the development (this should be made a condition of any consent).

It is considered that the proposed dwellings would be in keeping with neighbouring properties and would not have a harmful impact upon the special character of the area.

Effect on residential amenities

The block of dwellings would be in line with No.38 Church Street and properties further down the road. The 45-degree rule would not be breached in relation to No.38 Church Street, which is at a lower level and so it is considered that the proposed development would not result in unacceptable levels of overshadowing or loss of light.

No windows are proposed on the side elevations of the dwellings and windows on the front elevation would look onto the street and across to the Parish Church.

Windows in the rear elevation would look down the gardens of the proposed dwellings towards the front elevation of Leeways, Brook Lane. There would be a distance of around 20m to the conservatory on the front elevation of Leeways and 23m to the bungalow itself. Overlooking to the front of Leeways would not be significantly greater than already exists from other properties on Brook Avenue and further tree planting could be undertaken to enhance screening to this property. Roof lights on the rear elevation of the building would also be set a high level to prevent overlooking to neighbouring properties.

Each of the dwellings would have a rear garden area of at least 65 square metres with a distance of 13m from the rear of the properties to the boundary fence. This

37 is in line with recommendations for minimum guidance sizes contained in the SPG on Designing House Extensions.

Highways Issues

Each of the properties would have a single off-street parking space. Highways have raised highway safety concerns and have recommended a list of conditions to be attached to any consent to overcome these concerns.

SUMMARY AND RECOMMENDATION

Planning permission is sought to erect a terraced row of three dwellings upon a site that was previously part of the garden of 38 Church Street. Outline planning permission has previously been granted on the site and so the principle of residential development has already been established.

The proposed dwellings would be constructed from stone and have been designed to be in keeping with neighbouring properties within the Area of Special Character.

Each of the properties would have ample rear garden space and it is considered that the development would not result in unacceptable levels of overlooking or overshadowing to occupiers of neighbouring dwellings.

The dwellings would each have a single off-street parking space, the provision of which would not raise any highway safety concerns and is considered to be adequate given the location, subject to compliance with conditions.

It is considered that the proposed development accords with UDP Policies H14, BE17 and BE18 as well as guidance contained in the SPG on Designing House Extensions and so it is recommended that planning permission be granted with conditions.

Case Number 06/01658/OUT

Application Type Outline Planning Application

Proposal Residential development

Location Land Adjacent To 434, Grimesthorpe Road, Sheffield, S4 8LE

Date Received 12/05/2006

Team NORTH & WEST

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposal represents the development of a greenfield site that is of considerable local amenity value in visual terms and the loss of open space would also be detrimental to the character of the area decreasing the nature conservation value contravening Unitary Develoment Plan Policies LR5 and GE13. An extensive supply of previously developed land exists within the City, and as such the proposal is considered to be contrary to the need for sustainable forms of development and Planning Policy Guidance Note 3 - Housing.

2 The Local Planning Authority consider that the proposal would have an adverse impact on trees protected by a Tree Preservation Order that make a high visual contribution to the area. The proposal would therefore be contrary to Policy GE15 of the Sheffield Unitary Development Plan.

39 Site Location

LOCATION AND PROPOSAL

The application site relates to the strip of land on the southern side of Grimesthorpe Road which extends from land adjacent to no.434 to no.652 Grimesthorpe Road. The land is relatively level and is currently part scrub land, part grassed land and part wooded land to the western end of the strip. The eastern end of the strip nearest no.652 has some derelict hardstanding and the land has suffered from previous fly tipping. There is a public footpath across the site from Grimesthorpe Road down to Petre Street towards the western end of the site. The land is part of a larger area to the south which drops away steeply locally known as Wood Hill or Smithies Field.

The application site falls within land designated as Housing in the adopted Sheffield Unitary Development Plan and also within some of a designated Open

40 Space Area which borders the site, part of which is also allocated as an Area of Natural History Interest. There are a number of mature trees to the western end of the strip of land which are subject to current Tree Preservation Orders (TPOs).

Outline planning permission is sought for residential development with all matters reserved for subsequent approval.

RELEVANT PLANNING HISTORY

The current application site was previously subdivided into 3 sites subject to three separate planning applications for residential development;

Residential development on the section of land adjacent to no.434 Grimesthorpe Rd (ref 05/03631/OUT relates) and the middle section (ref 05/03624/OUT relates) were refused as it was considered that the proposal would represent development of a greenfield site which is of considerable local amenity value in visual terms where there also exists an extensive supply of previously developed land contrary to PPG3. Furthermore, the proposal would have an adverse impact on trees protected by a Tree Preservation Order that make a high visual contribution to the area contravening UDP policy GE15.

An appeal against these decisions have been lodged – date of public inquiry not yet confirmed

Outline planning permission for residential development on the section of land adjacent to no.652 Grimesthorpe Road (ref 05/01319/OUT) was granted conditionally.

A reserved matters application for the erection of 2 x five-storey buildings providing 36 no. 1 and 2 bedroomed flats with associated landscaping and car parking (Reserved matters application 05/02963/REM following 05/01319/OUT) was submitted but later withdrawn.

The application site also forms part of a larger site that was refused permission for residential development in August 2003 and in 2000 (ref 03/02263/OUT and 9A/1073P respectively). These were refused on the grounds of loss of open space, development of land identified as an area of natural history interest, noise from the industrial units on Petre Street and development of a greenfield site. No appeal was lodged against these refusals.

SUMMARY OF REPRESENTATIONS

There have been 77 copies of the same letter received from local residents (1 letter has 7 signatures included and two of these letters include additional written comments) and 3 individual letters received also from local residents objecting to the application and raising the points summarised below; Consider only the part of the site adjacent to no.652 Grimesthorpe Rd to be brownfield land where Woodhill House and garage were situated, the rest of the site is greenfield as only ever been glass houses and extensive gardens/fields on (as evidenced by OS maps from early 1800s)– Smith Field looked like parkland

41 with a track with walls and trees wither side near to the public footpath. Previously before WWII a cricket pavilion and pitch and pigeon coots had also been erected but since dismantled in1980s and became woodland Existence of tree preservation orders (but developer has already felled many of the trees (despite stating on application no trees are to be felled) destroying wildlife habitats and blocking public footpath and thereby a local amenity is affected) The ‘wasteland’ south of the proposed site is environmentally sensitive so development of this site would harm its diversity Grimesthorpe Road is a narrow road with a footpath on one side only, and is used as a ‘rat run’ resulting in accidents. Traffic calming measures are planned but consider that the road cannot sustain extra traffic generated Burngreave Masterplan encourages 2,3 and 4 bedroomed bungalows and family houses to be built to replace flats to help to regenerate the area and should develop on site of former flats on Earl Marshal Road etc rather than on existing greenery Burngreave Green Audit states that Sheffield City Council should continue to turn down planning applications for new housing on Carwood Road/Grimesthorpe Road Devastating effect on wildlife and value the countryside feel of this wedge of land in contrast to the factories running along the bottom of Smith Field Request replacement planting and also refers to an extract from the Council website which acknowledges the contribution of living things to the quality of peoples lives. Has no confidence that any plans will be suitable due to the disrespectful approach taken to the community concerns Encourages the Council to be proactive in finding a way forward for the whole of the site and promoting a more appropriate use Raised concerns about the consultation time periods and the lack of detail available online

A letter from Councillor Steve Jones has been received writing in support of local residents who have expressed opposition to the plans for the proposed dwellings on the sites (issues raised as above) but particularly concerned about unsuitability of flats being build there, the impact on road safety and assert the importance of family dwellings being built in the area instead, to aid its regeneration. Requests consideration be given to these issues when Board considers the application.

PLANNING ASSESSMENT

Policy Issues

UDP policy H10 states that housing could be an acceptable use on that part of the site identified for Housing, however the proposal must also comply with other relevant Housing policies and be examined in light of other material considerations.

It is acknowledged that the on the UDP proposals map that the site is also allocated as a Housing Site but again the development of the site must also be considered against other relevant policies and material considerations.

National Planning Policy Guidance Note 3 – Housing (PPG 3) states amongst other things that the presumption will be that previously-developed sites should be

42 developed before greenfield sites. It goes on to define previously developed sites as “previously-developed land is that which is or was occupied by a permanent structure … the definition excludes land that was previously developed but where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings)”.

It is considered that the appearance of two thirds of the land has significantly changed over time and that this section of the site has re-vegetated as green space and constitutes a greenfield site and as such, the allocation for Housing made in the UDP in 1998 and the identification of the site as a Housing site made in 1990 is superseded by the aims of national planning guidance. Moreover, emerging policy for the site depicts the section of the site with permission for housing as Housing land with the remainder falling within an Open Space Area and the site is not mentioned as a strategic site in the Burngreave Masterplan. As such, it is considered that development of this greenfield site would be against the objectives of PPG 3.

PPG3 also states that the potential and suitability of sites for development should be assessed against various criteria which includes; the availability of previously developed sites and their suitability for housing use. The Sheffield Housing Land survey is carried out annually and in 2005, the total capacity figure for land for housing represented the highest level of supply since 1992/93 wholly indicating that there are more than adequate levels of land available for housing development to prevent the need to develop this site for housing.

Other relevant local policies include;

UDP policy GE15 ‘Trees and Woodland’ states that trees and woodland will be encouraged and protected by; requiring developers to retain mature trees, copses and hedgerows, wherever possible, and replace any trees which are lost; and not permitting development which would damage existing mature and ancient woodlands. .

UDP policy LR5 ‘Development in Open Space Areas’ states that development should not result in any damage to mature woodland or result in a significant loss of mature trees, should not harm the character of the area and should not make environmental space ineffective as an environmental buffer.

Areas of Natural History Interest are designated as they may be of regional, City wide or local nature conservation value and may be particularly appreciated by the local community and the decrease in nature conservation value must be kept to a minimum as outlined in UDP policy GE13.

Trees

It was noted in previous applications that a large amount of trees and vegetation had been removed from the area of the application site. Strong concerns were expressed previously by the local community at this loss and this has been reiterated in consultations received regarding this latest application.

Subsequently, Tree Preservation Orders have been placed on a number of remaining mature trees at the western end of the site indicating their value to the quality and character of the built up area in terms of their high visual significance and as habitats for wildlife. As such it is necessary that the existing protected trees should be retained and a comprehensive landscaping scheme that includes replacement and new tree planting along the Grimesthorpe Road frontage be included in line with UDP policy GE15.

The Landscape Officer has therefore indicated a preference for residential development to be confined to the area north of the public footpath which crosses the site. This is in order to ensure that development would not detrimentally affect the TPOs as it is recommended that development should not occur within 8metres outside the drip line of trees, which is the outer edge of the canopy of trees and therefore further constrains the amount of developable land on site. A preference has also been stated for reinstatement of the woodland area to the western end of the site and as such, this end of the site is considered unsuitable for residential development.

Highway Issues

Highways DC have confirmed, as previously considered for the initial outline proposals, that from a highways perspective, there are no objections to the proposals in principle.

However, there would be a requirement to provide a footway along the site frontage and at present, there is no positive highway drainage along this section of Grimesthorpe Road, just ‘run-off’ into verges so drainage for the new properties will also be an issue.

Other matters to be resolved include the potential vehicular access arrangements, the relationship with the public footpath and any upgrading works to Grimesthorpe Road itself (in the form of street lighting etc) and there also may be a requirement for some traffic calming along Grimesthorpe Road.

The Council also advises that travel choice should be promoted in line with Planning Policy Guidance Note 13.

SUMMARY AND RECOMMENDATION

Outline planning permission is sought for residential development on the strip of land between no.434 and no.652 Grimesthorpe Road with all matters reserved for subsequent approval.

The recent history to the site shows this strip of land divided into 3 sections; the western end and middle section have been refused planning consent as they constituted a greenfield site with TPOs also present but with the section nearest no.652 gaining approval for residential development.

44 Supporting information accompanies this application which seeks consent for the site as one whole. Two thirds of the site is still considered to constitute a greenfield site, part of which also accommodates tree preservation orders and therefore, development of it would be contrary to objectives of PPG3 especially as there is more than adequate provision for housing land and these material considerations are considered to supersede the UDP designations as Housing land.

It is therefore concluded that the information provided is not such that it would warrant any change in the recommendation for this site and as a part approval for residential development for the part of the site adjacent to no.652 is not possible, it is recommended that outline planning permission be refused.

Case Number 06/01888/RG3

Application Type Application Submitted by the Council

Proposal Residential development (Application under Reg 3 1992 outilne application) (as per further information in letter received 11/07/06)

Location Former Occupational Training Centre, Westwood Road, High Green, Sheffield, S35 4LE

Date Received 18/05/2006

Team NORTH & WEST

Applicant/Agent Glyn Turner

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, (d) access and (e) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.

Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

3 The development shall be begun not later than whichever is the later of the following dates:- the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

In order to comply with the requirements of the Town and Country Planning Act.

46 4 Prior to works starting on site, full details of improved vehicular access arrangements and any modifications to public rights of way shall have been submitted to and approved in writing by the Local Planning Authority, and implemented prior to occupation

In the interests of traffic safety and the amenities of the locality.

5 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate reduction, must be submitted to and approved by the Local Planning Authority prior to commencement of building.

To take into account new parameters including global warming, which are predicted to increase surface water discharge in the future.

6 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

7 Before any work on site is commenced full details of the measures to be taken to protect the existing within and/or adjoining the site of the development during **** shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

8 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

47 In the interests of the amenities of the locality.

9 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellings shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

10 If the development is for more than 5 units, details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments

Site Location

LOCATION AND PROPOSAL

The proposed site constitutes approximately 0.48hectares or 1.183acres of land which is situated on land off Westwood Road. The site previously accommodated an occupational training centre which has since been demolished and therefore, the land is considered as previously developed. The site is bound by residential properties to the northwest, a mixture of residential properties and small shops and businesses to the south and an overgrown grassed area to the east. A public footpath runs alongside the boundary of the application site.

49 The application site falls within a designated Housing Area as defined in the adopted Sheffield Unitary Development Plan.

Outline planning permission is sought for residential development with all matters reserved for subsequent approval. A red line boundary has been submitted only which shows that part of Aspen Lodge, 128Wortley Road is to be used to widen the existing access to the site. No further details of layout have been submitted but the applicant seeks permission for the site to be developed to usual densities i.e. 30-50 dwellings per hectare.

RELEVANT PLANNING HISTORY

04/02273/RG3 – Erection of 60 bed old peoples home and associated car parking accommodation (application under reg 3 1882) (outline application) – Granted Conditionally

SUMMARY OF REPRESENTATIONS

There have been 18 letters of representation received regarding the application raising the following comments summarised below;

Will result in an increase in traffic worsening an existing traffic and congestion problem (especially for buses) and reducing road safety for cars and pedestrians on Wortley Road, the main through road in the village where there is no/little off- street parking and Westwood Road which leads to two large housing estates and suffers from queuing traffic and delivery lorries parking on-street Previous building was single-story and expect other replacement buildings to also be single-storey Concerned that development will be out of scale and an eyesore like previous developments in the area and any planning permission should include extra public car parking spaces and communal seating Propose that the land would be better utilised as a car park easing the parking problems in the area or as a green area or skate park etc for children to use or as an extension to the adjacent School Potential problems for emergency services to access the site Access to the site is too narrow and would conflict with access to Working Mens Club opposite and the School on Wortley Road and the adjacent already busy junction Area is subject to subsidence and increase in traffic may exacerbate the existing situation Development should not impinge on the adjacent open space The nearest school is full Potential for the surrounding houses to be unreasonably overlooked Population density will increase resulting in overcrowding, vehicle noise and pollution, stretching of local resources and urbanisation of area Consider an environmental impact assessment to be required Consider that there are little facilities or services in the area but more residential development taking place with little infrastructure to support it Devaluation of properties

50 Query if housing would be private or council owned, if and how much car parking would be included in any development for flats, if triangle of open space is to be developed

A letter and named petition with 106 signatures have been received from Wortley Road Action Group objecting to the proposed residential development. A sample of 10 questionnaires following a road survey have also been submitted by the same group.

A letter of representation has been received from Ecclesfield Parish Council who have submitted an objection as follows: the proposal to change the use of the site to residential contrary to the previous proposal of 2004 for the erection of a 60 bed old peoples home was noted with concern as members object to the loss of a much needed elderly persons facility and consider that proposed residential development would be far more detrimental to local residents already occupying dwellings around the boundary of the site. Members have requested a site visit be made and the application be determined at Area Board.

SUMMARY OF CONSULTATIONS

Environment Agency – No comments

Sheffield City Airport – No objections

CB Electric – No objections

PLANNING ASSESSMENT

Policy Issues

The site is identified as being largely within a Housing Area where housing is the preferred use as defined in Unitary Development Plan Policy H10 – Development in Housing Areas. The site is considered to be brownfield where there is no presumption against its development as outlined in National Planning Policy Guidance Note 3 (PPG3) as the site is in a sustainable location, close to services and public transport links.

Residential development has been established in principle by the granting of outline planning permission for the ‘erection of 60 bed old peoples home and associated car parking accommodation’. However, any detailed residential development proposal must be subject to compliance with Unitary Development Plan policy H14 Conditions on Development in Housing Areas.

The site is adjacent to an Area of Special Character (land fronting Wortley Road falls within it) and therefore the quality of the design and materials used should be high if a detailed proposal is to comply with Unitary Development Plan policy BE18 Development in Areas of Special Character which expects new development to respect the appearance and character of the Area.

51 Any detailed proposal which may provide flats should comply with UDP policy H5 ‘Flats, Bed-sitters and shared housing’ by avoiding creation of nuisance to existing residents creating satisfactory living conditions for occupants and providing appropriate off-street car parking.

The development should comply with policy H7 ‘Mobility Housing’ in that at least 25% of the properties must be mobility housing. The site is predominantly level and compliance with this policy and H7 should be possible in any building or access.

The proposal needs to comply with UDP policy H16 ‘Open Space in New Housing Areas’ which requires the developer to make provision for informal open space, children’s play facilities and outdoor sport. An Open Space Provision Survey was previously carried out which concluded that overall provision of recreation space is 5.5hectares per thousand population, below the minimum guideline of 6 hectares per thousand population. As the site is below the minimum guideline for the provision of open space, is below one hectare and may cater for more than five dwellings, there is a requirement for open space to be provided or a financial contribution to be made towards provision or enhancement of recreation space.

Highway Issues

Highways DC have confirmed no highway objections to the principle of residential development on the site. Assuming usual densities, the site could potentially accommodate 15-25 dwellings and it is considered that this scale of the development would not tangibly increase traffic on the local highway network.

The red line boundary indicates part of land in the curtilage of Aspen Lodge, 128 Wortley Road to be used to provide a widened access to and from the site onto Westwood Road which is acceptable. Some minor carriageway works may be required to achieve the appropriate visibility which is detailed in a condition attached.

Any development would have to meet car parking standards within the site and therefore, there should be no increase in on-street parking in the vicinity as a result of the proposal.

Drainage

The development will entail the discharge of surface water into a watercourse, via private/public sewers/drains and there are concerns regarding the impact of surface water discharges from developments and flooding concerns on the receiving watercourse and therefore, a condition is recommended that surface water discharge should be reduced. This could be achieved by an increase in the permeable landscaped areas, by incorporating some form of SUDS and not create ground water problems for nearby land.

The discharge of foul sewage into existing public sewers is acceptable.

52 Landscape

There are several mature trees around the perimeter of the site, some of which are quite prominent and worth retaining within any proposed residential development.

A detailed tree condition survey will be required in accordance with BS 5837:2005 Trees in Relation to Construction and this will determine the proposed layout of the dwellings.

Initially, it is considered that the lime trees on the northwest boundary and the trees along the southern boundary should be retained. The group of three old cherry trees near the public footpath may be in decline and have no long-term future but this will be established by the detailed survey. The hawthorns are not significant specimens and the one near the site entrance will probably have to be removed to accommodate the new road layout.

A full and detailed landscaping scheme will be required providing a tree and shrub schedule with planting distances, densities and total plant quantities.

Design, layout and effect on residential amenities

No indicative plans showing layout have been included in the application and matters of design will be determined in any reserved matters application. The site is bound by residential dwellinghouses to the northwest and south and these properties have varying garden lengths of between 10 and 30metres. Therefore, it is considered that subject to an appropriate layout, minimum-separating distances can be achieved to ensure that the living conditions of future and existing occupiers are not detrimentally affected.

SUMMARY AND RECOMMENDATION

Outline planning permission is sought for residential development with all matters reserved for subsequent approval on land off Westwood Road, the site of the former occupational training centre.

UDP policy H10 states housing as the preferred use in a designated Housing Area and the previous permission for an old persons home has established the principle of residential development.

Highways DC have confirmed that assuming usual densities (15-25dwellings on a 0.48hectare site) would not tangibly increase traffic on the local highway network and access to the site is also considered acceptable subject to minor works.

All matters are reserved for subsequent approval so full details of heights, numbers, scale, layout of any development will be submitted at a later stage.

As such, it is considered that the development accords with UDP policies H10, H14, H16, and so it is recommended that the application be granted subject to conditions.

Case Number 06/02054/FUL

Application Type A Full Planning Application

Proposal Use of building as a dwellinghouse

Location Sycamore Shooting Ground, Woodhead Road, Grenoside, Sheffield

Date Received 01/06/2006

Team NORTH & WEST

Applicant/Agent S E A Planning Ltd

Recommendation Refuse

For the following reason(s):

1 The Council consider that the proposal would have an adverse impact on the Green Belt, an Area of High Landscape Value and an Area of Natural History Interest, by virtue of the proposed use, associated activity and additional lighting and structures. The proposal would, therefore, be contrary to Policies GE2, GE4, GE8, GE9, GE12 and GE13 of the approved Unitary Development Plan.

1 The Council do not consider there is sufficient justification to support the conversion of the building to a dwelling and that the proposal would therefore be contrary to Policy GE5 of the approved Unitary Development Plan and Government Planning Policy Guidance PPG7 - The Countryside and the Rural Economy.

Site Location

LOCATION AND PROPOSAL

The application site is located to the north of Grenoside and is accessed via a track off Woodhead Road. The site is surrounded by a mixture of open fields and woodland, through which run a network of public footpaths. The site is currently occupied by a stone built building, with a slate roof, to the north of the site. It measures approximately 8m by 8.5m in area and 5m high. The walls are punctuated by doors and windows currently protected by metal shutters. The building was constructed to provide changing rooms, storage and toilet facilities for a gun club (Sycamore Shooting Club) but has not been used for some time. A car parking area is located to the south of the building within the site.

55 It is proposed to use the building as a dwelling. The submitted plans show a one bedroom unit with living room, kitchen and bathroom. Some alterations to the doors and windows are proposed.

No further supportive details have been submitted.

RELEVANT PLANNING HISTORY

Planning permission for the erection of the clubhouse was granted in August 2001 (Ref: 9B/0212P). Conditions included that the building should remain ancillary to the use of the site as a shooting ground and that no guns should be stored on site.

Apart from this permission the site has a complex planning history relating to the activities on adjoining land of the gun club. Strong local concerns were expressed about noise impact of these activities. The club maintained they had an established use on land for shooting. A series of appeals and judicial reviews resulted in limiting the days that shooting could take place.

The current owner of the land, who also owns land and agricultural buildings in the vicinity, terminated the shooting club use of the site.

SUMMARY OF REPRESENTATIONS

Ecclesfield Parish Council object on the grounds:

- the proposal would be totally inappropriate and contrary to the protection of the Green Belt - the site borders an area of natural outstanding beauty - the decision should be made by Board after a visit

Grenoside Conservation Society strongly object on the grounds:

- they objected to the original application for the clubhouse - contrary to UDP policies - within Green Belt, borders Wheata Woods which is a nature reserve and is in an Area of High Landscape Value. - It will be conspicuous from footpaths - traffic movements will impact on amenities and safety - history of applications by the owner - no special circumstances to justify conversion

The Ramblers’ Association object on the grounds that:

- the site is in the Green Belt, an Area of High Landscape Value and adjoins an Area of Natural History Interest - the proposal would have an impact on these - contrary to UDP policies

The Council to Protect Rural England object on the grounds:

56 - the site is in the Green Belt, an area of High landscape value and adjoins an Area of Natural History Interest - the proposal is contrary to UDP policies protecting such areas

PLANNING ASSESSMENT

Policy Issues

The proposed conversion should be considered in the light of both local and national policies relating to development in the Green Belt. The following Unitary Development Plan Policies are relevant to the proposal:-

GE1 states that in the Green Belt development will not be permitted, except in very special circumstances, where it would lead to, amongst other things, encroachment of development into the countryside.

GE2 states that in the Green Belt measures will be taken to maintain and enhance areas of high landscape value (this is also underlined by GE8 relating to Areas of High Landscape Value).

It is considered that should the proposal be allowed, the appearance of the building and its surroundings would take on the character of a residential building with security lighting, associated garden furniture, fencing, parking etc. There would probably be a request for a garage. This would contravene the above policies.

GE4 similarly states that the scale and character of any development in the Green Belt should be in keeping with the area and conserve and enhance the landscape. For similar reasons the proposed development would contravene this policy.

GE5 relates to new housing in the Green Belt other than those needed to support agriculture and other acceptable uses. Government national planning guidance gives advice on considerations relating to this and is examined further below.

GE9 addresses the re-use of rural buildings. This policy again states that the new use should not harm the landscape. In the reason for this policy it states that the conversion of rural buildings to housing needs to be strictly controlled. The building is of no visual or architectural merit. The harmful effect of conversions is likely to be far greater for isolated buildings in the open countryside. The proposal would also conflict with Policies GE12 and GE13 relating to the impact on Areas of Natural History Interest and local nature reserves and the need to protect and enhance such areas.

Government Guidance relating to agricultural development is contained within PPG2 – Green Belts and PPG7 – The Countryside and the Rural Economy. In PPG7 it states that one of the few circumstances in which isolated residential development in the countryside may be justified is when accommodation is required to enable farm workers to live near their work. It states that normally they can live in nearby towns or villages. Some of the demand for residential development may be justified but the Guidance states that much is speculative and

57 stems from applicants seeking to exploit the physical or financial advantages of a new house in the countryside. The Guidance states that all applications are scrutinised thoroughly with the aim of detecting attempts to abuse the concession for genuine need.

A number of tests are identified. The applicants have submitted no evidence which address these tests.

Whereas previously the building was considered to serve the essential needs of outdoor sport and recreation, the current proposal cannot be considered as an essential requirement for outdoor recreation and therefore must be considered inappropriate development within the terms of PPG2.

Highway Issues

It is considered that the building is in an unsustainable location. There is no nearby public transport or facilities. Any occupiers would be totally car dependent.

SUMMARY AND RECOMMENDATION

It is considered that the applicant has not demonstrated that there are very special circumstances for allowing the conversion of the existing building to a dwelling.

The proposal therefore conflicts with Council and National Planning Policies and should be refused permission.

Case Number 06/02055/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop as a hot food take away (resubmission) (amended description)

Location 28 Ellesmere Road, Sheffield, S4 7JB

Date Received 02/06/2006

Team NORTH & WEST

Applicant/Agent Mr R Bishop

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The building shall be used for hot food takeaway only (Use Class A5) between 0700-2330 Mondays to Saturdays and 0700 - 2300 Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining properties.

3 The building shall not be used for the above mentioned purpose unless a suitable receptacle for the disposal of litter has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centre S10 - Conditions on Development in Shopping Areas

Attention is drawn to the following directives:

1. The applicant is advised that separate planning permission will be required for any alterations that materially affect the external appearance of the building, including the provision of a new shop front.

Site Location

LOCATION AND PROPOSAL

The application site relates to a two-storey, flat roofed end of terrace building which comprises of a retail unit at ground floor which was closed when the site visit was carried out. There is accommodation above but which appears to be vacant or used as a storage area.

The property is located near the junction of Ellesmere Road with Gower Street which is located off Burngreave Road, a designated Strategic Road in the UDP. The triangular shaped land forming the corner plot is not part of the application site and is a yard area used as a hand car washing service and as general storage. The row of adjoining properties also comprises of retail/commercial premises with some first floor accommodation above.

The application site falls within the Spital Hill District Shopping Centre as designated in the adopted Sheffield Unitary Development Plan towards the northern end of a generally linear shopping area. To the north (from upwards of Clun Road), is a designated Housing Area in the UDP. To the south and east is land designated as a Fringe Industry and Business Area in the UDP.

Full planning permission is sought for the change of use from a retail use (Use Class A1) to a hot food take away (Use Class A5) which also entails the erection of an external extraction pipe. No other external alterations are proposed at this stage.

RELEVANT PLANNING HISTORY

Planning permission was recently refused for the change of use of the retail shop as a hot food takeaway (as per additional plans received 28/02/06) (planning ref: 06/00340/CHU) as the proposed extraction details did not satisfactorily comply with requirements of the Environmental Protection Service and a relocation of the pipe may result in it forming an unreasonably prominent feature in the street scene, detracting from the visual appearance of the locality which would be contrary to UDP policy S10.

A number of planning applications have been Granted Conditionally for the use of various premises on Spital Hill as hot food takeaways.

SUMMARY OF REPRESENTATIONS

There have been no letters of representation received regarding this application.

PLANNING ASSESSMENT

Policy Issues

The application site is in Spital Hill District Centre to which UDP policies S7 and S10 apply.

61 Policy S7 ‘Development in District and Local Shopping Centres’ lists food and drink outlets (A3), which is now class A5, as an acceptable use indicating the principle of this use is suitable.

Policy S10 ‘Conditions on Development in Shopping Areas’ states that new development or change of use will be permitted provided that it would: not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area or its principal role as a Shopping Centre. Appendix 1 of the UDP defines the Council interpretation of ‘dominance’ as; a level of development sufficient to help secure an adequate supply of the preferred land use for City-wide needs in appropriate locations and to establish or maintain the distinctive character and role of the Area. This will usually mean that non-preferred uses do not occupy more than half of the Area. As such, the preferred use of retail (Class A1) should exceed 50% of all occupied and vacant units.

Current data shows that allowing this change of use out of retail would cause the number of retail units in the Spital Hill District Centre to fall to 44% which is below half which means the proposal would not be strictly in line with this part of policy S10.

However, the vacancy rates in Spital Hill are high at 23% indicating a centre which has undergone decline and which is a material consideration. National policy detailed in Planning Policy Statement 6: Planning for Town Centres notes that; “where existing centres are in decline, local planning authorities should assess the scope for consolidating and strengthening these centres by seeking to focus a wider range of services there, promote the diversification of uses and improve the environment”.

The majority of the existing hot food takeways are positioned nearer the southern end of the District Centre along Spital Hill so it is considered that there would not result in an overdominance of use towards the northern end of the Centre on Ellesmere Road. Furthermore, it is felt that significant weight should be placed on the material consideration that high vacancy rates exist within the District Centre. As such, it is considered that it would be more beneficial to the locality to bring the vacant premises back into an active use and to make a positive contribution to the vitality and vibrancy of the District Centre, in line with PPS 6.

Other parts of Policy S10 are also relevant and state that residents should not suffer from unacceptable living conditions, including air pollution, noise or other nuisance or risk to health and safety. It also goes on to say that development should be well designed and of a scale and nature appropriate to the site.

Highway Issues

The development proposal raises no highway concerns.

Noise/Odour and Street scene

The proposed extraction flue has been relocated from the rear elevation (its position on the original application) to the site elevation. Environmental Protection

62 Service have confirmed that the new proposed position of the flue is satisfactory to ensure necessary fume extraction associated with such a use is possible ensuring that the surrounding residential properties, including any flats above this and the adjacent shops, would be adequately protected from odour associated with hot food takeaways. Furthermore, the installation of this type of equipment to the end elevation means it is further away from the residential properties and therefore, means there would be no unreasonable noise issues caused.

Furthermore, the plans show the ducting pipe to be sited within the building and then returned to the external gable end wall at eaves level. By siting the pipe internally for the majority of its length, the impact on the appearance of the building in the street scene would be minimised ensuring that it would not be unduly prominent in the street scene. Furthermore, the pipe would be sited to the rear of the existing chimney stack (as shown in amended plans) which would be unaffected but which would aid screening of the pipe from the front elevation.

Effect on residential amenities

There are some flats above the adjacent shops and a vacant flat above the application property. However, with the corner location of the property and the layout of nearby buildings and uses, it is considered that the general character of the area and the fact that it is not a predominantly residential area, that living conditions for any residents would not be unduly affected by any unreasonable disturbance.

In addition, opening hours are to be conditioned in line with the other hot food takeaways along Spital Hill to reduce any unreasonable noise and disturbance ensuring that residents would not experience any unreasonable living conditions.

A litter receptacle is also to be provided and tied by condition.

SUMMARY AND RECOMMENDATION

Planning permission for change of use from a disused shop (Class A1) to a hot food takeaway (Class A5) is sought.

The site falls within the Spital Hill District Shopping Centre as designated in the UDP where the principle of a hot food takeaway is considered acceptable as defined in policy S7.

Policy S10 states that the number of units in the preferred use of retail (Class A1) should exceed 50% of all occupied and vacant units. The proposal would mean that the number of retail units would fall below half to 44% which does not accord with policy S10. However, it is considered that overriding weight is placed on the fact that vacancy rates are high at 23% and therefore, the change of use would make a positive contribution to the vitality and vibrancy of the centre.

There are no highways issues or any detrimental effects on residential amenity levels.

63 The new position of the extraction pipe would comply with EPS standards adequately protecting surrounding residents from odour issues and its siting within the building would ensure it would not form an unreasonably prominent feature in the street scene and would be of a scale and nature appropriate to the site.

The development is therefore considered to be acceptable with regard to UDP policy S10 and so it is recommended that planning permission be approved.

Case Number 06/02239/CHU

Application Type Planning Application for Change of Use

Proposal Alterations, single-storey extension and use of building as hot food takeaway (Use Class A5)

Location Unit 3, 26 Hinde House Lane, Sheffield, S4 8GY

Date Received 07/06/2006

Team NORTH & WEST

Applicant/Agent PRC Survey & Design

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would be detrimental to the amenities of the locality and to the living conditions of nearby residents owing to the noise, smells and general disturbance which would be generated by the use of the building for the purpose of a hot food takeaway. The proposal is therefore contrary to Policy H14 of the Unitary Development Plan.

Site Location

LOCATION AND PROPOSAL

The application site is located at the corner of Hinde House Lane and Page Hall Road. The shop is on the end of a row of dwellinghouses fronting Page Hall Road and is split into 3 ground-floor units; one being used as retail (unit 1) which faces Page Hall Road and the other two (unit 2 and unit 3) which face Hinde House Lane are currently vacant. These two units have first floor living accommodation over and above.

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area and is predominantly surrounded by residential properties. The site has slight slope from north to south, which leaves the residential properties located to the northern side on Popple Street (to the rear of No.26 Hinde House Lane) elevated by approx. 2m above ground level of the site.

Planning permission is sought to change the use of the unit from a shop (Use Class A1) to a hot food takeaway (Use Class A5). No external alterations are or have proposed. No flue or fume extraction equipment details have been submitted. Internally, to the rear of the shop, is a separate staircase to the first floor.

A planning application for a first floor extension over and above unit 3 is currently being considered (Ref.06/02052/FUL- this application illustrates a one bedroom flat, presumably ancillary to the ground floor, as no external or separate access other than the one indicated within the shop floor has been shown).

SUMMARY OF REPRESENTATIONS

8 letters of objection have been received, including a letter from the local advice centre on behalf of a neighbour. Objections raised are listed below;

-litter generated -parking problems increased -noise problems further increased and added to existing noise problems -odour problems -problems with groups of youth hanging around the takeaways -adequate number of hot food takeaways within immediate vicinity -other non-planning issues

PLANNING ASSESSMENT

Policy

The site is within a Housing Policy Area and is located next to the Page Hall Local Shopping Centre.

Class A5 uses (food and drink outlets) are, in principle, acceptable uses within Housing Areas (UDP Policy H10).

Policy H14 (Conditions on Development in Housing Areas) suggest amongst other things, that change of uses will be permitted provided that they would not lead to a concentration of non-housing uses.

The policy also requires that such a change of use would not harm residents living conditions for example by noise, smell, excessive traffic levels or other nuisance.

The policy also requires that such uses be served adequately by public transport facilities.

PPG24 (Planning and Noise) referring to such uses as hot food takeaways, emphasises the following point;’ Local Planning Authorities will wish to bear in mind not only the noise that is generated within the premises but also the attendant problems of noise that may be made by customers in the vicinity. The disturbance that can be caused by traffic and associated car parking should not be underestimated.’

With the public transport available and the local nature of the potential custom it is considered that the proposal is located within a sustainable area.

Effect of neighbouring properties

The nearest neighbouring property abuts the eastern boundary with the site, other close residential properties are located approx. 8m and 15m away from the site. This raises concern in terms of the affect the hot food takeaway will have on the living conditions of the neighbouring properties in particular with odour and noise disturbance. Furthermore taking into account the site situation, it would be difficult to provide adequate facilities such as a flue system/sound installation and so forth, to minimise the nuisance. The proposal is therefore considered unacceptable, as it is contrary to policy H14 of the UDP.

The Director of Environment and Regulatory Services has raised objections relating to disamenity to neighbouring residential properties interms of smell and general disturbance by the hot food takeaway.

Highway Issues

No objections have been raised as this location is very well served by public transport and is in a densely populated residential area, the proportion of car-borne customers is not likely to be high.

SUMMARY AND RECOMMENDATION

Drawing together the above, it is considered that the proposed change of use is contrary to policy H14 of the UDP in terms of the detrimental effect it will have on the living conditions of the neighbouring properties. The application is therefore recommended for a refusal.

Case Number 06/02241/RG3

Application Type Application Submitted by the Council

Proposal Erection of 8No. replacement kitchen-dining extensions to existing bathing-utility blocks (Full Planning Application under Reg 3 - 1992)

Location Redmires Caravan Park, Redmires Lane, Sheffield, S10 4JZ

Date Received 07/06/2006

Team NORTH & WEST

Applicant/Agent Sheffield Design And Project Management Architects

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

H9 - Sites for Travellers GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE6 - House Extensions in the Green Belt

69 This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Site Location

70 LOCATION AND PROPOSAL

The application site relates to a purpose built travellers site constructed in 1980 which is owned by the City Council. The site comprises of seventeen long-term residential plots. Sixteen of the plots consist of traditionally built brick bathroom and utility provision (amenity blocks) with mono-pitch roofs over. Day accommodation is also provided for each plot in the form of mobile buildings. (The seventeenth plot contains a brick built bungalow which was originally for the site warden and which is now undergoing basic works). Each plot has its own hardstanding for up to three caravans in addition to the units described and each plot is defined with wooden perimeter fencing approximately 1.2metres in height.

The site lies to the south side of Redmires Road and is accessed by Redmires Lane and is bound on three sides by woodland. Site roads were tarmaced and street lighting was provided as part of a small refurbishment programme.

The application site falls within land designated as Green Belt to the west of Sheffield as defined in the adopted Sheffield Unitary Development Plan. The site is fairly isolated being away from the main urban development of the City.

Full planning permission is sought for the erection of 8 purpose built brick units (each accommodating two dayrooms) to replace the existing 16 mobile buildings with pitched roofs over to provide extensions to the existing amenity blocks.

RELEVANT PLANNING HISTORY

The only planning applications that relate to the site were for the use of the land as a Travellers site (ref:76/0145P and ref: 79/0054P refer)

SUMMARY OF REPRESENTATIONS

There has been one letter received and signed by most of the tenants of the plots stating the current issues with the existing facilities which have deteriorated and become cold and damp with poor drainage and water pressure and insufficient parking. States that the site looks like a ‘shanty town’ but that the proposed brick built structures would not be sufficient and requesting a complete re-design of the site.

PLANNING ASSESSMENT

Policy Issues

UDP policy H9 ‘Sites for Travellers’ states that sufficient permanent sites will be made available to accommodate the caravans of travellers residing in or resorting to Sheffield. It goes on to list criteria that all permanent sites for travellers should have which include: not be affected by pollution or other environmental factors that would result in unacceptable living conditions; have a good standard of facilities; be well designed and landscaped to give privacy between pitches and between the site and adjacent users.

71 Green Belt policies have a general presumption against inappropriate development and UDP policy GE1 states that development should not lead to encroachment of urban development into the countryside, policy GE2 aims to protect and improve the Green Belt landscape and policy GE3 states that the construction of new buildings will not be permitted, except in very special circumstances.

As the site comprises of living accommodation, it may also be relevant to refer to UDP policy GE6 House Extensions in the Green Belt which states that extensions will be permitted where they form a minor addition to the original house and use matching materials and be sited and designed to complement the original building. SPG: Designing House Extensions also states in guideline 9 that sympathetic consideration will also be given to the need to provide basic modern amenities, such as an adequate-sized bathroom or kitchen.

Highway Issues

There are no highway objections to the proposed development.

Design Issues

The mobile buildings providing the day rooms are near to the end of their serviceable life with leaking flat roofs etc and currently provide day room facilities including kitchen hob and seating area.

Each new structure would be built to incorporate two existing mono-pitch brick amenity blocks and would extend 6.4metres from the base of the amenity blocks extending to a slightly smaller footprint than where the mobile buildings currently sit. The mono-pitch roofs on the amenity blocks are to be removed and the building would have a pitched roof over, the ridge of which would be 400mm higher than the existing ridge. A new access point is to be formed with a canopy over and new windows are to be inserted along both side elevations.

As such, this would result in a total of 8 structures to accommodate day room and amenity facilities for 16 plots as they are positioned over the boundaries of the plots. This will formalise the current arrangements and by removing the mobile buildings and reducing the number of separate structures, the appearance of the site will be greatly improved without excessively increasing the amount of built development on the site.

The structures are to be built in brickwork to match the existing amenity blocks with slate roofs over. It is considered that it is more appropriate for the materials proposed to match the existing buildings than to insist on any different material normally more suited in a Green Belt location and that the proposed materials would be acceptable in this location although samples are to be submitted for approval to ensure quality of the development due to the sensitive location.

The existing boundary treatment of a 2metre high stone wall and surrounding coniferous planting on the remaining three sides ensures that the site is well screened from the surrounding Green Belt. The enclosed nature of the site and the layout of the built development within the site means the proposal should not

72 have a detrimental impact on the open character of the Green Belt or the visual amenity of the locality.

Effect on Residential amenities

It is considered that the development will improve the provision of the facilities, which in turn will improve the sustainability of the site and the quality of life for the residents on the site. Furthermore, the development seeks to provide an improved standard of basic amenities to the occupants of the site which is in line with the aims of policy GE6.

Due to the isolated nature of the site, there are no other nearby residential properties to be affected by the proposal.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the erection of 8 purpose built brick structures to provide 16 kitchen-dining extensions to the existing 16 amenity blocks to replace 16 mobile buildings.

The proposed development would provide improved basic amenities to the occupiers of this permanent travellers site which are of an acceptable design and do not significantly increase the amount of built development on the site.

The site is located in Green Belt land as defined in the UDP but is enclosed on three sides by coniferous planting and by a stone wall fronting Redmires Road and as such is well screened from the surrounding Green Belt ensuring that the development would not have a detrimental affect upon the open character of the Green Belt.

As such, it is considered that the proposed development is acceptable and complies with UDP policies H9, GE1, GE2, GE3 and GE6 and it is recommended that planning permission be granted conditionally.