SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 31/07/2006 AND EAST 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

Chris Heeley 36141 CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

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Application No. Location Page No.

05/00620/CHU 27-29 Rothay Road 6 Sheffield S4 8BD

05/04264/LBC Sheffield City Hall, Balm Green, Holly Street And 14 Barkers Pool Sheffield

05/04266/ADV Sheffield City Hall, Balm Green, Holly Street And 19 Barkers Pool Sheffield

05/04691/FUL Land At Pond Hill, Harmer Lane And 21 Sheaf Street Sheffield

05/04692/FUL Land At Pond Hill, Harmer Lane And 39 Sheaf Street Sheffield

05/04693/OUT Land At Pond Hill, Harmer Lane And 46 Sheaf Street Sheffield

06/00677/FUL Unit 3 55 45 Mowbray Street Sheffield S3 8EN

06/00627/FUL Land At Site Of 105-109 66 Clough Road Sheffield S2 4BN

06/00840/FUL Land At Young Street And 78 St Marys Gate Sheffield

3 06/00975/FUL Part Of The Old Dairy 89 Broadfield Road Sheffield S8 0XQ

06/01302/FUL Greystones Hall 99 Greystones Hall Road Sheffield S11 7BA

06/01375/LBC Greystones Hall 110 Greystones Hall Road Sheffield S11 7BA

06/01405/FUL Skye Edge 114 3 Skye Edge Avenue Sheffield S2 5FX

06/01793/FUL Land Adjacent To 2 125 Longacre Close Holbrook Sheffield

06/01575/FUL 17 Broomgrove Road 135 Sheffield S10 2LZ

06/01871/CAC 17 Broomgrove Road 148 Sheffield S10 2LZ

06/01905/CHU 39 Handsworth Road 152 Sheffield S9 4AA

06/02176/CHU 54 Howard Street 157 Sheffield S1 2LX

06/02265/FUL Meadow Farm 163 Whiteley Wood Road Sheffield S11 7TJ

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The City Centre South and East Planning And Highways Area Board Date Of Meeting: 31/07/2006

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 05/00620/CHU

Application Type Planning Application for Change of Use

Proposal Continuation of use of part of building as a mosque (application under Section 73 to vary time limit of use imposed by Planning Inspectorate decision on planning permission 03/01738/FUL)

Location 27-29 Rothay Road Sheffield S4 8BD

Date Received 23/02/2005

Team CITY CENTRE AND EAST

Applicant/Agent Burnell Briefcliffe Architects

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that owing to the location of the application site, in a densely populated residential area, the use of the upper floor of the building for the purposes of religious worship, with attendance by up to 200 people at busy times, results in excessive and haphazard on street parking, to the detriment of the free and safe flow of traffic, and to pedestrian safety on Rothay Road, Hawkshead Road, and Birdwell Road, and an inconvenience and nuisance, resulting in loss of amenity, to local residents. As such the proposal is contrary to the aims of Policy H14 of the Unitary Development Plan for Sheffield.

6

Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application site is located at the junction of Rothay Road and Hawkshead Road, and consists of a two-storey building, with a frontage of approximately 18m, forming one half of a terrace of properties running from Hawkshead Road to Birdwell Road. Immediately adjoining the building is a terraced dwelling, with a mosque located on the corner of Rothay Road and Birdwell Road completing the terrace. The area surrounding the site is dominated by high density, terraced, residential property.

7 The ground floor of the building is currently used by the applicant as a community and training centre (The Goodwill Community Centre), under a permission granted in October, 2001(Ref.00/01306/FUL). That permission contained a condition which states that ‘Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987 or any statutory instrument revoking and re-enacting that Order, the building shall be used solely for the use hereby permitted and shall not be used for any other purpose within Class D1, including as a prayer room or mosque, without the prior approval of the Local Planning Authority’.

This condition has been the subject of a complex series of events. Despite the condition, the building was used for prayer purposes, and enforcement proceedings commenced in accordance with authority given by the Board on 8th October, 2001. Subsequently the applicant submitted an appeal against the imposition of the condition, which was due to be considered at an informal hearing in October, 2002. The applicant then withdrew the appeal just before the hearing. Following this a number of further applications, and an appeal have been considered (see Planning History below).

This current application seeks a further temporary permission, to allow use of the building for prayer purposes during the hours of 0830 to 2100 hours for a further period of five years. The applicant suggested on submission of the application (March 2005) that this period was necessary to allow for the location of an alternative site, and the construction of a new mosque to allow the facility to be transferred.

RELEVANT PLANNING HISTORY

Planning Permission was granted in 1978 for the use of the building as a staff training centre and Co-op guild, with a condition restricting the use to ‘a staff training centre and Co-op guild…. and not for any other purpose’ (Ref. 78/6489P)

Planning Permission was refused in 1990, for use of the building as offices, owing to lack of car parking. This application was subsequently allowed on appeal. (Ref.90/0630P)

Planning Permission was granted for the continuation of the use of the building as a community centre in October 2001 with the imposition of the condition (no.1) referred to above, amongst others (Ref:00/01306/FUL).

In October, 2003, Planning Permission was granted for a variation of the condition 1, allowing use of the building for prayer purposes between the hours of 1215 and 1415 each Friday, for a temporary period of 12 months, until 27th October, 2004 (Ref:03/01748/FUL).

However, subsequently the building was used for prayer purposes beyond the hours permitted, and on days other than Fridays. Enforcement and Stop Notices were then served on 31st October, 2003 requiring the occupiers to stick to the terms of the condition in the most recent consent. The Owners appealed against the service of both notices, and following an informal hearing The Planning Inspectorate quashed the notices, and granted Planning Permission with a

8 condition that allowed use of the building for prayer purposes until 27th February, 2005 (between the hours of 0830 and 2100). The condition stated that thereafter, the use shall cease.

SUMMARY OF REPRESENTATIONS

Six letters of objection have been received from local residents (Rothay Road, Hawkshead Road, and Birdwell Road). The letters raise objections on the following grounds:-

- parked cars block driveways, park on footways, and on top of junctions causing gridlock and preventing emergency vehicle access; - two other mosques exist close by; - noise and disturbance before and after prayers, including before 0700 and beyond 2200 hours; - the building is used beyond the permitted hours; - the use has previously been refused, and the extended period granted by The Planning Inspectorate has passed; - occupiers ignore all planning conditions/decisions and use delaying tactics; - noise keeps children awake at night; - vehicle engine noise, horns beeping causes noise and nuisance; - residents are unable to park outside their own homes, and sometimes not even on adjoining streets; - residents feel intimidated by presence of groups of people talking before and after prayer meetings, and claim to have been threatened; - parking problems cause inconvenience to residents.

Councillor Peter Price has written in objection to the application, on behalf of the Community of Brightside. He states that there are constant problems of lack of parking when the mosque is in use, which causes aggravation for residents living on Rothay Road and surrounding streets. He further states that altering the hours would clash with peoples return from work times, and recommends the original conditions are retained.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Housing Area. Within such areas, community uses are an acceptable use in principle, in the terms of Policy H10. However, Policy H14 seeks to ensure that developments in Housing Areas do not lead to noise, excessive traffic levels or other nuisance for people living nearby. These matters are considered in the sections below.

Impact on Residential Amenity

The building lies adjacent to dwellings to the north and east, and those on the opposite side of the road are within 15m of the building. The high-density nature of the area is such that the use of the building inevitably has some impact on the

9 amenity of occupiers of neighbouring residential property. In this particular case the impact results primarily from the activities associated with arrivals at, and departures from the building.

On arrival at the building and on departure, disturbance is caused to residents from vehicles searching and competing for car parking space, haphazard and inconsiderate parking, car doors banging, and vehicle engines starting. In addition members of the mosque tend to gather outside the property in large groups for periods of 10-15 minutes, which results in loud conversation taking place on the forecourt and adjacent footpaths, opposite residential property.

The condition imposed on the original consent for the building was intended to prevent large prayer gatherings, whilst allowing the prayer activity to take place on a smaller scale in the neighbouring, smaller mosque. Beyond the religious festivals such as Ramadan, or Eid, the Friday lunchtime prayer is the busiest and most well attended prayer session for all mosques. During consideration of the previous application (Ref:03/01748/FUL) survey information, submitted by the applicant at officers request, identified that over a three-week period in July and August 2003 on average over 160 persons attended the mosque each Friday. That survey identified that this number of people resulted in, on average, 34 vehicles visiting the area.

In consideration of this application, officers have witnessed numbers of visitors to the Friday prayer meeting in excess of that, a significant number of who arrive by car (estimate 40 to 50 vehicles). This number of visitors to the premises over a concentrated period generates disturbance to residents, in a densely developed location. However, whilst this is the busiest prayer time, it is also the time when the fewest number of residents vehicles are parked on the streets surrounding the site (i.e many residents are at work during this time). The Mosque Committee has in the past attempted to manage car parking by its users to prevent some of the problems of illegal parking on pavements, and across private drives. However this does not appear to be happening at present, and officers have witnessed particular problems of parking on pavements, and on top of junctions, as visitors arrive at the last minute for prayer meetings, and find all alternative parking space is taken.

Furthermore, in consideration of the previous appeal the Inspector stated that measures to control parking (stewarding, limited numbers, rapid dispersal of worshippers) would not be enforceable as planning conditions, due to the difficulty of monitoring.

Whilst it had previously been considered that the level of parking, and the short period of nuisance (principally limited to times of large gatherings) was not sufficient to warrant refusal of previous applications, the situation has now worsened. The level of nuisance being experienced by residents associated with the noise and disturbance of the vehicle movements, beeping horns, starting of engines, and the inconvenience it causes them due to an inability to access driveways and park within a reasonable distance of their homes is such that it has a negative impact upon the amenity of those residents.

10 Highways Issues

The site has no facility for the provision of off street car parking. The site is however within easy walking distance of bus services on Carlisle Street East, Upwell Street, and Holywell Road, and is accessible on foot from the neighbouring residential community.

The densely developed nature of the area and the lack of off street parking generally in the area is such that heavy on street parking can occur outside normal working hours. In the middle of most weekdays Rothay Road is not heavily parked, Hawkshead Road has higher levels of on street parking, and Birdwell Road has sporadic parking. The roads are then full of parked cars on Friday lunchtimes, coinciding with the prayer meeting. Parking from the mosque users spreads onto several of the surrounding highways, which means that residents are inconvenienced by an inability to park close to their homes.

Since submission of this latest application, officers have witnessed on several occasions that during the two hour Friday lunchtime period, and those of larger festival gatherings, the level of on street parking and its haphazard nature, has now grown to such a degree that it is considered to be detrimental to highway and pedestrian safety. Vehicles park ‘on top of’ junctions, and to an extent that the roads are effectively reduced to single carriageway width. Parked vehicles on footways present an unacceptable pedestrian safety problem, forcing pedestrians onto the road.

This level of problem occurs on a weekly basis, such that it is now considered appropriate to resist the granting of permission for the continued use of the building for prayer purposes.

Alternatives to Refusal

There is a clear need for such a facility within the locality, and at present the existing smaller mosque cannot accommodate all persons wishing to attend. The Community Use element of the proposal is not however in question. This application is merely considering the use of the building as a place of worship/for prayer purposes.

Granting permission would allow the Muslim community to practice its religion to continue at the site, however, this is now at a significant cost to the residents within the immediate locality, who feel they have suffered for many years with the problems increasing.

Following the appeal decision, officers across the City Council have been working with the operators of the Goodwill Community Centre to locate alternative premises, or an alternative site where a replacement facility could be constructed. This has led to the purchase by the Centre of a piece of land on Botham Street, approximately 700m walking distance from the application site.

Pre-application meetings have taken place regarding the Botham street site, over the last 12 to 18 months, although thus far several target dates for submission of

11 an application have passed, without the application being submitted, and it is still awaited. If permission is to be granted for the new facility, The Goodwill Community Centre will need to raise funds for its construction and this, and the construction itself could take a number of years.

Consideration has been given to attempting to speed up this process by allowing a temporary continuation of the prayer function at the site, subject to a Planning Obligation, which ties the applicant to a specific timescale for completion and occupation of the new facility. However, this assumes Permission will be granted, and would need to incorporate a very tight timescale (2 years maximum) to ensure that further disturbance to residents of Rothay Road is kept to a minimum. Given that an application has not yet been submitted, and several delays have already occurred, this approach would be setting unreasonable timescales, and is unlikely to be capable of being complied with by the applicant.

With a view to reducing the highway safety problem, consideration has been given to a Traffic Regulation Order to require double yellow lines at the junctions of Rothay Road with Hawkshead and Birdwell Road. However, this would mean significant stretches (15m in all directions at each junction) of the highway where parking is prohibited, and it is considered that, whilst this would alleviate some of the safety concerns, the loss of day to day parking would be of considerable disbenefit to local residents.

Allowing the use to continue for a further five year period would as described above result in significant highway safety and resident nuisance problems, and given the history to the site would be tantamount to a permanent consent. This option, and that of simply granting a permanent consent, is for the reasons given above, not considered appropriate.

ENFORCEMENT

Given that the building is currently being used for prayer purposes, it will be necessary, if Members endorse the recommendation to refuse Planning Permission, and if the use continues, for Enforcement Action to be taken. Members are therefore requested to give authority to the Assistant Chief Executive, Legal and Governance to take all necessary steps, including, if necessary, enforcement action and the institution of legal proceedings to secure the cessation of the use of the building as a prayer room/mosque.

SUMMARY AND RECOMMENDATION

The proposal seeks to vary the existing condition attached to the permission for use of the building as a community centre, to allow use for prayer purposes. This would allow large prayer gatherings to take place, which currently cannot be accommodated within the existing adjacent mosque facility. The proposed use is currently taking place, despite the condition preventing this.

The use for prayer purposes involves concentrated visits by large numbers of people, and results in heavily parked local highways, haphazard parking and

12 parking on footways, which causes a highway and pedestrian safety problem, and consequently nuisance, inconvenience and disturbance to neighbouring residents.

The use provides, along with the Community use of the building, a valuable local facility, however its negative impact has grown significantly over the last few years, and the impact upon highway and pedestrian safety, and upon the amenity of neighbouring residents is now such that Planning Permission should be refused.

Alternatives to refusal have been considered, however, as explained above they are not considered to be reasonable or practical alternatives.

It is therefore recommended that Planning Permission be refused, and as the use is in existence, authority be given to the Assistant Chief Executive, Legal and Governance to take all necessary steps, including, if necessary, enforcement action and the institution of legal proceedings to secure the cessation of the use of the building as a prayer room/mosque.

RECOMMENDATION: REFUSAL OF PLANNING PERMISSION with Enforcement Action

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Case Number 05/04264/LBC

Application Type Listed Building Consent Application

Proposal Erection of banner signs and poster frames

Location Sheffield City Hall, Balm Green, Holly Street And Barkers Pool Sheffield

Date Received 04/11/2005

Team CITY CENTRE AND EAST

Applicant/Agent Penoyre & Prasad LLP

Recommendation Grant Conditionally Subject to Secretary of State

Subject to:

1 The existing unauthorised banner and poster panels erected on the external elevations of Sheffield City Hall and the Memorial Hall, shall be removed within two months of the date of this decision.

To protect the character and appearance of Sheffield City Hall a Grade II_ listed building.

2 Before development commences, details shall be submitted of the methods of securing the approved banners and poster frames to the external elevations of Sheffield City Hall and the Memorial Hall and of the making good and repair of holes resulting from the erection of the unauthorised advertisement banner. Thereafter the development shall be carried out in accordance with the approved details.

To protect the character and appearance of Sheffield City Hall a Grade II_ listed building.

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.

BE13 - Advertisements BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings

14 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

15 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The site consists of the external elevations of Sheffield City Hall a Grade II* listed building.

It is proposed to erect advertisement signage in the form of poster boxes and banners. This is in part retrospective as banners have been erected on the piers either side of the main entrance facing Barkers Pool. Small poster panels have been set on the eastern elevation and on columns around the Memorial Hall to the rear of City Hall.

The current details are for two banners one either side of the main entrance doors but set behind the columns in the portico. New poster frames with bronze edging

16 are proposed on the eastern elevation mostly 797mm x 1051mm, but four either side of the main side doors are of a size to match windows. There are further poster frames proposed on the plinth of the Memorial Hall. These have been located to match the window pattern and there is a higher poster frame in the size and similar position to windows. Four existing poster frames on the colonnades around the entrance to the Memorial Hall will be retained. Another window shaped poster frame will be located on its western elevation. Four further poster frames are proposed on the plinth of the western elevation of the main Hall.

RELEVANT SITE HISTORY

The City Hall and Memorial Hall have been the subject of a major refurbishment scheme which was completed in October 2005. The main planning applications and listed building consent were 9B/0584LB and 9B/0583P.

SUMMARY OF REPRESENTATIONS

English Heritage have been consulted and advised that :

‘The revised designs and locations for advertising signage strike a good balance between the need to preserve the building’s architectural integrity and the need to site advertising in visible locations. The proposed banner locations within the entrance portico are not clearly defined-will they be between the columns or against the rear wall? How will they be fixed? These details need to be clarified, but should not affect our ability to support the application as now revised. English Heritage recommends that consent be granted for the amended scheme which preserves the architectural interest of the building’

PLANNING ASSESSMENT

Policy Issues

Development affecting listed buildings is controlled by Policy BE19 of the Unitary Development Plan which requires that : ‘development that would affect the special interest of a Listed Building will be expected to preserve the character and appearance of the building….’ Policy BE13 ‘Advertisements specifically refers to illuminated advertisements only being permitted if they do not affect the setting of a Listed building. The site is within the City Centre Conservation Area which also requires that new development should protect the character and appearance of the Area, Policy BE16.

Design and Listed Building Issues

The requirement of Sheffield International Venues (SIV) for advertisements for shows at the City and Memorial Halls have been the subject of negotiations since the refurbishment of the buildings was completed. As originally proposed banners were to be located between the columns of the main entrance. This was not considered acceptable as it would interfere with lighting for the portico. Details as submitted with the application indicated banners on the piers either side of the

17 portico as currently erected and more poster frames on the columns of the Memorial Hall again as erected.

These details apart from poster panels were not considered acceptable as they adversely affected architectural features and thus the appearance and character of the building. Furthermore the banners on the piers would give rise to rain staining on stone only recently cleaned.

The amended details are considered acceptable as the banners have been reduced in size and are less prominent, but as they are either side of the entrance will be visible from various directions in Balm Green. They will advertise the type of functions to be held in the building and not specific events. The poster frames are of a high quality design with deep bronze edgings. Their various sizes and locations have been designed to complement existing features on the building and to protect architectural elements such as the columns on the Memorial Hall and the V joints on the plinth.

The affixing of the unauthorised advertising banners and poster panels on the building has resulted in holes in the stone work which require repairing. Such work is conditioned. The current proposals will have fixing points within the joints of the stonework and fixing details of the poster frames and banners are also conditioned.

CONCLUSION AND RECOMMENDATION

Taking the above details into account the amended banners’ size and location and poster frame design, location and size will provide advertisement space to meet the needs of SIV the operator of City Hall and the Memorial Hall. These details are not considered to adversely affect the character and appearance of the Grade II* Listed Building or the City Centre Conservation Area. They thus concur with Policies BE13, BE16 and BE19 of the Unitary Development Plan

Members are therefore recommended to grant consent subject to no adverse direction being received following referral of this application to the Secretary of State.

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Case Number 05/04266/ADV

Application Type Advertisement Consent Application

Proposal Erection of banner signs and poster frames

Location Sheffield City Hall, Balm Green, Holly Street And Barkers Pool Sheffield

Date Received 04/11/2005

Team CITY CENTRE AND EAST

Applicant/Agent Penoyre & Prasad

Recommendation Grant Conditionally

Subject to:

1 The existing unauthorised banner and poster panels erected on the external elevation of Sheffield City Hall and the Memorial Hall, shall be removed within two months of the date of this decision.

To protect the character and appearance of Sheffield City Hall a Grade II * listed building.

2 Before development commences, details shall be submitted of the methods of securing the approved banners and poster frames to the external elevations of Sheffield City Hall and the Memorial Hall and of the making good and repair of holes resulting from the erection of the unauthorised advertisement banner. Thereafter the development shall be carried out in accordance with the approved details.

To protect the character and appearance of Sheffield City Hall a Grade II * listed building.

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.

BE13 - Advertisements BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings

19 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

© Crown copyright. All rights reserved. 10018816. 2005

FOR REPORT SEE 05/04264/LBC

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Case Number 05/04691/FUL

Application Type A Full Planning Application

Proposal Erection of 3/4-storey building for use as offices (use class B1) with basement car parking

Location Land At Pond Hill, Harmer Lane And Sheaf Street Sheffield

Date Received 08/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones 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 The HUB Building approved under planning reference 05/04691/FUL shall not be occupied until the Access Route and Associated Landscaping as approved under planning reference 05/04692/FUL has been completed in accordance with the approved details unless otherwise approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 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.

4 Before development commences a full specification of hard surfaces and detailing, including samples if requested in writing, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

21 To ensure ease of access and facilities for disabled persons at all times. In the interests of the visual amenities of the locality.

5 The steel mesh cladding to the car park façade with ivy cover to the south (Harmer Lane) and west elevation are not hereby approved and before development commences details of a treatment to these elevations shall be submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved revised details thereafter.

In the interests of the visual amenities of the locality.

6 The landscaping running parallel to the South elevation fronting Harmer Lane is not hereby approved and before development commences details of a revised layout shall have been submitted to and approved in writing by the Local Planning Authority. These details shall include the replacement of the grassed element fronting Harmer lane with Mistral hard surfacing, tree pits and grilles and suitable up lighting, whilst the narrow grassed strip set closest to the south elevation shall be increased in width with mixed planting introduced. The development shall be carried out in accordance with these approved revised details thereafter.

In the interests of the amenities and visual amenities of the locality.

7 The conservation paving units on the podium level fronting the Sheaf Street (east) elevation are not hereby approved and before development commences details of a suitable replacement shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

8 Before development commences full details of tree pit depths, grilles, uplighting, tree maturity and densities and sizes of plants shall have been submitted to and agreed in writing by the Local Planning Authority and the development shall be carried out in accordance with these approved details thereafter.

In the interests of the visual amenities of the locality.

9 Before development commences full details of all railings/fences/ balustrading and handrails, including locations, shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these approved details thereafter.

In the interests of the visual amenities of the locality.

10 Before development commences details of biodiversity measures to be incorporated into the scheme shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these approved details thereafter.

22

In the interests of the amenities of the locality.

11 The sole means of vehicular ingress to and egress from the access route fronting Sheaf Street shall be gained from Pond Hill, unless otherwise agreed in writing by the Local Planning Authority at a future date when the construction of the proposed Pond Hill Bridge renders vehicle access from Pond Hill unachievable.

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

12 The access route fronting Sheaf Street shall only be used by emergency service vehicles and no other service vehicle shall use this access route at any time unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality. In the interests of the safety of road users.

13 An ecological/landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The ecological/landscape management plan shall be carried out as approved.

In the interests of the amenities of the locality.

14 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

15 Prior to works starting on site full details of the following shall have been submitted to and approved in writing by the Local Planning Authority:

- Details of the revised access road connection to Pond Hill, including a long section at the new link, drainage, lighting and pedestrian/cycle footway layout plus amendments to the existing parking layout.

- Signage and lining details for the one-way system on the access road.

- Taxi rank facilities.

23 - Long section, drainage and lighting details of the new footway/cycletrack along the front/side of the site.

- Suitable bin storage facilities.

- Suitable cycle, motorcycle and disabled parking provision.

The development shall be carried out in accordance with these approved details thereafter.

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

16 The development 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 the safety of road users.

17 At all times that development is 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.

18 The development shall not be occupied unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the occupation of the development, and shall thereafter be retained.

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

19 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

24

2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of the safety of road users.

20 No development approved by this permission shall be commenced until the following have been completed in accordance with documents PPS23 (ODPM 2004) and CLR11 (EA/DEFRA 2004):

a) A geo-environmental Desktop Study (Phase 1) including a conceptual site model with qualitative risk assessment has been completed and approved in writing by the EA and LPA.

b) Should the Desktop Study conclude that a geo-environmental Site Investigation (Phase 2) is required, this should be undertaken to include an appropriate scope with quantitative risk assessment, and approved in writing by the EA and LPA.

c) Should the risk assessment conclude that risks to controlled water receptors are unacceptable; then a Remediation Statement including remedial options appraisal (demonstrating how the risks to controlled waters will be made acceptable) must be approved in writing by the EA and LPA before any remedial works commence.

d) On completion of the remedial works a Validation Report submitted to the EA (demonstrating that the remediation has achieved the previously agreed site-specific clean-up targets for the protection of controlled waters) must be approved in writing by the EA and LPA before any development works commence.

e) If any contamination is identified during the remedial works or development works that has not been considered in the Remediation Statement, then works must stop in the location of this unexpected contamination until remediation proposals for these materials are agreed in writing by the EA and LPA.

To protect the water environment by ensuring that the site is remediated to an appropriate standard.

21 The surface water discharge from the development to the River Sheaf shall be limited to 160 l/s

25

In order to mitigate against the risk of flooding.

22 Prior to development commencing the applicant shall submit details to be agreed in writing by the Local Planning Authority, of the remedial options chosen from the Contamination Report Strategy, carried out by ARUP, Ref. 114488, dated August 2005. Development shall be carried out in accordance with these details thereafter

In order to protect the health and safety of future occupiers and users of the site.

23 On completion of the remediation work the applicant shall submit to the Local Planning Authority a validation report, which verifies that the remediation works have been carried out in accordance with the Contamination Remedy Strategy, ARUP ref.114488-01

In order to protect the health and safety of future occupiers and users of the site.

24 Prior to the offices being occupied the applicant shall submit for written approval, details showing that the offices achieve internal noise levels of Noise Rating Curve NR45.

In the interest of future users of the offices

25 No development shall take place until the applicant, their agent, or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to, and approved in writing by, the Local Planning Authority

To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.

26 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 6.5-metres either side of the centre line of the sewers, which cross the site

In order to allow sufficient access for maintenance and repair work at all times

27 The site shall be developed with separate systems of drainage for foul and surface water on and off the site

In the interests of satisfactory and sustainable drainage

26 28 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved in writing by the Local Planning Authority

To ensure the development can be properly drained

29 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal

30 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor.

In the interest of satisfactory drainage

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.

LR3 - Development in Business: Institution: leisure Areas LR5 - Development in Open Space Areas BE5 - Building Design and Siting BE6 - Landscape Design SP2(A) SP3

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

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

27

If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

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.

3. 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.

4. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

5. The developer is advised that all works on the public highway must be co- ordinated with and where necessary make allowance for the City Council telecommunications (metropolitan network) strategy, you should contact Andy Bennett (0114 273 6249) for further information

6. The developer is advised that some works associated with this development will require amendments to or new traffic regulation orders, for which the developer will be required to fund all works associated with the preparation, advertisement and implementation of the TRO¿s.

7. The applicant is advised to consult Sheffield City Councils guidance on: Tree Pit Construction Drawing Number RPDT/671/009 Tree Grilles (1.5-metre tree grille with external sides) Drawing Number RPDT/671/009 The applicant is also advised that trees to be incorporated in to the scheme should be no less than 35cm girth. Should the applicant wish to discuss any of the landscaping issues covered within the above conditions they are advised to contact Helen Barber on 0114 273 4198 or Michael Johnson on 0114 273 6141.

28 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

INTRODUCTION

The three proposals considered in this report collectively represent phase one of the e-campus project. The site is located within the Sheaf Valley area fronting Sheaf Street and to the immediate east of the transport interchange, within Sheffield’s city centre.

The proposals are threefold and encompass; detailed proposals for a three/four storey office development known as the HUB building (05/04691/FUL); detailed proposals for a landscaping strip fronting Sheaf Street (05/04692/FUL); outline proposals for the principle of further office development to the north of the site (05/04693/OUT).

29

The concept of the proposed schemes and their wider aspirations is to provide high quality business space custom made for high tech businesses and e-commerce, supported by the latest ICT infrastructure.

SITE & PROPOSAL

The application site is 160 metres along the Sheaf Street frontage and 109 metres in width. Sheaf Street is a highly trafficked gateway into the city. Pond Hill and Harmer Lane sit to the north and south of the site respectively and cater predominantly for bus access to the Transport Interchange. A one-way access road bounds the rear of the site and is used as an access and ingress for National Express coaches.

Part of the application site was previously used as a section of the transport interchange; the southern half of the site was a grassed area of land. The site sits within a flood plain.

The three applications form phase one of the e-campus project, seen as a major regeneration scheme for the city. The scheme will provide high specification office accommodation for high tech businesses and e-commerce The aim of the scheme is to retain new and established firms already based in the city; build a strong technology cluster in the locality and ultimately provide a focus for inward investment by established high tech companies looking for city centre locations within the United Kingdom.

The three planning applications are split as follows:

1. Erection of 3/4-storey building, set to the south of the site, for use as offices (use class B1) with undercroft car parking (05/04691/FUL).

The building will front onto Sheaf Street and be 60 x 62 metres at its widest points. The HUB Building will provide 8,120-square metres of floor space, 5,851 of that will provide office accommodation with other facilities including an atrium and canteen. This building is to act as a generator for the development of the entire phase one scheme.

2. Construction of access path and associated landscaping (05/04692/FUL). The strip will run along the entire site frontage and will have a depth ranging from three-metres adjoining Harmer Lane to 42-metres adjoining Pond Hill. Along with extensive hard and soft landscaping this element of phase one encompasses the only open section of the River Sheaf in the city centre and an extensive access platform.

3. Erection of offices and associated landscaping (05/04963/OUT)

The proposal is for the principle of a further three office buildings to the north of the site with internal semi-private courtyards. All matters are reserved for future approval and all scale and massing shown within the submission is indicative only.

30 The proposal aims to cater for 19,547-square metres of office accommodation in a phased development.

SITE SURROUNDINGS

The proposal is set within the basin of the Sheaf Valley fronting Sheaf Street and just under 200-metres south of the Park Square Roundabout.

To the south of the site across Sheaf Street is the Grade Two Listed Sheffield Station. The station was erected in 1905 and remodelled in the late twentieth century. To the immediate south across Harmer Lane is a wide landscaped section of land reaching 55-metres at its closest point to the application site. Also in the proximity of the site to the south are several university buildings none of which present a significant contribution to the locality in respect of design.

Directly facing the site to the east is a 2/2.5-metre brick wall with stone coping, shrouding the locality from train tracks and associated equipment. Beyond the station is the Sheffield Supertram before the Sheaf Valley Park rises steeply to the Grade Two* Listed Park Hill Flats, which dominate the eastern ridge of the valley.

To the west of the site is the Transport Interchange catering for many of the city’s bus services. Beyond this there are several large predominantly university buildings, the most visually significant being the Adsetts Centre. These buildings rise above the western ridge of the valley and front onto Arundel Gate.

Across Pond Hill opposite the northwest corner of the site is the Grade II* Listed, Old Queen’s Head Public House, the oldest building in the city. Erected in 1475 the building has received late nineteen and twentieth century additions including restoration works. The building has a timber framed front range and is two-stories. Ponds Forge sits across Pond Street to the north of the site and is marked as a significant unlisted building within the Urban Design Compendium.

RELEVANT PLANNING HISTORY

Erection of offices, retail units, provision of car parking and public open space was given outline consent on 18 March 2002 (01/01439/OUT) 9B/0784P.

SUMMARY OF REPRESENTATIONS

There has been one representation from Sanderson Weatherall on behalf of Royal Mail Property Holdings plc.

The letter offers general support. In particular the provision of new cycle paths are viewed as providing a facility that Royal Mail staff can benefit from.

The main concern expressed is the amount of people that may ultimately use the site, up to 5,000. The applications should ensure that suitable measures are in place, implemented and enforced to ensure increased traffic movements and parking issues will not adversely impact the Royal Mail site.

31 The letter concludes by asking for conditions to regulate parking spaces, service and turning bays before the buildings are occupied and vehicle movements during the construction phases, including wheel washing.

PLANNING ASSESSMENT

Policy Issues

The site comprises three policy areas as defined within the Sheffield Unitary Development Plan.

The northern section of the site is identified as lying within a Business: Institution: Leisure Area. Policy LR3 Development in Business: Institution: Leisure Areas sates that the provision of B1 office accommodation is acceptable in this locality.

The southern area of the site is identified as lying within an area of open space. Policy LR5 Development in Open Space Areas states that development will not be permitted where one of several parameters would be jeopardised, these include:

- It would cause damage to mature or ancient woodland or result in a significant loss of mature trees. - It would harm the character or appearance of a Public Space. - It would result in the loss of open space, which is of such quality that it is of citywide importance. - It would result in over-development or harm the character of an area. - The proposed use would be incompatible with surrounding land uses.

The development of the open space within the site boundary is not considered to conflict with this policy and the new development will be set in extensive public realm works which will compensate for the loss. Policy BE6 Landscape Design states, ‘good quality landscape design will be expected in new developments and refurbishment schemes. Applications for planning permission for such schemes should, where appropriate, include a suitable landscape scheme which:

- Provides relevant information relating to new planting and/or hard landscaping, and of existing vegetation to be removed or retained. - Provides an interesting and attractive environment. - Integrates existing landscape features into the development, including mature trees, hedges and water features.

One of the main aims of the Unitary Development Plan is to bring about the regeneration of the City Centre. The City Centre is seen as 'a focus for regeneration, promotion of investment and improvements to the environment'. This is formalised in Policy SP2(A) which states that the regeneration of the City Centre as the major commercial and cultural centre of the City will be promoted and SP3 'The City Centre' will be encouraged as a focus for the social, economic and environmental regeneration of the City.

32 City Centre Masterplan

The Sheffield City Centre Masterplan was launched in February 2001. It was prepared on behalf of Sheffield One, and is a framework for the development of Sheffield City Centre.

The Sheaf Valley e-campus is an important development proposal within the masterplan to provide high quality employment opportunities, and to boost the knowledge based economy.

Design Issues

The proposed HUB building ranges from three to four stories, it has been the desire of the local planning authority to achieve a greater massing for the building, in order to reach five stories in compliance with the guidance set out in the Urban Design Compendium. Having discussed the issue with the applicants the proposed scale and massing was reached as a result of commercial considerations to cater for a set amount of floorspace, which has restricted the potential to add further height to the proposal.

Whilst this restriction is not considered ideal, it is considered a building of the scale proposed can sit in this gateway location, if the quality of the detail and materials delivers a significant building that will ultimately set the design principles in terms of architecture and design quality for the further offices that are outlined as part of these applications.

The applicant held lengthy discussions with the Environment Agency (EA) before the proposal was submitted. As a consequence of these discussions the EA asked the applicant to set the buildings up from ground level by 2.5 metres, the lower floor of the proposal is to be utilised for under croft parking. Harmer Lane Elevation

The proposed HUB building has a curved elevation fronting onto Harmer Lane. The elevation is predominantly to be curtain glazed presenting a strong visually significant elevation. The horizontal detailing set within the elevation breaks the massing down and creates a further welcome detail. Whilst the curved glazing will be the dominant feature there is to be an overhanging section fronting Sheaf Street drawing the eye. This elevation will therefore present several complimentary details to the Harmer Lane elevation.

The original scheme proposed grassed banking from Harmer Lane to the elevated office level, this blocked any views into the undercroft parking. Following further discussions with the EA the mound has had to be removed, as it stopped the free flow of potential flood water into the undercroft car parking, increasing prominence to the under croft parking.

At this stage the local planning authority is working with the applicants on a design solution that will retain the visual quality of this proposed elevation and allow suitable flow of potential floodwater. It is hoped this matter can be resolved before

33 area board however a condition will be attached to any approval to ensure a solution is reached before development commences.

It is viewed that this curved elevation reflects the design quality expected in this gateway location offering a strong and distinctive view particularly relevant when travelling north along Sheaf Street or entering the city from the train station.

Sheaf Street Elevation

The building’s front elevation reflects what will be a theme of the phase one proposals in terms of scale and massing. The building’s mass climbs from three to four stories from Harmer Lane towards Pond Hill. The scale and massing of the future office blocks on the site will retain this theme stepping up further before potentially being reduced towards Ponds Forge.

The stepping out of the four-storey building ensures a bland flat frontage is not created whilst the form of the proposal and potentially those of the future will allow an appearance of cascading buildings upon approaching the site, resulting in more interesting building form.

The Sheaf Street elevation splits the glazed three and four storey office buildings with a stone clad central section with minimal glazing. This section shares the same eaves level as the four storeys glazed section and provides a central break between the heavily glazed elements of the building and emphasising the changing scales of the building’s massing.

North & West Elevations

The north elevation will eventually be shielded from much of the locality by the erection of further office blocks. Both these elevations follow the same design principles in terms of details and materials as the Harmer Lane and Sheaf Street elevations and as such raise no objections.

OUTLINE PROPOSALS

Outline Design

The indicative design indicates the two offices fronting Sheaf Street will incorporate projecting elements that over-sail the access route. Following discussions with the applicant it has been made clear that concerns surround the hostile environment that could be created for users of the site due to this.

It is the desire of the local planning authority that these elements of the future offices are relocated to create a greater scale of building in compliance with the goals of the Urban Design Compendium. Discussions are to start shortly on the detailed design of office two where this is to be evolved.

As the future offices are to create greater height to the scheme it will allow a feeling of a gradual cascading of buildings rising up when viewed from the direction of the

34 train station, whilst also allowing a softening of built form when entering the city from the Park Square Roundabout as the buildings fall away.

Two main issues that will need addressing within future discussions will be the impact of office building four in respect of Ponds Forge, identified as a significant unlisted building in the Urban Design Compendium, and the Grade II* Listed Old Queens Head Pub. It is essential that the scale and massing of office four is respectful.

Environment Agency

The EA still has an objection to the proposals due to a lack of clarity in respect of the applicant’s submissions. Following a meeting between the EA, the applicants and the LPA further information is to be submitted in order for this objection to be withdrawn, this matter will be resolved before the proposal goes to area board.

Maintenance

The landscaped section of the application site has the Don Valley interceptor running across it and access must always be available for this. This section also caters for the only uncovered section of the River Sheaf in Sheffield and a six- metre maintenance strip must be left for this.

The six metre strip is to be left flat and laid with reinforced turf, this high quality material will allow for a suitable environment to be created along the rivers edge whilst having the capacity to take the load of service vehicles.

Pedestrian Access

As the buildings have to be set above ground level by on average 2.6-metres the applicants have had to provide a solution to allow level access to the upper (podium) level. Originally the scheme incorporated large access ramps at both Pond Hill and Harmer Lane, these were viewed as detracting from the overall scheme both in terms of visual intrusiveness and usability.

The scheme has been amended so that the access route fronts Sheaf Street and grades up from both Harmer Lane and Pond Hill reaching the podium level in the form of a large circular feature fronting the HUB building. This is viewed as a welcome design solution to the issues of access into the offices and also creates a feature of interest, particularly for users of the site.

It is noted that from Sheaf Street the gradual rise of the access route will be in the most part cushioned by the soft landscaping. The circular feature, also allowing for vehicles to turn within the site, will front onto the footway running along Sheaf Street and will reach 2.6-metres in height. Whilst this is not ideal it is envisaged that the footway will no longer provide the main pedestrian walkway along Sheaf Street and the new access strip itself will take on this role. It is also viewed that the soft landscaping and a suitable finish will cushion the impact to an acceptable degree.

35 As a consequence of the EA requirements the buildings have to be accessed at a podium level, the site therefore provides two walkways running along its entire length. The presence of the two walkways present the site with a high level of hard landscaping which is not ideal but as it is a consequence of statutory requirements and site constraints it is viewed as acceptable.

The access route is five metres in width to ensure a cycleway can be provided and pedestrians and vehicles can use the route without undue conflict. The podium level is on average four-metres wide ensuring a suitable width to cater for the users of all the buildings, which is envisaged to be up to 5,000 people.

The building itself will provide level access, lifts and facilities for people with disabilities, as would be expected in a new office block. Disabled parking spaces will be reserved in the basement car park.

Soft Landscaping

The proposals present a significant depth of soft landscaping to the Sheaf Street frontage, running parallel to the majority of the outline site, this will also see the removal of the high brick wall fronting Sheaf Street.

The proposals have also been revised to cater for a strong boulevard of trees that front the site, whilst three mounds of landscaping will also be formed encompassing further tree planting. This offers a strong landscaped frontage to users of Sheaf Street, whilst allowing a landscaped buffer from users of the site, negating to a large extent the harsh environment of this section of the Sheffield Ring Road. The Harmer Lane edge of the site and one-way road to the rear will have a boulevard of trees running along their entirety. Again presenting a buffer for users of the site whilst ensuring long and short views of this development present a landscaped and attractive boundary treatment and also allow for a welcome environment at street level for pedestrians.

The River Sheaf

It has been a desire of the local planning authority to have this section of the river Sheaf opened up however following negotiations with the applications this has proved unachievable for reasons of ownership and funding, whilst this is unfortunate it is on balance not viewed as an issue that should influence the outcome of these proposals when the wider regeneration benefits for Sheffield are weighed against it.

It is still hoped that a section of the river can be opened up in the future as part of the Pond Hill Bridge scheme, discussed further below.

The river wall running internally within the site is to be removed and railing put in its place, an access path is to be provided allowing access from the site onto Sheaf Street this is a welcome element of the landscaping scheme and will serve to highlight the presence of the river culvert.

36 It is also hoped the applicant can remove sections of the brick wall fronting Sheaf Street this will need further detailed information to assess feasibility and will be looked into further in the future, a condition will be attached to ensure this.

Pond Hill Bridge

The Pond Hill Bridge forms an integral part of the Sheaf Valley Park Master Plan and will link the Grade II* Listed Park Hill Flats, and the wider community to the east of the site, to the city centre via Pond Hill and Arundel Gate, whilst providing a striking and unique structure over the railway station and Sheaf Street.

Although due to funding difficulty no clear timetable has yet to be provided for this scheme it has been a key element of negotiation with the developer as it has access and design implications for the e-campus scheme, chiefly due to the need to land the bridge on the south side of Pond Hill.

It has been agreed therefore to make allowances for this proposal within the outline scheme, which will as a consequence, result in emergency access being removed from Pond Hill and taken to Harmer Lane, due to height restrictions created by the proposed Pond Hill Bridge.

The cooperation of the developers in allowing this significant element of a wider regeneration master plan not to be jeopardised is welcomed.

Highways

Service bays are to be provided to the rear of the site, ensuring the access route fronting Sheaf Street is for emergency service vehicles only.

For the ensuing period of the development this emergency service access will be achieved from Pond Hill however should the Pond Hill Bridge come to fruition this access will be achieved via Harmer Lane. It is acknowledged that the Harmer Lane access is not ideal, however given the infrequency and the regeneration and permeability benefits of the development of such a bridge it is viewed as an acceptable compromise.

The site is to offer an acceptable number of undercroft parking spaces whilst being located adjacent to the bus station, the railway station and the Sheffield Supertram. This location will therefore allow opportunities for employees to benefit from a range of environmentally sustainable modes of transport.

Cycle routes will also be incorporated into the fabric of the development, contributing to the overall development of cycle routes in Sheffield.

Permeability

The site suffers from issues of permeability as a consequence of the EA requirement for internal office levels to be set higher than surrounding ground levels. Whilst this has been successfully negated to the front of the site with a

37 graded access route the podium level to the rear of the site remains with no easy access back to street level.

It is viewed however that pedestrian use of the rear of the site will be minimal due to the harsh environment created by the Transport Interchange and due to the location of main pedestrian thoroughfares. With this in mind it is viewed as having a minimal impact on users of the site.

The internal semi-private courtyards shown within the proposals are at this stage indicative only and will be addressed within the future detailed plans.

Public Art

Conditions are attached requesting details of proposed public art in connection with the HUB building and ensuring future detailed phases of the outline consent also have similar contributions.

SUMMARY AND RECOMMENDATION

The three applications form phase one of the e-campus project, seen as a major regeneration scheme for the city. The scheme will provide high specification office accommodation for high tech businesses and e-commerce The aim of the scheme is to retain new and established firms already based in the city; build a strong technology cluster in the locality and ultimately provide a focus for inward investment by established high tech companies looking for city centre locations within the United Kingdom.

The design of the proposed HUB building is considered to be of a high quality and sets an appropriate benchmark for future phases of the development. In this respect the indicative proposals submitted as part of the outline application are considered broadly acceptable, although detailed design considerations will form part of the reserved matters submission.

The scheme has been amended so that the access route fronts Sheaf Street and grades up from both Harmer Lane and Pond Hill reaching the podium level in the form of a large circular feature fronting the HUB building. This is viewed as a welcome design solution to the issues of access into the offices and also creates a feature of interest, particularly for users of the site.

The proposals present a significant depth of soft landscaping to the Sheaf Street frontage, running parallel to the majority of the outline site, this will also see the removal of the high brick wall fronting Sheaf Street. The detailed landscaping scheme will be carried out in tandem with the construction of the HUB building.

The proposals are considered to be in line with the relevant national and local policy guidance and represent a further phase in the regeneration of the Sheaf Valley, complimenting the works already ongoing at the Sheffield Station and around the Sheffield Hallam University complex.

All three applications are therefore recommended for approval.

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Case Number 05/04692/FUL

Application Type A Full Planning Application

Proposal Construction of access path and associated landscaping (amended plans 14 July 2006)

Location Land At Pond Hill, Harmer Lane And Sheaf Street Sheffield

Date Received 08/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones 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 The conservation paving units on the podium level fronting the Sheaf Street (east) elevation are not hereby approved and before development commences details of a suitable replacement shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall thereafter be carried out in accordance with the approved details.

In the interests of the visual amenities of the locality.

3 Before development commences full details of tree pit depths, tree maturity and densities and sizes of plants shall have been submitted to and agreed in writing by the Local Planning Authority and the development shall be carried out in accordance with these approved details thereafter.

In the interests of the amenities and visual amenities of the locality.

4 Before development commences a full specification of hard surfaces and detailing, including samples if requested in writing, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

To ensure ease of access and facilities for disabled persons at all times. In the interests of the visual amenities of the locality.

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5 Before development commences details of works to be carried out to the wall fronting Sheaf Street shall have been submitted to and approved in writing by the Local Planning Authority. These works shall include the complete removal of the wall running from Harmer Lane to the open section of the River Sheaf and works to reduce or remove the wall abutting the River Sheaf. Should the works abutting the river Sheaf prove impractical the Local Planning Authority must agree this in writing. The development shall be carried out in accordance with these approved details thereafter.

In the interests of the amenities and the visual amenities of the locality. To improve flood capacity within the locality.

6 Before development commences full details, including samples, of the dressed stone retaining wall fronting Sheaf Street with particular emphasis on the east elevation of the turning circle shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these details thereafter.

In the interests of the visual amenities of the locality.

7 Before development commences full details of all railings/fences/ balustrading and handrails, including locations, shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these details thereafter.

In the interests of the visual amenities of the locality.

8 Before development commences a plan or written statement explaining what is proposed on the plan (2476_02) & (15233/(10)008) dated 14 July 2006 that states tarmac is to be used to the northern section of the access route shall have been submitted to the Local Planning Authority, if at this stage the Local Planning Authority find these details unacceptable further details proposing a more suitable material shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these written details thereafter.

In the interests of the visual amenities of the locality.

9 Before development commences details of biodiversity measures to be incorporated into the scheme shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with these approved details thereafter.

In the interests of the amenities of the locality.

10 Before development commences a plan showing further tree planting on the landscaped mounds fronting Sheaf Street running towards the access route shall have been submitted to and approved in writing by the Local Planning

40 Authority and the development shall be carried out in accordance with these approved details thereafter.

In the interests of the amenities and visual amenities of the locality.

11 An ecological/landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The ecological/landscape management plan shall be carried out as approved.

In the interests of the amenities of the locality.

12 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

13 Prior to the use of the development, details of the external footway resurfacing works to Sheaf Street, including materials to be used, shall have been submitted to and approved in writing by the Local Planning Authority unless otherwise stated in writing by the Local Planning Authority. The resurfacing works shall be carried out prior to use of the development.

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

14 Prior to works starting on site full details of the following shall have been submitted to and approved in writing by the Local Planning Authority:

- Details of the revised access road connection to Pond Hill, including a long section at the new link, drainage, lighting and pedestrian/cycle footway layout plus amendments to the existing parking layout.

- Signage and lining details for the one-way system on the access road.

- Taxi rank facilities.

- Long section, drainage and lighting details of the new footway/cycletrack along the front/side of the site.

- Suitable bin storage facilities.

- Suitable cycle, motorcycle and disabled parking provision.

41

The development shall be carried out in accordance with these details thereafter

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

15 The development 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 the safety of road users.

16 At all times that development is 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.

17 The development shall not be occupied unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the occupation of the development, and shall thereafter be retained.

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

18 Development shall not commence until full details of the bollards to be located at both the Harmer lane and Pond Hill sides of the access route, as identified within the submitted plans, including a statement identifying how these bollards are to be managed to control access shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

In the interests of the safety of road users.

19 The surface water discharge from the development to the River Sheaf shall be limited to 160 l/s

In order to mitigate against the risk of flooding.

20 No development shall take place until the applicant, their agent, or their successor in title has secured the implementation of a programme of

42 archaeological work in accordance with a written scheme of investigation that has been submitted to, and approved in writing by, the Local Planning Authority

To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.

21 Before development commences the applicant shall submit details to be agreed in writing by the Local Planning Authority of the measures to be taken to distinguish between the cycle route and the pedestrian areas and final details in respect of finished levels for the access route.

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

22 The access route fronting Sheaf Street shall only be used by emergency service vehicles and no other service vehicle shall use this access route at any time unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality. In the interests of the safety of road users.

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.

LR3 - Development in Business: Institution: leisure Areas LR4 - Open Space BE5 - Building Design and Siting BE6 - Landscape Design SP2(A) SP3

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

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on

43 the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

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.

3. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

4. The applicant is advised that all works on the public highway must be co- ordinated with and where necessary make allowance for the City Council telecommunications (metropolitan network) strategy, you should contact Andy Bennett (0114 273 6249) for further information

5. The applicant is advised that some works associated with this development will require amendments to or new traffic regulation orders, for which the developer will be required to fund all works associated with the preparation, advertisement and implementation of the TRO’s.

6. The applicant is advised to consult Sheffield City Councils guidance on: Tree Pit Construction Drawing Number RPDT/671/009 Tree Grilles (1.5-metre tree grille with external sides) Drawing Number RPDT/671/009 The applicant is also advised that trees to be incorporated in to the scheme should be no less than 35cm girth. Should the applicant wish to discuss any of the landscaping issues covered within the above conditions they are advised to contact Helen Barber on 0114 273 4198 or Michael Johnson on 0114 273 6141.

44 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

FOR REPORT SEE 05/04691/FUL

45

Case Number 05/04693/OUT

Application Type Outline Planning Application

Proposal Erection of offices and associated landscaping

Location Land At Pond Hill, Harmer Lane And Sheaf Street Sheffield

Date Received 08/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones Architects

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.

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

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.

4 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning

46 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 The access route fronting Sheaf Street shall only be used by emergency service vehicles and no other service vehicle shall use this access route at any time unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality. In the interests of the safety of road users.

6 Before development or any phase of the development commences full details of tree pit depths, grilles, uplighting, tree maturity and densities and sizes of plants shall have been submitted to and agreed in writing by the Local Planning Authority and development shall be carried out in accordance with these details thereafter

In the interests of the visual amenities of the locality.

7 Suitable space shall be provided within the site for the landing of the proposed Pond Hill Bridge as confirmed within the applicants letter dated 27 June 2006.

In the interests of the amenities of the locality. In the interests of the future development of the area.

8 Before development or any phase of the development commences full details of all railings/fences/ balustrading and handrails, including locations, shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these details thereafter.

In the interests of the visual amenities of the locality.

9 Before development or any phase of the development commences details of biodiversity measures to be incorporated into the scheme shall have been submitted to and approved in writing by the Local Planning Authority the development shall be carried out in accordance with these details thereafter.

In the interests of the amenities of the locality.

10 An ecological/landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The ecological/landscape management plan shall be carried out as approved.

47 In the interests of the amenities of the locality.

11 Before the development or any phase of the development is commenced full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

12 Prior to works starting on site full details of the following shall have been submitted to and approved in writing by the Local Planning Authority:

- Taxi rank facilities.

- Long section, drainage and lighting details of the new footway/cycletrack along the front/side of the site.

- Suitable bin storage facilities.

- Suitable cycle, motorcycle and disabled parking provision.

The development shall be carried out in accordance with these details thereafter

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

13 The development 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 the safety of road users.

14 At all times that development is 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.

48 15 The development shall not be occupied unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the occupation of the development, and shall thereafter be retained.

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

16 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of the safety of road users.

17 No development approved by this permission shall be commenced until the following have been completed in accordance with documents PPS23 (ODPM 2004) and CLR11 (EA/DEFRA 2004):

a) A geo-environmental Desktop Study (Phase 1) including a conceptual site model with qualitative risk assessment has been completed and approved in writing by the EA and LPA.

b) Should the Desktop Study conclude that a geo-environmental Site Investigation (Phase 2) is required, this should be undertaken to include an appropriate scope with quantitative risk assessment, and approved in writing by the EA and LPA.

c) Should the risk assessment conclude that risks to controlled water receptors are unacceptable; then a Remediation Statement including remedial options appraisal (demonstrating how the risks to controlled waters will be made acceptable) must be approved in writing by the EA and LPA before any remedial works commence.

49

d) On completion of the remedial works a Validation Report submitted to the EA (demonstrating that the remediation has achieved the previously agreed site-specific clean-up targets for the protection of controlled waters) must be approved in writing by the EA and LPA before any development works commence.

e) If any contamination is identified during the remedial works or development works that has not been considered in the Remediation Statement, then works must stop in the location of this unexpected contamination until remediation proposals for these materials are agreed in writing by the EA and LPA.

To protect the water environment by ensuring that the site is remediated to an appropriate standard.

18 The surface water discharge from the development to the River Sheaf shall be limited to 160 l/s

In order to mitigate against the risk of flooding.

19 Prior to development commencing the applicant shall submit details to be agreed in writing by the Local Planning Authority, of the remedial options chosen from the Contamination Report Strategy, carried out by ARUP, Ref. 114488, dated August 2005. Development shall be carried out in accordance with these details thereafter

In order to protect the health and safety of future occupiers and users of the site.

20 On completion of the remediation work the applicant shall submit to the Local Planning Authority a validation report, which verifies that the remediation works have been carried out in accordance with the Contamination Remedy Strategy, ARUP ref.114488-01

In order to protect the health and safety of future occupiers and users of the site.

21 Prior to the offices being occupied the applicant must submit for written approval details showing the offices achieve internal noise levels of Noise Rating Curve NR45.

In the interest of future users of the offices

22 No development shall take place until the applicant, their agent, or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to, and approved in writing by, the Local Planning Authority

50 To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.

23 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 6.5-metres either side of the centre line of the sewers, which cross the site

In order to allow sufficient access for maintenance and repair work at all times

24 The site shall be developed with separate systems of drainage for foul and surface water on and off the site

In the interests of satisfactory and sustainable drainage

25 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved in writing by the Local Planning Authority

To ensure the development can be properly drained

26 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal

27 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor.

In the interest of satisfactory drainage

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.

LR3 - Development in Business: Institution: leisure Areas LR4 - Open Space BE5 - Building Design and Siting BE6 - Landscape Design

51 SP2(A) SP3

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

Attention is drawn to the following directives:

1. The applicant is advised that a financial contribution for "Connect" Sheffield signage scheme could be required within the phased approval of the future office developments.

2. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

3. 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.

4. 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.

5. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

6. The developer is advised that some works associated with this development will require amendments to or new traffic regulation orders, for which the developer will be required to fund all works associated with the preparation, advertisement and implementation of the TRO’s.

52 7. The developer is advised that all works on the public highway must be co- ordinated with and where necessary make allowance for the City Council telecommunications (metropolitan network) strategy, you should contact Andy Bennett (0114 273 6249) for further information

8. The applicant is advised to consult Sheffield City Councils guidance on: Tree Pit Construction Drawing Number RPDT/671/009 Tree Grilles (1.5-metre tree grille with external sides) Drawing Number RPDT/671/009 The applicant is also advised that trees to be incorporated in to the scheme should be no less than 35cm girth. Should the applicant wish to discuss any of the landscaping issues covered within the above conditions they are advised to contact Helen Barber on 0114 273 4198 or Michael Johnson on 0114 273 6141.

9. The applicant is advised that although the outline designs are indicative only the over-sailing elements of the designs are not considered desirable and the authority would welcome these elements creating greater height to the developments. The applicants should contact the Local Planning Authority at their earliest convenience to begin discussion on the detailed design of the next office block to be submitted for planning approval.

10. The applicant is encouraged to look at the feasibility of including a green roof within the future office developments further details of this can be gauged through Helen Barber on 0114 273 4198 or Michael Johnson on 0114 273 6141.

53 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

FOR REPORT SEE 05/04691/FUL

54

Case Number 06/00677/FUL

Application Type A Full Planning Application

Proposal Alterations and extension to warehouse to form 10 studio apartments and associated car parking accommodation

Location Unit 3 45 Mowbray Street Sheffield S3 8EN

Date Received 20/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mr J B Wheat

Recommendation Grant Conditionally 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 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.

3 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

4 There shall be no replacement, alteration or repair of any part of the original roof structure without the prior approval, in writing, of the Local Planning

55 Authority of details of timbers to be removed, altered and repaired and details and specifications of all new replacement timber members.

In order to ensure that inappropriate alterations are avoided

5 Before development commences details of any rooflights shall have been submitted to and approved in writing by the Local Planning Authority. The rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed details and thereafter retained

In order to ensure an appropriate quality of development.

6 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

7 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 and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

8 Details, specifications and finishes of all new doors - French doors, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 shall be approved in writing by the Local planning Authority before the development commences. Thereafter, the new doors shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

9 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

56 10 The building shall not be occupied unless the access and facilities for people with disabilities, the car parking and bin storage including an approved enclosure, shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

To ensure ease of access and facilities for disabled persons at all times. In the interests of the amenities and visual amenities of the locality

11 The shall not be used unless a level threshold has been provided to the entrance thereto in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such level threshold shall be retained.

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

12 Before development commences details of enclosure for the bin store shall have been submitted to and approved in writing by the Local Planning Authority

In the interests of the visual amenities of the locality.

13 The cycle parking layout is not hereby approved and before development commences a revised layout shall have been submitted to and approved in writing by the Local Planning Authority, the agreed details shall be in place before the development is occupied and thereafter retained

In the interests of the amenities of the locality and occupiers of the proposed dwellings. In the interests of the visual amenities of the locality.

14 The development must be capable of achieving the following internal noise levels: Bedrooms: LAeq 15 minutes = 30 dB (2300 to 0700 hours) Living rooms: LAeq 15 minutes = 40 dB (0700 to 2300 hours) LAmax = 45dB

In the interests of the amenities of the locality and occupiers of the proposed dwellings.

15 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the LPA. Such Validation Test shall:

a) Be carried out in accordance with an approved method statement b) Demonstrate that the specified noise levels have been achieved.

In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to

57 and approved by the LPA before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the LPA before the use is commenced and shall thereafter be retained.

In the interests of the amenities of the locality and occupiers of the proposed dwellings.

16 The development shall only be carried out in accordance with the approved Flood Risk Assessment, Favill Consulting Ltd dated March 2006, and shall incorporate all the proposed mitigation measures into the development.

In the interests of flood control and to accord with PPG25.

17 Finished ground floor level shall be set no lower than 49.0m A.O.D.

To reduce the risk of flooding to the property

18 There shall be no development outwith the footprint of the existing built development at the site.

To ensure that floodplain capacity and flood flow conveyance are maintained so that flood risk is not increased elsewhere.

19 No development approved by this permission shall be commenced until a scheme for the provision of surface water drainage works has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be completed in accordance with the details and timetable agreed.

To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal

20 There must be no new buildings, structures (including gates, walls and fences) or raised ground levels within: - a) 6 metres of the top of any bank of watercourses, and/or b) 3 metres of any side of an existing culverted watercourse, inside or along the boundary of the site, unless agreed otherwise in writing by the Local Planning Authority.

To maintain access to the watercourse for maintenance or improvements and provide for overland flood flows.

21 The recommendations identified within the Andrew McCarthy Associates (Consultant Ecologists) report titled Results of Ecological Health Check and Bat Survey and dated 11 July shall be implemented at all times

In the ecological interests of the locality

58 22 Before development commences details of ecological improvements to the building, including bat boxes shall have been submitted to and approved in writing by the Local Planning

In the ecological interests of the locality

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.

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas BE16 - Development in Conservation Areas BE5 - Building Design and Siting

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

Attention is drawn to the following directives:

1. The applicant is advised to contact Yorkshire Electricity Diversions Section before committing to and commencing any work on site

Call to Quote 98 Aketon Road Castleford WF10 5DS

2. 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. You are advised that residential occupiers of the building should be informed in writing prior to occupation that limited parking provision is available on site for occupiers of the building,

59 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The site lies within the Kelham Island Conservation Area, in a Fringe Industry and Business Area, as defined in the Sheffield Unitary Development Plan. The site relates to an enclosed courtyard, which is bounded by Mowbray Street to the north and the River Don to the south.

Adjacent to the site, to the east is a cluster of industrial units/workshops set within a courtyard called Caledonian Works and to the west is an industrial building, which has recently received permission for demolition, with the erection of a new development for residential usage to go in its place. Adjoining the neighbouring

60 building is the ‘The Foundry’ building, beyond which are further industrial premises. Opposite the site, to the south is Kelham Island Museum and Tyzac factory site.

Within the courtyard adjacent to the large Foundry building, extending from the north-west corner and along the north are a number of two and three-storey buildings of varied architecture, which are occupied by 3 small businesses. Along the eastern edge adjoining this building, are the rear elevations of workshops/units, which are predominantly two-storey although three-storeys in the southern corner. Central within the site is a communal parking area, which has a means of vehicular access from Mowbray Street.

Planning permission is sought for the conversion of the existing building to form five one bedroom and five two-bedroom apartments. The two bedroom apartments are to be set on the first floor of the building and will have a mezzanine level in the roof space.

The proposal will also include a two storey front extension facing the courtyard. This extension will be stepped in appearance and cater for an entrance lobby and staircase. The proposal will provide two disabled parking spaces and bin storage within the courtyard.

RELEVANT PLANNING HISTORY

Permission was approved in July 2005 for the demolition of the adjoining industrial building to the west and the erection of 1 x 4-storey building providing 25 no. 1- bedroomed apartments, undercroft parking and roof terrace and provision of ancillary car parking and associated landscaping works and alterations to The Foundry entrance (05/00908/FUL). Following discussion with the owner development is expected to start on this scheme in the near future.

Planning permission is currently being sought for residential development for the entire courtyard to the east (Caledonian Works) and Bruce Works (56 metres to the west).

The above represent a growing trend both within the immediate locality and across the River Don to the south for change of use from industrial to residential.

SUMMARY OF REPRESENTATIONS

Two representations have been received.

A local business has expressed the following concerns

- The parking has been taken right up to the doorway interfering with access (this issue has been resolved via amended plans) - The proposal shows a turning circle in the car park that dose not exist - The introduction of further residential apartments in this location could lead to traffic congestion in the car park and the new residents could take existing parking spaces

61 Broadblast has expressed concern that due to the industrial nature of the area and associated noise conflict could be created with future residents.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Fringe Industry and Business Area, as defined in the Unitary Development Plan and so Policies IB6, IB9 and IB11 would apply.

Policy IB6 identifies the proposed use, C2 – residential, as being an acceptable use and so in principle this conversion would be acceptable.

Whilst not a preferred use, it is considered that given its riverside location, the site would make a suitable location for a residential scheme, subject to satisfactory living conditions, which will be considered later in the report. The City Centre Living Strategy also advocates housing use in such areas, provided that living conditions are satisfactory.

Policy IB9 (a) states that new development would only be permitted where it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area and Policy IB11 (a) states that housing will only be permitted where it would not further constrain industrial or business development to protect the environment of the new housing. The area would still remain predominantly industrial/business, such that the character of the area would not be undermined.

Policy IB9 (b) states that the proposed development should not cause residents or visitors of residential properties to suffer from unacceptable living conditions and Policy IB11 (c) states that housing (C3) would only be permitted where the development would not suffer from unacceptable living conditions, including air pollution, ground contamination, nearby hazardous installations, noise, other nuisance or risk to health and safety. Subject to the imposition of appropriate conditions relating to sound attenuation etc, such

Policy BE16 states that buildings, which make a positive contribution to the character or appearance of a Conservation Area, will be retained.

Policy BE5 of the UDP states that original architecture will be encouraged, but that new building should complement the scale, form and architectural style of surrounding buildings.

There is currently work underway to undertake a comprehensive survey of the Neepsend / Upper Don Area, which will identify all the businesses, residential complexes and other sites within the area, with a view to developing a Kelham Island and Neepsend Action Plan for this area, but as this is in the early stages of development, no document exists as yet and therefore cannot be considered as a material consideration.

62 Design Issues

The revised proposal gives rise to no design concerns within this location. The extension is considered minimal and respectful of the scale and massing and detail of the locality.

The alterations to the riverside elevation are minimal with balconies constructed of a material to reflect the industrial nature of the area, whilst presenting the building with a softened appearance, welcomed within this residential development.

The proposal therefore has no adverse visual impacts on the Kelham Island Conservation Area.

Highway Issues

The proposal will provide two parking spaces within the courtyard area. These spaces are already allocated to this unit under its previous industrial use, the parking spaces are to be fully accessible for disabled users.

The further demand for parking spaces resulting from the new residents is not considered to have a significant highway implication. Residents are likely to want to park in the evenings and through the night, whilst other activities within the courtyard, e.g. businesses would generally operate during the day. It is acknowledged that there would be some cross-over periods in which demand exceeds supply, such as early morning or if business operations/opening times are extended. Whilst this may be the case, there are not sufficient grounds from which to refuse the application, given that the site is situated fairly close to the city centre. The site is within walking distance of the city centre and the facilities that it offers.

The City Centre Living Strategy supports housing developments with limited or no ancillary car parking accommodation, given the fact that there is access to public transport facilities, entertainment and work opportunities and thus a more sustainable approach to development, which the Government clearly advocates.

Amenities of Future Occupants

The proposal does incorporate an element of private external amenity space by virtue of balconies overlooking the river, which half of the units would benefit from. One first floor apartment would also benefit from a roof terrace. Although the provision is fairly limited when the constraints of the site are accounted for and given its riverside and city centre location this would be acceptable in this instance.

Effect on Adjacent Industrial Units

There is some limited potential for complaints about noise and disturbance as a result of existing industrial activities, from future residents of the proposed development. However, subject to the imposition of conditions to mitigate against potential environmental problems, the proposal is unlikely to prejudice the activities/operations of existing and future businesses.

63 Flood Risk

The site lies adjacent to the River Don and as such there is a potential risk for flooding. The developer has submitted a Flood Risk Assessment with the planning application and the Environment Agency has considered this and raised no objection to the proposal.

Ecology

Given the limited nature of the site ecological improvements will be limited. The applicant will be required to take appropriate measures to provide ecological features for the benefit of local wildlife.

Open Space Contributions

Policy H16 of the Unitary Development Plan requires the developer to make a contribution to the improvement of recreation space in the locality, in line with details set out in the Supplementary Planning Guidance on Open Space Provision in New Housing Development.

The financial contribution for the site would amount to £10,351.50 for the provision of open space within the catchments area, which would be utilised following consultation with the relevant area panel.

SUMMARY AND RECOMMENDATION

The proposal offers suitable facilities that ensure ease of access for all, while its sustainable location, within walking distance of the city centre, ensures no significant highway concerns arise.

The design implications of the proposal are minimal and are in the whole respectful of the Kelham Island Conservation Area.

The proposal will be controlled through planning conditions to ensure noise for future residents of surrounding residential uses is kept within acceptable boundaries.

The proposal is therefore recommended for approval.

HEADS OF TERMS

It is recommended that the Board grant conditionally subject to a legal agreement to secure £10,351.50:

Heads of Terms

A sum of £10,351.50 shall be paid to the Council towards the enhancement of open space within the catchment area of the site.

64 In the event that a satisfactory S106 planning obligation covering the Heads of Terms set out in the preceding paragraph is not concluded before 7 August 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

65

Case Number 06/00627/FUL

Application Type A Full Planning Application

Proposal Erection of 54 flats / 183 bed-spaces, of student accommodation, with car and cycle parking, and landscaping on the site of Clarks Workshops At 105 - 109 Clough Road.

Location Land At Site Of 105-109 Clough Road Sheffield S2 4BN

Date Received 21/02/2006

Team SOUTH

Applicant/Agent Hadfield Cawkwell Davidson

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 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

3 Before the proposed development is commenced, full details of the proposed means of disposal of foul and surface water drainage (including on site balancing, rainwater harvesting and permeable vehicular areas) shall have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

4 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

66 5 The development shall not be used unless the car parking accommodation as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

6 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

7 The development 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 the safety of road users.

8 At all times that construction works are 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.

9 The development shall not be used unless the cycle parking accommodation for 24 cycles as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

10 The development shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the development commencing, and shall thereafter be retained.

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

67

11 The landscaping scheme shown on the plans shall be carried out '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' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by 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.

12 Before the development is commenced a Phase 1 and 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In order to ensure that any contamination of the land is properly dealt with.

13 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.

14 Before work on site is commenced, full details of the access and facilities for people with disabilities, as shown on the plans, shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such access and facilities have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

15 The residential accommodation hereby permitted shall not be occupied unless the scheme of sound attenuation works described in the Noise Report dated November 2005 produced by Waterman Civils has been carried out as specified in the report and such works shall thereafter be retained.

68

In the interests of the amenities of the future occupiers of the building.

16 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

a) Be carried out in accordance with an approved method statement,

b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

17 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

18 No development work, including ground clearance and demolition work shall take place unless and until the developer, their agent or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved in writing by the Local Planning Authority.

To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.

19 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.

69

20 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.

21 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

22 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure an appropriate quality of development.

23 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.

70

24 The scheme shall be developed in accordance with the sustainability measures identified in Section 7.0 of the Design Statement (Ref: 2003-185) dated February 2006.

In the interests of promoting sustainable building design.

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.

BE5 - Building Design and Siting H5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments T22 - Private Car Parking in new Development T25 - Car Parking in Residential Areas

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

Attention is drawn to the following directives:

1. The applicant is advised to contact the Council's Development Services, Land Drainage Group, 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

2. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

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:

71

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.

4. 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.

5. 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. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

6. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

7. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:

(a) limited/no car parking provision is available on site for occupiers of the building, (b) resident's car parking permits will not be provided by the Council for any person living in the building.

72 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The proposal involves the demolition of the existing industrial buildings on the site, formerly Clarks workshops, and the erection of a 5 storey block of student accommodation, to form 54 flats, each with a kitchen / living area and 3, 4, 5 or 6 bed-spaces. Each bedroom will have en-suite toilet and shower-room facilities.

There will be a total of 183 bed-spaces, of which 36 rooms will be suitable for occupation by disabled persons. The development is served by two lift / stair cores and will have level access throughout.

73 The development is ‘u’ shaped around a central courtyard and will be 15 metres high at the highest point. A reception / office, IT room, common-room, laundry and 2 bin-stores are to be provided on the ground floor.

The development is built around 3 small landscaped courtyards and will have 8 car parking spaces in the central courtyard, suitable for use by disabled persons and cycle parking provision for 24 cycles.

The site is in a sustainable location, close to the city centre, bus routes and all facilities and is within easy walking distance of both universities.

SUMMARY OF REPRESENTATIONS

Three letters of objection were received from Sharrow Community Forum and local residents, together with a 32 signature petition on the grounds that ;

The density at 183 bedspaces, is high and with only 8 car parking spaces proposed will exacerbate existing on-street car parking congestion and generate increased traffic, noise and late night disturbance. The Travel Plan proposals encouraging students to use public transport, are unrealistic. Many students will have cars and will park them in the neighbourhood.

The proposals will contradict preferred option PH6, of the emerging Local Development Framework, which proposes no new purpose built student housing in this area, since it is outside the Bramall Quarter where new student housing is specifically proposed .

The proposals at 5 storeys high, are inappropriate and out of character in an area of two storey terraced housing. The proposals will be over-dominant, dwarfing surrounding buildings and may cause loss of privacy to 14 Lancing Road.

The proposals may also lead to further development on the open space to the rear.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Policy Area in The Sheffield Unitary Development Plan 1998 and there are no land use policy objections to the proposals. The proposal must also comply with the requirements of Policy H14 which sets criteria for new developments in Housing Areas. These include the need to ensure the development is in scale and character with neighbouring buildings, does not impact adversely on neighbouring residents, and provides safe access to the local highway network, with appropriate parking provision.

The site adjoins a Fringe Industry and Business Area, to the North East and the use of the site for student accommodation, will serve as a buffer between the industrial area and the terraced housing to the South and West of the site.

74 A Section 106 contribution of £28,273.50 will be required towards the enhancement of local open space under Policy H16.

Highway Issues

The site will be a mainly car free development and a Travel Plan will be provided. 4 car parking spaces are to be provided for staff, for operational use and 4 for disabled use. Staff will be encouraged to walk, or use public transport and travel information will be provided. Cycle parking facilities for 24 cycles are also proposed.

The site is to be used for student accommodation and is within easy walking distance of the university, bus and Supertram stops and city centre amenities.

The developers are to pay a contribution of £9150 towards the design and provision of a residents only car parking scheme for the local area and this should reduce existing on-street commuter car parking problems. A contribution of £8500 is also to be provided towards a new bus shelter on Shoreham Street. The developers will inform their residents that they would not be allocated parking permits as part of this exercise.

Bin-stores are provided within the buildings, adjoining the frontage to Clough Road and this is considered to be satisfactory for refuse collection purposes.

The existing use of the site as workshops generates considerable commercial traffic flow to and from the site and it is considered that the proposed development with parking for only 8 private cars, will not unduly increase traffic flows to and from the site.

Design Issues

Although the proposed development will be 5 storeys high, the scale of the development is not inappropriate in this location. The parapet of the Norfolk Barrack’s tower, a Grade 2 listed building opposite the site, is 2 metres higher than the highest part of the proposed development and the chimneys of the tower rise further still.

The scheme responds to the scale of nearby buildings, by stepping down to 3 storeys high adjoining the Clough Road Medical Centre and to one storey high adjoining Edmund Road. This protects the setting of the Norfolk Barrack’s tower, retaining the view from Edmund Road.

The dominant external materials are red facing brick, which is typical of the locality, cedar cladding and glazing with aluminium panels.

An existing single storey electricity sub station on the Clough Road frontage is to be rebuilt in brick to match the proposed development, so that it will not detract from the scheme.

75 Archaeology

The applicant has submitted a desk top Archaeological Report.

The site currently has 3 industrial sheds on it, which are of no interest, however there is a small structure to be demolished which was originally the gatehouse to Clough House and this is to be subject to archaeological recording, secured by an appropriate condition.

Drainage

The site is located within a flood risk area and the general design and floor levels take this into account, following the submission of a Flood Risk Assessment by the applicant.

Noise

The area surrounding the site is predominantly residential in character, with occasional commercial uses, including a surgery, vehicle workshop and community uses.

The applicant has submitted a noise survey which indicates that, following a PPG24 assessment, the site falls within Noise Exposure Category B for both day and night time period. It consequently recommends an appropriate glazing and ventilation package to ensure the accommodation provides a satisfactory environment for residents.

Amenity of future residents

The scheme provides three distinct communal areas for use by residents as external amenity space. This amounts to 570 sq. m which is equivalent to approximately 25% of the site area and is considered an acceptable level of provision for this City Centre location.

Sustainability Measures

The scheme incorporates a number of valuable sustainability measures, including the provision of two areas of green roof, low energy lighting, increased insulation, re-usable modular construction elements and rainwater harvesting.

RESPONSE TO REPRESENTATIONS

The density is high, but this site is an inner city site, which is close to the inner ring road and high densities are considered to be appropriate here in line with the guidance of PPG3 which encourages high density developments on sustainable inner city sites.

The proposals will provide a Travel Plan for staff and will provide a Section 106 payment of £9150 towards a residents only car parking scheme, for the benefit of residents in the local area. The occupiers of the proposed student flats will be

76 informed that the scheme is a car free development and that they will not be allocated parking in the forthcoming residents parking scheme.

There are no policy objections to the proposals, under the Sheffield Unitary Development Plan 1998, nor under the emerging Local Development Framework Proposals. The site is allocated for Housing Purposes and the proposals are a suitable use within a Housing Policy Area. They provide a buffer between the terraced housing and the industrial zone to the North East of the site.

Although this is a 5 storey development, the flats will have low ceiling heights and the overall height of the proposals, at 14 metres is not excessive. The Tower of the Norfolk Barracks opposite the site is 2 metres higher than this and the development steps down to avoid overdominance in the street-scene.

The development is 19 metres away from the nearest housing, across the street on Clough Road and no objection has been received to this, since the houses are to the South of the development and will not be overshadowed. The side elevation of No. 14 Lancing Road is 41 metres away from the development, at an oblique angle across two streets and will not suffer undue loss of privacy from these proposals.

Summary

The scheme is well designed and will provide student accommodation within easy walking distance of both universities. The development is mainly car free and will provide 8 car parking spaces, for use by disabled residents and for operational use by staff.

The Travel Plan includes a contribution of £8500 towards a new bus stop on Shoreham Street and £9150 towards a residents only car parking scheme for local residents and this should help to reduce existing on-street car parking problems, caused by commuter car parking.

The scheme will be 5 storeys high / 14 metres high, stepping down towards the site edges, to fit into the street-scene. The Grade 2 listed, Norfolk Barracks Tower, opposite the site, is 2 metres higher, so the height is not inappropriate here. The site steps down to single storey height adjoining Edmund Road to retain views of the tower. The site will be developed around landscaped courtyards and will have a landscaped street frontage.

The site adjoins a medical centre on Clough Road. There is an existing nursery and basketball courts, to the rear of the site and industry to the North East, so it is considered that the site will provide an appropriate buffer between these uses and the existing residential area.

The proposals are recommended for approval subject to a Section 106 agreement.

77

Case Number 06/00840/FUL

Application Type A Full Planning Application

Proposal Erection of 11 storey building for office and hotel use with associated car parking

Location Land At Young Street And St Marys Gate Sheffield

Date Received 03/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent Bond Bryan LLP

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, car park grilles, external lighting and paving, 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 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.

78 4 No development work, including ground clearance and demolition work shall take place unless and until the developer, their agent or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved in writing by the Local Planning Authority.

To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.

5 The construction of the site shall take place in accordance with the ground conditions report submitted with the application.

In the interests of public safety.

6 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

7 The buildings shall not be occupied unless the approved sound insulation measures, detailed in the report submitted with the application, have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.

To protect the amenities of the occupiers of the buildings.

8 The buildings shall not be occupied unless the approved air quality control measures, which shall include control over construction work, detailed in the report submitted with the application, have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.

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

9 The buildings shall not be used unless the car parking accommodation as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

10 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to

79 and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

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

To ensure satisfactory drainage arrangements.

12 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

13 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 30 litres per second. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

14 The buildings shall not be occupied until full details of the method of the reclamation of roof water for re-use within the site has been submitted to and approved in writing by the local planning authority.

To prevent pollution of the Water Environment.

15 The buildings shall not be occupied unless the measures, set out in the Travel Plan submitted with the application, have been set in place, including the appointment of a co-ordinator. Thereafter the Travel Plan shall be implemented in accordance with details which shall have received the prior written approval of 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.

16 At all times that construction is 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

80 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.

17 The buildings shall not be used unless the cycle parking accommodation as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

18 The development shall be completed in accordance with the details submitted with this planning application and shall not be developed in part without the prior written agreement of the Local Planning Authority.

In the interests of the future development of the area.

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.

BE5 - Building Design and Siting BE9 - Design for Vehicles

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

Attention is drawn to the following directives:

1. As the proposed development will involve the closing/diversion of a footpath(s) you are advised to contact the Director of Legal and Administrative Services, Town Hall, Sheffield, S1 2HH, as soon as possible with a view to the necessary authority being obtained for the closure/diversion of the footpath(s) under Section 257 of the Town and country Planning Act 1990.

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

81 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.

3. 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.

82 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The site of the application is land currently used as a car park . The adjoining land uses are mainly offices occupied by Government Departments, although a site for housing in a tall building facing St. Mary’s Gate adjoins the site and would share its access if built at some point in the future.

The proposed offices are shown facing St. Mary’s Gate (which is the Inner Ring Road) and South Lane. The Hotel faces South Lane and Young Street. The site is accessed via Young Street to car parking on four of the levels. The pedestrian accesses to the offices are from St. Mary’s Gate and to the Hotel from Young Street (which also shows a drop-off point next to the main entrance.

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The adjoining Concept House is 9 floors high and the former Manpower Services Building rises to 15 although it steps back gradually from Young Street and Bishop Street.

RELEVANT PLANNING HISTORY

The site was previously included in an approved scheme for offices and apartments, application number 04/02532/FUL refers. A similar scheme for offices of 7/8 storeys including two levels of parking was granted by application number 02/03264/FUL.

SUMMARY OF REPRESENTATIONS

Six letters have been received from the three building managers and chartered surveyors representing the building owners of the three adjoining buildings, occupied by Government offices. One also represents the owners of part of the application site as well as Concept House.

- They all object to the loss of the surface car park as it is one convenient for their visitors.

- The car parking proposed with the development is under provided and will put pressure on other parking spaces in the area. The developers should pursue a travel plan to reduce parking need.

- There may be traffic dangers in Young Street to pedestrians and vehicles as this is the main access to all the sites.

- The impact of the construction on adjoining buildings which are ventilated through open windows will be considerable. All attempts to reduce noise and dust should be made.

- There will be a right to light issue for the Department for Education and Skills building and a further objection may be made.

PLANNING ASSESSMENT

Policy Issues

In the Unitary Development Plan, the land uses, (offices and a hotel) are supported by Policy IB7 (Development in Business Areas), offices being a preferred use.

The design policies considered are the relevant criteria of BE5 (Building Design and Siting) and BE9 Design for Vehicles.

Building Design Issues

The development, whilst forming one building, is split into two parts which have a different design to their main frontages.

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The offices which are the largest part of the development and face out to St Marys Gate and South Lane, is 8 floors of offices over a car park podium of 4 storeys, (one of which is a basement) plus a 12th floor of plant rooms at the upper most level. The plant rooms and the top office floor are set back to give the building an upper definition. The side facing South Lane and turning the corner into St. Mary’s Gate has a horizontal emphasis made up of powder coated aluminium projecting details and glass screening. This is stretched between two lift and stair towers.

The other frontage to St. Mary’s Gate has a vertical emphasis which is carried on also to the rear of the building. The major material is blue/grey terracotta cladding.

The Young Street frontage which houses the hotel has a change in character. The main material is red terracotta over the 10 floors which are occupied by the hotel bedrooms and main service floor. The three lower floors are occupied by plant rooms meeting rooms and the reception area. Glass and yellow terracotta panels are proposed at ground level. This part of the application was amended to give a more inviting active frontage to Young Street, to give a better pedestrian environment.

On other parts of the building terracotta rainscreen louvres are shown for the car parking floors, perforated metal panels for the escape stairs, and metal columns for canopies.

The roof and plant rooms are in dark metal.

The overall design of the building is considered acceptable in the context of this prominent location.

The building’s impact on the area will be that of filling up a major vacant site on the inner ring road. It will act as an end stop to London Road as well as having an impact within the immediate area, by recreating the urban fabric.

External Areas

Part of the frontage to St. Mary’s Gate is set back with an open area to the front and there is separation between this building and the entrance to the adjoining residential site which will be accessed through this site from Young Street. It will also provide a drop-off point for the offices, being immediately next to the main entrance. The public realm works to the front will integrate into the existing, replacing the footway and cycletrack and adding in soft landscaping and street furniture to enhance the setting of the building and the pedestrian experience.

The service access areas at the rear of the proposed building are currently within the site of Concept House and are occupied by some of its parking. The ten external parking spaces in the new layout are dedicated to Concept House staff (Inland Revenue). The extensions to these parking and access areas will be in a similar buff paved material.

85 Green Roof and Open Space issues

At intermediate levels the development creates landscaped roof areas to be watered from collection at the top level roofs which house the plant rooms for the development and are high and exposed. These areas are accessible to the buildings’ staff and hotel residents.

Similar smaller spaces are available at ground floor levels.

Highway Issues

The main access to the site for vehicles is the existing one to Concept House and the housing development which is proposed for the St. Mary’s Gate frontage. The area is adequate for the largest of vehicles and for sharing with another user.

A highway assessment and a travel plan have been submitted and concludes that whilst traffic will increase to the site, taking account it is already a car park, the highway system can accommodate it. The parking provision of 118 spaces for both the offices and hotel are adequate provided that the travel plan is successful in steering the site users towards public transport or cycling. The site has good access to all modes of public transport.

The travel plan recommends the management company of the building monitors the travel to work modes of the occupants, provides information on public transport and cycle routes, supplies discounted tickets and constantly monitors the situation.

The hotel is not expected to require more than 60 spaces of the car park and this is based on a comparison study.

Cycle parking is available in an external area and inside the building.

A coach and car drop off point is proposed in Young Street next to the hotel entrance. This is not likely to create any traffic hazards despite being opposite the main entrance to the government offices.

Flood Risk Assessment

There is a theoretical 1 in 100 year risk of the basement car park flooding. This seems unlikely as the entrance is above the 1 to 1000 year level. Dry access is available from the rear of the building, should this occur.

Air Quality Issues

The development in itself is not expected to have any significant impact on air quality which is currently being monitored in the area

However, the construction process may be a problem and the report submitted recommends mitigation measures are taken to reduce the impact of construction work. A condition is recommended that the report’s conclusions are implemented.

86 Ground Conditions Issues

Following investigations and surveys the report submitted with the application concludes levels of contamination found are not a cause for concern. Basic radon protection is required and any localised contaminated material, should be dealt with by the required procedures.

Archaeology

A desk top study has been submitted which sets out the history of the site and the adjoining area. The study concludes further on site investigation may be appropriate because of the doubts about current information. A similar condition was recommended on the adjoining residential site.

Access Issues

The total scheme is accessible. The hotel has larger lifts than required by Part M of the Building Regulations, and 9 larger bedrooms for disabled people with parking bays near to the entrances.

The roof gardens are accessible.

Drainage Issues

The site adjoins the Porter Brook and surface water flows into it need to be limited to minimise flood risk. The building will use water for its landscaping but overall run off should be limited to 30 litres per second.

Rights of Light Issues

These are not normally planning issues other than ensuring that there is adequate daylighting and outlook for existing and proposed developments. However, the applicants have submitted a report and a survey following the matter being raised by one of the objectors.

The report concludes the erection of the building will have some impact on daylighting to the government offices but since that building has always needed artificial light to most of its interior, it has acquired no formal rights of light.

The proposed development is over 25 metres away from the Moorfoot office complex and is at least 14 metres away from the offices on the adjoining site at their closest point. These are considered to be very reasonable separation distances in the context of the built form of the City Centre.

RESPONSE TO REPRESENTATIONS

The Councils Highway Officers have not indicated the development will create any traffic dangers or conflicts.

87 Car parking is widely available in the area in car parks off Moore Street and Charter Row. There is a multi-storey car park proposed as part of the proposed markets development close to this site.

Other matters are answered in the report.

CONCLUSION

The applicants propose uses which meet Council policies for the area. Offices will help the City’s regeneration and a hotel will benefit business visitors and tourists in a part of the City Centre where no other similar facilities are located.

The site is a prominent one on the Inner Ring Road and the design of the building which faces out on to it, will develop a site which has been empty for many years, despite permission being granted for development.

The scale and mass of the building are similar to other buildings near to the site, and others that have permission already. The development is therefore compatible with the location of the site within the City Centre on a major highway.

The detailed design is to an acceptable standard for this prominent site and conditions are proposed to ensure that the final details and materials are of a high quality.

It is therefore recommended that the application is approved.

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Case Number 06/00975/FUL

Application Type A Full Planning Application

Proposal Erection of 3 No. units for commerical, retail and office uses (As amended scheme 04.07.2006)

Location Part Of The Old Dairy Broadfield Road Sheffield S8 0XQ

Date Received 17/03/2006

Team SOUTH

Applicant/Agent Journeyman Design Ltd

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 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 development shall not be used unless the sight line, as indicated on the approved plans, has been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.

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

89 4 The development shall not be used unless the car parking accommodation for 43 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

5 The gradient of the access road shall not exceed 1 in 20 for the first 10 metres from the highway and thereafter 1 in 12, unless otherwise agreed in writing by the Local Planning Authority.

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

6 At all times that demolition and construction works are 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.

7 Before the development is commenced, full details of the proposed layout and setting out of the cycle parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the cycle parking accommodation has been provided in accordance with the approved plans and thereafter, such cycle parking shall be retained.

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

8 Before the development is commenced, details of the delineation of the highway boundary along the Broadfield Road frontage 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.

9 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.

10 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

90 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.

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

To ensure satisfactory drainage arrangements.

12 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

13 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

14 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 the reduction, must be submitted to and approved in writing by the Local Planning Authority prior to commencement of building works.

To ensure satisfactory drainage arrangements.

15 Finished floor levels of the development shall be set no lower than 72.05 metres AOD or 200mm above surrounding ground level.

In order to mitigate against the risk of flooding.

16 Notwithstanding the provisions of the Town and Country Planning Use Classes Order 1987, the retail unit hereby permitted shall only be used for the sale of: furniture, carpets and floorcoverings; building materials, tools and plumbing; gardening equipment; kitchen or bathroom units; office furniture and supplies; motor accessories.

In order to protect the vitality and viability of the City Centre.

17 The development shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

18 Prior to the commencement of development, details of 2 accessible car parking bays shall have been submitted to and agreed in writing by the Local Planning Authority. Such car parking spaces shall be implemented prior to the use commencing and retained thereafter.

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

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.

IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; BE5 - Building Design and Siting and BE19 - Development affecting Listed 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

Attention is drawn to the following directives:

1. 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.

2. 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.

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3. 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.

4. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

93 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The site fronts onto Broadfield Road, Abbeydale and is known locally as the ‘Old Dairy’. The frontage onto Broadfield Road is currently a single storey building selling furniture, which is in poor condition. Behind this is a car/scrap dealer and vacant land.

Across Broadfield Road is the River Sheaf with the new Broadfield Office Park beyond. At the rear, on higher land, is part of the Abbeydale District Shopping Centre including the former Abbeydale Picture House, which is a Listed Building. Either side of the application site are a variety of uses fronting Broadfield Road, including leisure, commerce, industry and retail.

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The proposal as amended is a full planning application for three buildings. Units 1 & 2 would be located at the rear of the site with Unit 3 fronting onto Broadfield Road. Access into the site would be next to unit 3 leading to car parking areas and associated landscaping around the other two units. A secure compound associated with unit 2 is located at the south western corner of the site.

It is proposed that unit 3 is a mix of retail and office with units 1 and 2 being more industry/commerce based. It is currently envisaged that unit 1 is occupied by a car spares provider and unit 2 by a roofing material supplier.

PLANNING ASSESSMENT

Policy Issues

The Unitary Development Plan (U.D.P) indicates that the application site lies within an allocation for Fringe Industry and Business. Policy IB6 of the U.D.P states that Business (B1), General Industry (B2) and Warehouses (B8 excluding open storage) are preferred uses. Small shops (A1 to a maximum of 280 square metres of sales areas) are also acceptable. This means that the principle of the proposal is acceptable with the exception of the retail use in unit 3 because it is in excess of 280 square metres and with respect to retail uses, UDP policy has been superseded by recent national guidance in the form of PPS 6. This issue will be explored later in this report.

Policy IB9 deals with conditions on development in Industry and Business Areas. This states that there should:

- Be no loss of dominance of the preferred use – this would not occur because the proposal is an application for predominantly, preferred use. - Not cause residents any disamenity. - Be well designed in scale with the surroundings. - Be adequately served by transport facilities and provide safe access to the highway network and appropriate off-street parking.

Policy BE5 expects good quality design and materials in new buildings. Policy BE19 expects development to preserve the character and setting of Listed Buildings.

Retail Element of the Application

As part of an amended scheme for this proposal, the applicant has confirmed that the retail part of this application would be restricted to the ground floor of unit 3, which faces onto Broadfield Road.

The gross retail floor area would be 416 square metres with 297.5 square metres of actual retail trading area. This is above the threshold of a small shop so is contrary to U.D.P Policy. However, recent national guidance in PPS 6 has superseded UDP Policy and out-of centre retail locations of any floor space such as that proposed in this application are subject to the sequential test. Given that

95 modest floor space is available in shopping centres across the city, then this proposal fails that test. The intention of this guidance and Council retail policy is to restrict out- of-centre retailing such as clothing that would be sold in existing centres. In this instance, there are bulky low volume retailers on Broadfield Road selling carpets and building materials and the applicant is willing to accept a condition restricting sales to furniture, carpets, building materials, tools, gardening equipment kitchen/bathroom units office furniture/suppliers and motor accessories. This restriction would not conflict with the aims of PPS 6 and there would be no policy conflict.

Siting, Layout, Design and External Appearance

The proposal is for three two storey buildings, one sited at the frontage along Broadfield Road with the remaining two behind this. The vehicle access into the site is taken from Broadfield Road to one side of the proposal, whilst on the other side is car parking. The other two buildings would back on to the rear boundary and the internal road would serve all buildings including the existing access to units outside the site boundary to the north. Landscaping would be introduced to break up the hard surfaces within the site.

The design and external appearance of unit 3 on the front of the site has been amended which has resulted in a better and acceptable design. The building has an acceptable balance of brick and glass on the exterior having recessed areas of glazing set into the brickwork. The scale and quality of design is similar to that on the nearby Broadfield Office Park and is a significant improvement on the street scene. The proposal is more in keeping with Broadfield Road than the existing single storey building and the contemporary design of the proposal sits well with the more traditional buildings either side. The two buildings at the rear of the site are more utilitarian industrial type buildings having a mix of cladding and brick on the exterior with roller shutter doors. These are not of the same visual quality as unit 3 fronting Broadfield Road, but they would have an extremely limited impact on the area. From Broadfield Road, no more than a glimpse would be available down the access road and from Abbeydale Road, at the rear, the levels are such that they would be screened from view.

Consequently, the layout, design and external appearance are acceptable, complying with policies IB9 and BE5 of the UDP.

Impact on the Listed Building

The former Abbeydale Picture House at the rear of the site is an imposing white building that is Listed Grade 2. This building dominates the area and because of the significant level of differences between the proposal and the Picture House, the setting of the Listed Building would not be compromised and it would continue to dominate the area.

There would, therefore, be no conflict with policy BE19 of the UDP.

96 Impact On Residents Amenities

The nearest residential properties are close to the junction of Broadfield Road and Abbeydale Road and also across Abbeydale Road at the rear. There is much activity associated with the busy roads and this, and the distance away from the proposal means that residents would not be disturbed by activities resulting from the proposal.

Parking, Highways and Transport

A total of 43 parking spaces are provided which is acceptable for the anticipated levels of traffic. The car parking guidelines in the UDP indicate for Unit 1 that there should be one space per 3 staff at the busiest time and 2 spaces per 150 square metres gross floor area. For units 2 and 3 it is 1 space per 35 square metres gross floor area. This equates to 39 spaces, so the proposal is acceptable. There would be no material impact on traffic levels in the morning and evening peak periods due to the high levels of traffic around the site experienced during these times.

The access into the site is safe with good visibility in both directions and there is sufficient room within the site for articulated vehicles to manoeuvre, allowing an exit from the site in a forward gear. The site is close to numerous bus and cycle routes and is considered to be in a sustainable location.

The parking and access proposals are acceptable subject to a number of conditions.

Remaining Issues

The amended proposal shows increased areas of landscaping within the scheme that would break up the car parking area. The details of this can be controlled by an appropriate condition.

A Flood Risk Assessment has been carried out and the proposal is acceptable subject to a condition that specifies a minimum finished floor level height to mitigate against any possible flood risk.

The proposals for disabled access are acceptable subject to condition.

SUMMARY AND CONCLUSION

The proposal, as amended, is for three, two storey buildings to be built on a site at Broadfield Road, Heeley. The site is currently a mix of vacant land, scrap metal dealer and furniture retail. The proposal is for a mixed development of industry, office and retail. The design and external appearance of the buildings are acceptable, the unit facing Broadfield Road being of good quality being an improvement to the street scene.

The highways, parking and access arrangements are acceptable. The retail element is also acceptable, goods to be sold being restricted by condition. The

97 nearby Listed Building would not have its setting compromised and the amenities of local residents would not be harmed.

The proposal is acceptable, complies with UDP policy criteria and is therefore, recommended for conditional approval.

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Case Number 06/01302/FUL

Application Type A Full Planning Application

Proposal Alterations to form 10 apartments and communal roof terrace (As amended plans received 22.06.2006)

Location Greystones Hall Greystones Hall Road Sheffield S11 7BA

Date Received 11/04/2006

Team SOUTH

Applicant/Agent Chris Gothard Associates

Recommendation Grant Conditionally 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 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.

3 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

4 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

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5 The existing windows on the original building shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority. Details and specification for the repair of the original windows shall be submitted to and approved in writing by the Local Planning Authority and thereafter retained.

In order to ensure an appropriate quality of development.

6 Details of the design and appearance of the screening to the ground floor terraces shall be submitted to and approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

7 Details of the design and finish of the obscure glazed balustrade to the roof terrace shall be submitted to and approved in writing by the Local Planning Authority before development commences. The balustrade shall then be installed in accordance with the approved details before the building is occupied and thereafter retained.

In order to ensure an appropriate quality of development.

8 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 1:20 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

9 Details, specifications and finishes of the new door to the cellar, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale shall be approved in writing by the Local planning Authority before the development commences. Thereafter, the new door shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

10 The design and location of all new internal and external light fittings shall be approved in writing by the Local Planning Authority before the development commences. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

100 11 Details of the location, specification and appearance of all new services to the building including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

12 The apartments shall not be used unless the car parking accommodation for 15 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

13 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the apartments shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained.

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

14 Before the development is commenced, details of the proposed surfacing, layout and marking out of the car parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The building shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

15 The existing trees within the site of the development, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree 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.

16 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the

101 development during construction 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.

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.

H5 - Flats, Bed-sitters and Shared Housing; H7 - Mobility Housing; H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H16 - Open Space in New Housing Developments; BE5 - Building Design and Siting and BE19 - Development affecting Listed 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

102 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application site comprises of Greystones Hall, a 3-storey Georgian Hall set in approximately 0.16 of a hectare of grounds located within the residential suburb of Greystones. The original building is constructed in local tooled facing stone with dressed gritstone details such as string courses, parapets and window mullions all beneath a natural slate covered double pitched roof.

In the 1970’s the property was extended to the left hand side of the main entrance elevation, this consists of a 2 storey concrete framed flat roofed extension, with natural stone up to first floor level and render above. It is considered that does not

103 reflect the original building in either massing or detailing and as a result detracts from the Listing of the Building.

The building is currently unoccupied with the most recent use of the building being as a residential care home.

Planning permission is being sought for the conversion of the existing building into 10 apartments, (4 x 1-bed and 6 x 2 bed). The existing side extension is to have cosmetic alterations to the fenestration, and the introduction of a roof terrace. An amended scheme has been submitted altering the fenestration detail to the existing side extension, and making alterations to the size of the roof terrace proposed. 15 parking spaces are provided to south east of the building on the existing hard standing area, and an element of amenity area is created to the north of the building.

PLANNING HISTORY

Listed Building consent is sought for alterations to form 10 apartments and communal roof terrace. Application No.06/01375/LBC.

Planning permission was granted in 1997 for the erection of a conservatory and repair and replacement of windows (as amended 18.03.1997 and 09.05.1997) Application No’s 97/01950/FUL and 97/00275/LBC.

Planning permission was granted in 1990 for the retention of 2 storage buildings (extension of planning permission). Application No. 90/02797/FUL

Planning permission was granted in 1980 for the alterations of a building to be used for the purpose of flats. Application No. 80/03584/OUT.

Planning permission was granted in 1979 for the retention of 2 storage buildings (extension of planning permission)(granted conditionally until 28/03/84). Application No. 79/04000/FUL

Planning permission was granted in 1978 for the retention of alterations and extensions to, and the continuation of the use of a building for the purpose of offices and stores in connection with the business of installation and maintenance of telecommunications equipment. Application No. 78/04023/FUL. SUMMARY OF REPRESENTATIONS

There have been 5 representations received regarding this application to date. Issues raised are:

- Concern that the rooftop garden and new windows and doors will overlook neighbouring properties taking away all of the privacy - Concern about additional parking as the road is already congested with large vehicles not being able to get clear access, - There appears to be insufficient parking for visitors and second car owners - The development will also cause excessive noise in the area especially in the summer owing to noise from the roof terrace and the additional traffic

104 - Need to ensure that the new residents in the proposed application do not use the parking space currently benefiting occupiers of Greyfrriars - The road contains a number of very attractive trees, which should be retained - Will the boundary treatment be maintained on a regular basis

PLANNING ASSESSMENT

Policy Issues

The site is located within a designated Housing Policy Area within the adopted Sheffield Unitary Development Plan. As such the principle of developing the site for the purposes of housing as proposed is acceptable in accordance with the provisions of Policy H10 (Development in Housing Areas) thereof. However the development proposal must also be assessed against the provisions of Policy H14 (Conditions on Development in Housing Areas).

Policy H14 states In Housing Areas, new development or change of use will be permitted provided that:; (a) new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and (b) new development would be well laid out with all new roads serving more than five dwellings being of an adoptable standard; and (c) the site would not be over- developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and (d) it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and (e) it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and (f) it would provide, where appropriate, an environmental buffer to shield sensitive land uses.

As the proposal is for the erection of 10 flats Policy H5 is relevant. H5 states that, planning permission will be granted for the creation of flats, bed-sitters and the multiple sharing of houses only if: (a) a concentration of these uses would not cause serious nuisance to existing residents; and (b) living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours; and (c) there would be appropriate off-street car parking for the needs of the people living there. Policy H16, requires that for site less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site if: provision of recreation space within the catchment area is below the minimum guideline; or recreation space within the catchment area is in need of significant improvement.

Policy BE19 ’Development affecting Listed Buildings’ states, proposals for internal or external alterations which would affect the special interest of a Listed Building will be expected to preserve the character and appearance of the building and, where appropriate, to preserve or repair original details and features of interest.

105 Proposals for change of use will be expected to preserve the character of the building. The original use of a Listed Building will be preferred but other uses will be considered where they would enable the future of the building to be secured.

Policy H7 states that in all new or refurbished housing, the provision of a proportion of mobility housing to meet local need will be encouraged except where the physical characteristics of a site or existing buildings make it impracticable

Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. Policy BE5 indicates that the following principles will apply for physical design: (a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings. (d) in all new developments, design should be on a human scale wherever possible, and, particularly in large-scale developments, the materials should be varied and the overall mass of buildings broken down; (e) special architectural treatment should be given to corner sites in order to create a lively and interesting environment; (f) designs should take full advantage of the site's natural and built features; (g) the design, orientation and layout of developments should encourage the conservation of energy and other natural resources.

The provisions of Planning Policy Guidance Note 3 (PPG3) Housing which sets out the Governments Policies to provide advice on matters concerning housing and housing development must also be taken into account in the assessment of this planning application. PPG3 places a great deal of emphasis on the need to enable a greater choice of housing, stating that housing should not reinforce social distinctions. In short the housing needs of all in the community should be recognised so as to encourage the creation of mixed communities, which offer a choice of housing and lifestyle.

Local Authorities also have a duty to promote good design in new housing developments in order to create attractive, high-quality living environments in which people will choose to live.

As regards the density of the development; as a guideline PPG3 encourages housing development, which embraces a density of between 30 and 50 dwellings per hectare net. The overall density of development proposed would equate to approximately 62 units per hectare rendering numbers far in excess of those cited in PPG3.

However on the basis that this scheme involves a conversion of an existing building to flats, this exceedence does not adversely impact upon the character of the area.

Highways Issues

There is an existing point of access/egress onto both Greystones Road and onto Greystones Hall Road which is currently locked and unused. This is to be brought back into use, with a one-way system put in place, with vehicles entering the site from Greystones Road and existing onto Greystones Hall Road. The driveway has

106 an existing gradient of no greater than 1:10, with the existing tarmac covered parking area to be repaired and resurfaced. There is an existing pedestrian level access footpath from Greystones Hall Road, which is to be maintained in order to provide separation from vehicles.

With no alterations proposed to the existing access/egress points, there are no objections to the proposal from a highways point of view.

On the matter of car parking, a total of 15 -car parking spaces have been incorporated within the scheme to the south east of the building on the existing tarmac drive and parking area. This equates to 1.5 spaces per apartment. Two disabled spaces are included within the 15 spaces in close proximity to the main entrance.

The provision and retention of the proposed on site parking can be controlled by condition, along with suitable and sufficient cycle parking accommodation within the site.

Design Issues

The existing building comprises of a large detached three storey Georgian Hall currently vacant. The original building is constructed in local tooled facing stone with dressed gritstone details, with a natural slate covered double-pitched roof.

In the 1970’s the property was extended with the creation of a two storey flat roofed addition with natural stone up to the first floor, and render above. An existing fire escape is provided over the flat roof extension with metal staircase running down the north elevation of the building.

The application proposes to convert the existing premises into 4 x 1-bed and 6 x 2- bed apartments.

It is proposed to make some cosmetic alterations to the fenestration of the existing two-storey extension in order to add some balance to the elevations. The alterations include rendering the first floor of the extension, the introduction of powder coated aluminium frames with French doors (with glazed balustrades), and the introduction of a roof terrace with glazed balustrade/privacy screen.

These alterations allow the extension to be read subservient to the main Georgian Hall, allowing a visual separation between original and what is clearly a later addition.

Within the building all existing original architectural features are to be retained and enhanced particularly the main staircase and door surrounds. It is proposed to remove the existing suspended ceiling throughout the property and to repair and restore any decorative coving that may still be present. The existing timber windows are to the refurbished and retained.

107 Effect on Residential Amenities

The majority of windows and opening in the proposed scheme mirror that of the existing building, and therefore it is considered no additional overlooking will be created. Furthermore, with the buildings last use being as a care home, with windows at upper floors used on a frequent basis, habitable rooms being created at upper floors will not create any adverse impact.

With the introduction of a roof terrace above the existing two-storey extension, there is the potential to overlook the neighbouring flats to the west and dwellings to the north. Amended plans have been received showing the parapet wall omitted and an obscure glazed balustrade introduced, set in from the edge of the building. There are windows on the adjacent block at upper floor levels however it is considered that owing to the oblique angle, and the positioning of the privacy balustrade, no adverse overlooking will be created.

Neither is it considered that any overshadowing nor overbearing feeling will be created by the proposed development, providing the occupiers of the proposed dwellings with a reasonable outlook from habitable windows, and not overshadowing windows to neighbouring properties.

There remains sufficient amenity space, with provision of over 350 square metres for use by all ten units, with four units having private terraced areas.

Landscaping

There are no objections to the proposal, in principle, with all existing trees or vegetation of significant merit within the scheme to be retained.

However, some pruning and landscaping works will need to take place, which can be controlled through condition.

Open Space Provision

Policy H16 requires for sites less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site. Both formal, informal, and child play spaces are well below minimum guidelines for the catchment area.

The financial contribution therefore required is £5,253 that will be secured by the submission of a planning obligation.

SUMMARY AND RECOMMENDATIONS

The application proposes to make alterations to the existing building to form 10 apartments with communal roof terrace. The design of the scheme is considered acceptable in visual terms, the appearance of the street scene, and the listing of the building.

108

It is not considered that there will be a detrimental impact on the amenities of existing occupiers of neighbouring properties or any adverse impact on future occupiers of the site.

The proposal accords with Planning Policy Guidance 3, and polices H10, H14, H5, H7, H16, BE5 and BE19 of the adopted Sheffield Unitary Development Plan.

It is therefore recommended that planning permission is granted for this application.

109

Case Number 06/01375/LBC

Application Type Listed Building Consent Application

Proposal Alterations to form 10 apartments and communal roof terrace (As amended plans 22.06.06)

Location Greystones Hall Greystones Hall Road Sheffield S11 7BA

Date Received 12/04/2006

Team SOUTH

Applicant/Agent Chris Gothard Associates

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.

3 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

4 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

110

5 The existing windows on the original building shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority. Details and specification for the repair of the original windows shall be submitted to and approved in writing by the Local Planning Authority and thereafter retained.

In order to ensure an appropriate quality of development.

6 Details of the design and appearance of the screening to the ground floor terraces shall be submitted to and approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

7 Details of the design and finish of the obscure glazed balustrade to the roof terrace shall be submitted to and approved in writing by the Local Planning Authority before development commences. The balustrade shall then be installed in accordance with the approved details before the building is occupied and thereafter retained.

In order to ensure an appropriate quality of development.

8 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 1:20 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

9 Details, specifications and finishes of the new door to the cellar, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale shall be approved in writing by the Local planning Authority before the development commences. Thereafter, the new door shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

10 The design and location of all new internal and external light fittings shall be approved in writing by the Local Planning Authority before the development commences. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

111 11 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

1. The decision to grant Listed Building consent 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.

H5 - Flats, Bed-sitters and Shared Housing; H7 - Mobility Housing; H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H16 - Open Space in New Housing Developments; BE5 - Building Design and Siting and BE19 - Development affecting Listed Buildings.

This informative is intended as a summary of the reasons for grant of Listed Building Consent. For further details 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

112 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

For report see 06/01302/FUL

113

Case Number 06/01405/FUL

Application Type A Full Planning Application

Proposal Erection of medical centre (Use Class D1) incorporating A1 retail pharmacy and associated car parking accommodation (amended elevational details and site layout plans and additional plans received 10/7/06, details by email sent 18/7/06)

Location Skye Edge 3 Skye Edge Avenue Sheffield S2 5FX

Date Received 13/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Stringer & Jones

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.

3 Prior to the commencement of development details of the colour and finish of the external tubular supporting columns shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

4 Prior to the commencement of development details of the colour and finish of the boundary fencing shall be submitted to and approved in writing by the

114 Local Planning Authority. The development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 No external shutters shall be installed on the building unless otherwise agreed in writing by the Local Planning Department.

In the interests of the visual amenities of the locality.

6 Before any operations are commenced, space shall be provided within the site curtilage for site accommodation, storage of plant and materials, parking and manoeuvring of site operatives and visitor vehicles together with the loading/ unloading and manoeuvring of goods vehicles, designed and laid out and constructed all to the satisfaction of the local Planning Authority in advance of construction work commencing and maintained free from impediment throughout the duration of construction works.

In the interests of the safety of road users.

7 At all times that construction works are 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.

8 The building shall not be used unless the cycle parking accommodation for the building as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

9 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to kerbs and footpaths, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

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

10 The development shall not be occupied until level access between the pavement around the medical centre and the disabled parking bays has been provided.

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

11 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3 metres either side of the centre line of the sewer which crosses the site.

In order to allow sufficient access for maintenance and repair works at all times.

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

To ensure satisfactory drainage arrangements.

13 No development shall take place until details of the means of disposal of foul and surface drainage, including details of any balancing works and off- site works, have been submitted to and approved by the Local Planning Authority.

To ensure the development can be properly drained.

14 Unless otherwise agreed in writing by the Local planning Authority, there shall be no piped discharge of surface water from the development prior to completion of the approved surface drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

15 Prior to the commencement of development unless otherwise agreed in writing, details for proposals for surface water disposal including calculations to demonstrate the reduction of 20% compared to the existing peak flow shall be submitted to and approved in writing prior to the commencement of development. The development shall thereafter be carried out in accordance with the approved details.

In the interest of satisfactory drainage.

16 The existing trees within the site of the development, other than the cherry tree indicated for removal on the plans, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree other than the afore-mentioned cherry tree indicated for removal 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.

116

In the interests of the amenities of the locality.

17 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, and details of remedial pruning to the existing sycamore on the embankment area. 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'. 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.

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 CF1 - Provision of Community Facilities BE5 - Building Design and Siting BE7 - Design of Buildings Used by the Public

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

Attention is drawn to the following directives:

1. 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

117 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.

2. 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 1 Union Street Sheffield S1 2SH

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

3. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

118 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application relates to a cleared piece of land located on Skye Edge Avenue, which formerly housed a nursing home. The site is close to the junction with Manor Lane. The site is very prominent. Skye Edge Avenue is located in an elevated position with views from the western side of the site looking out across the City Centre. Immediately to the west of the site there is a small piece of level land with some mature trees, the land level then falls significantly down to Manor Lodge Primary School. To the eastern side of Skye Edge Avenue, across the road from the site, are two storey dwellings, built close to the back edge of the footpath. To the north of the site the land has been recently cleared of housing, also to the

119 south a nursery building has been demolished, beyond this are a number of lock up garages.

The applicant is seeking consent for a part two storey, part three storey building to be used as a medical centre, with an A1 Pharmacy and accommodation for attached healthcare staff. The centre will provide new accommodation for the existing Dovercourt Surgery located on City Road. The demand for services at the existing medical centre has outgrown the site, and at present part of the medical centre is running from temporary style buildings. To the front of the Medical Centre car parking and cycle parking facilities are proposed. In addition a 2.2 metre high railing style painted steel bar fence is shown to run the perimeter of the site.

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area. The site also falls within the Transform South Yorkshire Housing Market Renewal Pathfinder programme.

SUMMARY OF REPRESENTATIONS

At the time this report was prepared, one letter of support had been received welcoming the additional medical provision. Issues are raised regarding the way in which the centre will be run and the nature of the applicants. These are non planning issues.

Any further representations received will be verbally reported to Area Board

PLANNING ASSESSMENT

Policy Issues

The site is identified on the Unitary Development Plan (UDP) Proposals Map as being within a Housing Area. UDP Policy H10 – Development in Housing Areas sets out that Community facilities and institutions are an acceptable use, subject to compliance with other UDP Policies.

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, or lead to pollution, excessive noise, smell or traffic levels,

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

- The development would only occupy a small area and not lead to the concentration of non housing uses that would threaten the residential character of the Housing Area, or the supply of housing land,

120 - The development would be on a scale consistent with the residential character of the Area or meet primarily local needs.

Policy CF1 – Provision of Community Facilities is also applicable. This policy states that the provision of Community Facilities available to local people will be promoted, particularly where they would provide for disadvantaged people, they would be located where there is a shortage and would be easily accessed by public transport and located within the local community where they are intended to serve.

A master planning exercise has also been carried out for the area. This is the adopted Wybourn, Arbourthorne, and Manor Park Master Plan. The Master Plan sets out how the area is to be regenerated and has been through extensive public consultation.

Design Issues

The aims and objectives of the Transform South Yorkshire Housing Market Renewal Pathfinder advocate the achievement of transformational change in order to facilitate housing market renewal and growth. The Wybourn, Arbourthorne, and Manor Park Master Plan has identified Skye Edge as a key area for change. It is a strategic location and landmark area. As previously described the site is highly prominent. The Master Plan sets out that new development in this area should be of a special quality, environmentally sustainable and architecturally striking. It is also stated that development should be 2 / 3 storeys to articulate the skyline and that massing should front Skye Edge Avenue to respect the existing two storey homes opposite.

The Plan does provide an illustrative layout for the development of the area. The site of the proposed medical centre is shown as housing development on this plan. This plan is indicative, and use of a small area of this land for a community facility would not threaten the residential character of the Housing Area, or the supply of housing land.

Suggestion has been raised during the application process that the development would be better placed at the junction of Skye Edge Avenue and Manor Lane to retain the rest of the Skye Edge development site as one block, this would have involved a land swap with the Council. Some discussion has taken place between the applicant and the relevant Council Departments prior to the application being submitted, however this has not been pursued. The applicant has detailed within the supporting information accompanying the application that the area is which the surgery is proposed to operate displays significant levels of deprivation compared with Sheffield as a whole. For example asthma in adults is 24.8% and 23% respectively in the Manor and Castle Wards compared with the Sheffield Average of 19.7%. It has already been detailed above that the existing medical facilities have outgrown the site, in addition it is detailed within the application that a local pharmacy has closed leaving local residents without easy access to this facility. It is clear that there is a great need for this facility and there are few other alternative sites in the area. It is considered that the site is acceptable for the proposed use.

121 Although the siting of the medical centre in this location would split the cleared area along Skye Edge Avenue and create two development sites, the proposed building, it is set centrally within its plot with a considerable amount of land surrounding the building, so that future development adjacent to the site would not be compromised by the presence of this development. The Master Plan does advocate strong frontages, however it would be inappropriate to site the building closer to Skye Edge Avenue as it would be detrimental to the amenity of the residential properties opposite, in that it would not achieve the required minimum separation distances.

There was some initial concern raised regarding the quality of the scheme submitted. The standard of the scheme needs to be high. The application is the first to occur in this area subsequent to the approval of the Master Plan, and it is appropriate to secure a high standard, particularly as the housing site has been identified as a gold site. The applicant has submitted amended plans for this scheme which make improvements to the quality of design by altering the appearance of the elevations.

The medical centre has been designed in a crucifix shape and acknowledges the back edge of the site with an imposing three storey gable end with balcony feature, which would be visible from the west due, to the site’s elevated position. The building projects towards Skye Edge Avenue, at three storeys also, with a feature balcony and external vertical supports which have been added within the amendments. The front projects as far as possible without compromising the amenity of the dwellings, and the retail pharmacy is located closest to the highway, creating a strong frontage to the building. The walkway to the entrance has a feature canopy, this has been increased in height to improve the prominence and creates sign posting for visitors. The north to south element is two storey and the building has been designed with overhanging roofs. The amended plans have also modernised the appearance of the building by removing detail around the windows. The height of the building, part two/ three storey, is consistent with the master plans aims and respectful of the adjacent residential properties.

The car parking is proposed to the front of the site, there was initially some concern that the this would dominate the frontage of the site, however this is broken up by the forward projecting wing of the building, and is appropriately positioned for visitors to the site. Landscaping is proposed that will soften the impact. The applicant intends to make use of existing trees within the site, with only one poorly developed tree being removed.

The medical centre is proposed to be constructed from buff multi facing materials and render panels at second floor, the colour of which can be controlled by condition. In addition the applicant has stated that they would be willing to use natural slate as the roofing materials rather than the Eternit Rivendale slates detailed on the plans. The use of high quality materials such as this, further raises the standard and quality of the scheme. The materials detailed are considered appropriate.

A 2.2 metre high railing style fence is proposed around the perimeter of the site. Some concern has been raised that this would segregate the development from

122 the surrounding area, however it must be acknowledged that given the nature of the development and the presence of the pharmacy within the site, security is a key consideration. The fencing is well designed and would be appropriate in this location.

The design improvements have raised the quality of the submitted scheme and overcome original design concerns. It is considered that the building is of a decent quality design and complies with the aims of the Wybourn, Arbourthorne, and Manor Park Master Plan which seeks to bring about change within the area through the redevelopment of the area with well designed schemes. The scheme also complies with Policy BE5 Building Design and Siting.

Effect on residential amenities

Particular regard has been had to the residential units on the eastern side of Skye Edge Avenue with there being approximately 23 metres separation between these dwellings and the front of the building which is three storeys at this point. The medical centre more than meets the required separation distances and ensures that the new building does not cause overbearing issues or loss of privacy to these residential properties.

It is likely that the land either side of the medical centre would also be developed for housing, as discussed above, the medical centre is centrally located within the plot and would not compromise the amenity of future development. It is not considered that the traffic generation associated with the medical centre would detract from the amenities of these properties either.

Highway Issues

The amended plans have relocated the vehicular access to the medical centre, moving it further towards the junction with Manor Lane. This has improved the scheme in terms of highway safety as it has moved the junction away from the access to Swift Way and also a traffic calming build out.

The parking is located to the front of the building with a separate pedestrian access from Skye Edge Lane leading straight to the building entrance. The layout includes two visitor and one staff, disabled parking bay and also staff and visitor cycle accommodation.

The site is located on a low frequency bus route which runs along Manor Lane, a more frequent service runs along City Road however this topographically detached, though some reservation has been raised regarding access by public transport. This facility does exist and given the issues surrounding suitable site availability for the medical centre and its need which have been documented above, it is considered on balance that this level of accessibility is acceptable.

Access

The applicant has submitted an access statement and has designed the building to include provisions for disabled staff and visitors. In addition designated parking

123 would be provided. The building also provides baby changing facilities and has been well designed for public use.

SUMMARY AND RECOMMENDATION

Planning permission is sought for the development of a medical centre and associated A1 pharmacy within a designated housing area which is supported by Policy H10 of the UDP.

The location of this development is concluded to be acceptable. There is a significant need for enhanced medical provision within this area. The site is accessible by public transport and the medical centre and pharmacy would be situated within the community by which it is required.

The enhanced standard of design within the scheme is welcomed. The development is designed to acceptable standards for a public building in terms of accessibility and the facilities provided. The proposal would integrate well within the existing urban environment and would not detract from the residential character of the area or prejudice the land available for housing development. The scheme would not contribute significant disamenity to existing or future residential premises. In addition it is considered that the development would not compromise the future development of the adjoining sites. The development would also accord with the aims of the Wybourn, Arbourthorne, and Manor Park Master Plan which seeks to bring about positive change in the area through high quality redevelopment schemes.

Given the sustainable location it is considered the level of off-street parking would be adequate and the development would not raise any highway safety implications.

The development accords with Unitary Development Plan Policies H10, H14, CF1, BE5 and BE7 and is acceptable subject to the attached conditions

124

Case Number 06/01793/FUL

Application Type A Full Planning Application

Proposal Regrading of land including removal of a coal seam and erection of 3 industrial units with associated offices and car/cycle parking and servicing areas (As amended by plans dated 12th and 14 July 2006)

Location Land Adjacent To 2 Longacre Close Holbrook Sheffield

Date Received 21/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Rhys Taylor & Associates

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 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 (variable). 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.

125 3 Before any work on site is commenced full details of the measures to be taken to protect the existing trees fronting Owlthorpe Greenway within and/or adjoining the site of the development during construction 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 visual 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 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.

6 The business shall be operated so that no machinery shall operate, no works of repair, construction, maintenance, or fabrication shall be carried out nor shall any goods be received at or despatched from the premises outside the hours of 0800 and 1800 Monday to Friday, the hours of 0800 and 1200 on Saturdays or at any time on Sundays or Public Holidays, other than with prior written agreement of the Local Planning Authority.

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

7 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

8 There shall be no windows or other openings on the northern elevation of Unit A. Any emergency fire doors in these elevations shall not be opened for the purpose of ventilation or access/egress of the general public other than for emergency purposes.

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

9 All industrial processes and storage activities associated with the development shall be carried out within the buildings as agreed in writing with the Local Planning Authority. No industrial processes and storage shall be carried out in the open air.

In the interests of the amenities of the locality.

10 Regrading of the site including coal evacuation in conjunction with the approved development of the site shall only take place between 0800 hours and 1800 hours Monday to Friday and 0800 hours and 1200 hours on Saturdays and shall take place no other days including Sundays and Bank Holidays.

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

11 Before the development is occupied the gas protection measures recommended in the letter dated 19 June 2006 reference AMG/12000023.20060842 from Janus Pike and associates shall be implemented and thereafter retained unless otherwise authorised in writing by the Local Planning Authority.

To ensure that the development is adequately protected from gas seepage.

12 Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

To protect occupiers of the site from any potential contamination hazards.

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

To ensure satisfactory drainage arrangements.

14 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

127 15 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 8 litres per second. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

16 No buildings/structures shall be erected within 30 metres of the public sewer.

To ensure satisfactory drainage arrangements.

17 The buildings shall not be used unless the car parking accommodation for 79 cars including disables spaces as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

18 The gradient of the access road/driveway shall not exceed 1:20 for the first 5 metres from the highway, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the safety of road users.

19 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 buildings are brought into use.

Highway Improvements: A 2 metre wide footpath connection on Owlerthorpe Way from the north east corner of the site to the closest bus stop east of the site on the south side of Owlerthorpe Way.

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

20 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.

128 21 At all times that development is 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.

22 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the buildings shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained.

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

23 The buildings shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the buildings commencing, and shall thereafter be retained.

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

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.

IB5 - Development in General Industry Areas BE5 - Building Design and Siting

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

Attention is drawn to the following directives:

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

129 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.

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. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

4. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

5. The applicant is advised that an electricity substation is located within the site and the supplier should be contacted to ensure that any supply cables are not affected by this proposal.

130

Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The site consists of undeveloped land within the Holbrook Industrial Estate situated to the south of Owlthorpe Greenway and north of Longacre Close. Land falls to the east and south such that the site rises to approximately 5 metres above Long Acre Close. Some clearance has taken place on site and land has been mounded close to the western boundary. There is a mature tree belt between the site and Owlthorpe Greenway and within the site land has been lowered at the edge of the tree belt.

131 To the eastern and western boundaries are industrial buildings, those to the east being lower than the site. On the southern side of Long Acre Close are further factory units set below the highway. On the opposite side of Owlthorpe Greenway is a further deep landscape strip beyond which is residential development of two storey houses. Those closest to Owlthorpe Greenway on Inglewood Avenue/Dell/Court are mainly at right angles to it.

It is proposed to erect a group of three industrial buildings for a mixture of BI Light Industry, B2 General Industry and B8 Warehousing. As part of the site preparation a thin seam of coal has to be removed which will assist in the regrading of land.

Buildings will be located adjacent to all boundaries. That to the north (Unit A) will be used by the applicant as a warehouse with offices and staff facilities and although a full length building is indicated it is likely that development will be phased. This building is approximately 16 metres high and set close to the landscape strip and will be set below the adjacent existing highway ground level by approximately 3 metres. Unit B is set close to the eastern boundary and is formed of 6 small individual units and is 10metres high to the ridge line. Due to land falling to the south the southern end of this building will be higher than Long Acre Close the ground being secured by gabions up to 5.5 metres high. To the left of the building’s service area is the site access off Long Acre Close which achieves the main site level adjacent to Unit C. This is an L-shaped building 10 metres high also with a pitched roof containing up to 13 individual units which follow the south and east boundaries. Servicing for this and the other unit blocks is within a central court yard which also includes car parking. Further parking is located to the south of Unit C

Materials for the main buildings are metal cladding with banded colours with brick plinths. Units B and C have office areas with lines of windows at high level, Block A having a three storey office element to its eastern elevation.

RELEVANT SITE HISTORY

None

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

Policy Issues

The site falls within a General Industry Policy Area, Policy IB5 ‘Development in General Industry Areas’ . In such Areas BI, B2 and B8 uses are acceptable in principle. Policy BE5, ‘Building Design and Siting’ states that good design and the use of good quality materials will be expected in all new buildings.

132 Design Issues

Although the buildings face mainly into the Holbrook Industrial Estate the location, height and bulk of Unit A is such that it will be visible from Owlthorpe Greenway and from houses to the north. However there are two mature tree belts and 45 metres separation from the houses. Indicative plans submitted show the ridge line of Unit A close to the top of the trees but viewed from both Inglewood Court and Owlthorpe Greenway the building does not appear over-dominant.

To further reduce the impact of the building the colour of the cladding, (trapezoidal metal panels), on Unit A has three bands that lighten to the ridge. These colours are wedgewood blue, pigeon grey and ivory for the top band and roof. Units B and C have two colours, pigeon grey at the lower level and ivory for top band and roof. All buildings have a slate blue brick plinth. To further ‘camouflage’ the height of the buildings there is no strong eaves detail.

Unit A has curtain wall glazing on the south east corner of the southern elevation to eaves height plus three horizontal rows of windows on the eastern elevation which adds interest to the building. Windows are also included at high level on the front and rear elevations of Units B and C apart from the western section of Unit C. Window details have not been finalised and will be conditioned

Although the proposed development is brought close up to the site boundaries landscaping is indicated around the edge of the buildings. Gabions are required to provide adequate levels on the site in order to create a serviceable site. To reduce the impact of the gabions which are located around the site entrance planting will be included in these structures. Overall, taking into account the location and nature of development the proposed design is considered acceptable.

Amenity Issues

The development falls within the Holbrook Industrial Estate in which the principle of industrial and business uses is well established. However the proximity of houses to the north of Owlthorpe Greenway must be taken into consideration. Thus the servicing and main access doors to the buildings are located away from the houses and contained within the central courtyard. As stated above Unit A is not considered over dominant even though it is located close to the northern boundary. This is due to the separation distance and mature landscape belts between the houses and the site. Unit A will also be used as a warehouse which would create less noise than some industrial activities.

Regrading of the site is required to enable development to take place and the removal of the coal seam is not an open cast operation but solely part of this regrading. Hours of operation of the regrading will be conditioned.

The interests of people employed on site are also taken into account by the provision of sitting out areas. Pathways within the site are provided for pedestrians.

133 Highways Issues

In principle details of the parking and servicing areas are considered acceptable providing adequate off street parking and manoeuvring areas for delivery and servicing vehicles. A footpath route to bus stops close by on Owlthorpe Greenway is included from the north east corner of the site. A Transport Assessment and Travel Plan has being prepared.

Access Issues

Within the buildings accessible facilities have been provided such as toilets. The larger building, Unit A, has a lift for the three floors and disabled parking bays are provided within parking areas.

Other Issues

A contaminated land report has been submitted indicating a high level of carbon dioxide. The report recommended that gas protection measures be installed during development and as the ground will be turned over and any coal removed, this remediation is considered appropriate.

CONSLUSION AND RECOMMENDATION

Not withstanding the intensive development of the site the uses proposed are acceptable in principle and concur with Policy IB5 of the Unitary Development Plan. The design of the buildings and hard and soft landscaping are also acceptable in principle subject to details being agreed and thus such details concur with Policy BE5. Amenities of occupiers of houses in the vicinity are not considered to be adversely affected as there is adequate separation with mature landscape strips and although Unit A is 16 metres high it will not over dominate the street scene or adjacent houses.

The proposals will bring benefits in terms of allowing a company currently located on the Holbrook Estate to expand and a number of start up units will also be provided benefiting the local economy. In order to meet contractual obligations to have the site developed by the end of this year the applicant has requested that an early recommendation be made on this application.

Taking the above into account it is therefore recommended that the Area Board approve the application subject to conditions.

134

Case Number 06/01575/FUL

Application Type A Full Planning Application

Proposal Erection of 30 flats in a 1 x 4 storey block with associated car parking and landscaping (as amended 10/7/06)

Location 17 Broomgrove Road Sheffield S10 2LZ

Date Received 08/05/2006

Team SOUTH

Applicant/Agent White Young Green Planning

Recommendation Grant Conditionally 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 Samples of all proposed external materials and finishes, including all external surfaces, 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 Large scale details, including materials and finishes, at a minimum of 1:20 of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development:

Windows and surrounds Window reveals External doors External wall construction Balconies Treatment of new pedestrian access Entrance gates

135 Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

4 The existing trees, shrubs or hedges within the site of the development, other than the trees indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees 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 other than those indicated for removal 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.

5 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during demolition and building works 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.

6 The landscaping scheme shown on the plans shall be carried out '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' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the existing and new 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.

7 Before the development is commenced, full details of the specification and planting of the sedum roofs to the building, together with details of a proposed maintenance programme, shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the sedum roofs shall be provided and maintained in accordance with the approved details.

136

In the interests of the amenities of the locality.

8 Before the development is commenced, full details of the proposed bin and cycle stores shall have been submitted to and approved in writing by the Local Planning Authority. The bin and cycle stores shall be provided in accordance with the approved details before the flats are brought into use and thereafter such bin and cycle stores shall be retained.

In the interests of the amenities of the locality.

9 25% of the units shall be designed and constructed to mobility housing standards as set out in the Council’s adopted Supplementary Planning Guidance: Mobility Housing and in accordance with details to have first been submitted to and approved by the Local Planning Authority. Thereafter the units shall be retained as approved.

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

10 Surface water and foul drainage shall drain to separate systems in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Such details shall include a reduction of a minimum 20% in surface water discharge compared to the existing peak flow and calculations to demonstrate the reduced discharge.

To ensure satisfactory drainage arrangements.

11 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

12 The flats shall not be used unless the car parking accommodation for 30 as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

13 The disabled parking bays shall be provided and managed in accordance with the details specified in the applicant’s letter dated 14th July 2006.

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

14 The flats shall not be used unless the segregated pedestrian access has been provided in accordance with details approved under Condition 3 and thereafter such segregated pedestrian access shall be retained.

137 In the interests of pedestrian safety.

15 No external lighting shall be fitted to the building or within the grounds thereof unless full details thereof have first been submitted to and approved in writing by the Local Planning Authority, and thereafter such external lighting shall not be altered without the prior written agreement of the Local Planning Authority.

In the interests of the amenities of the locality.

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.

BE5 - Building Design and Siting BE6 - Landscape Design BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings H5 - Flats, Bed-sitters and Shared Housing H7 - Mobility Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments

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

Attention is drawn to the following directives:

1. 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.

2. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice,

138 including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.

3. The proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Coal Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information on any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

4. You are advised that residential occupiers of the building should be informed in writing prior to occupation that resident's car parking permits will not be provided by the Council for any person living in the building.

139 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

INTRODUCTION

This report should be read in conjunction with the report in relation to application 06/01871/CAC.

LOCATION AND PROPOSAL

The site is currently occupied by a c1970 timber framed flat roofed building used as offices for the applicant, Hadfield Cawkwell Davidson architects (HCD). HCD also operate from No13 Broomgrove Road, a Victorian Grade II Listed Building immediately to the north of the application site.

140 The site has a large car park to the front and side of the building adjoining the boundary with No23. The building is set back approximately 37m from the road frontage which is bounded by a substantial natural stone wall. The remainder of the site comprises attractive mature landscaped gardens laid mainly to lawn but with mature trees and shrubs to the north, west and east boundaries. There are footpath links through a dense belt of boundary planting to No13. There is a separation of approximately 35m between the buildings at Nos13 and 17 and No13 is elevated approximately 6.5m above No17. No23 is marginally below No17 whilst the Sheffield Hallam University (SHU) buildings to the rear are at a similar level.

No23 is a substantial two storey Victorian villa to the south of the site which is used as a children’s nursery for SHU. To the east of the site are two Grade II Listed Buildings within the SHU Collegiate campus. The site and the surroundings described all lie within the Broomhall Conservation Area.

There is a modern two storey brick/artstone nursing home and a three storey brick built complex of flats immediately opposite the site. These buildings lie outside the Conservation Area.

The application is for the demolition of the existing building and its replacement with a contemporary linked 4 storey block comprising 30 one, two and three bed flats. The building is proposed to be located in the same area as the existing building, towards the rear of the site but encroaching further away from No23 and towards No13. 30 car parking spaces and 16 cycle parking spaces are proposed.

RELEVANT PLANNING HISTORY

Planning permission was refused in December 2005 for the erection of 34 flats in a 5 storey block with associated car parking and landscaping (ref.05/03756/FUL). An appeal against the Council’s decision has been lodged and a Public Inquiry has been postponed pending the outcome of the current application. The reasons for refusal are:

01 The Local Planning Authority consider that the proposed building would be out of character in the Broomhall Conservation Area owing to the design, scale and massing of the building in relation to the adjoining buildings and the street scene in Broomgrove Road. The proposed development is thereby contrary to Policies BE5, BE15, BE16 and H14 of the adopted Sheffield Unitary Development Plan. 02 The Local Planning Authority consider that the proposed development would have an overbearing impact on the adjacent listed buildings in Collegiate Crescent. The development would thereby detract from the setting of the listed buildings and would be contrary to Policies BE15 and BE19 of the adopted Sheffield Unitary Development Plan. 03 The Local Planning Authority consider that the proposed development would have an overbearing impact on the adjoining property at No23 due to the massing of the building in relation to that property. The development is thereby contrary to Policies BE5 and H14 of the adopted Sheffield Unitary Development Plan. 04 The proposed development includes the provision of car parking spaces within a substandard layout that would necessitate excessive reversing

141 manoeuvres for vehicles exiting the spaces which would be detrimental to the safety of pedestrians and vehicular activity within the site. The proposed development is thereby contrary to Policies H5 and H14 of the adopted Sheffield Unitary Development Plan.

SUMMARY OF REPRESENTATIONS

The application has been advertised in the Sheffield Telegraph and by Notices posted at the site as a Major Development and as affecting the setting of the Broomhall Conservation Area and Grade II Listed Buildings. Letters of notification were sent to local residents and the Broomhall Park Association.

4 letters of representation have been received from local residents. The representations are summarised as follows:

- building unsympathetic to character of Victorian Conservation Area – applicant’s comparisons to other unsympathetic buildings (eg Broomgrove Hall of Residence) as justification for modern design are unfortunate as these building detract from character of Area - detrimental effect on character by loss of almost the entire front garden area - large car park area will increase surface water run-off and exacerbate existing floodwater problems after heavy rain - too many dwellings in block – will generate more traffic in road already at saturation point – changes of properties to rented accommodation results in front gardens being tarmaced and increase in cars - building too large and dominating and design is inappropriate to its surroundings - one or two family houses with good garden areas would be far more appropriate - design, footprint, flat roof and massing of building out of character with adjoining properties, including Grade II Listed Building, and Conservation Area – 3 storey pitched roof building more appropriate - inadequate car parking to serve no of flats - all trees should be retained - increased disturbance – already problems caused by students in area

Broomhall Park Association have made representations:

- still too large – large square building with flat roof is out of keeping in Conservation Area - flat roof makes top floor level with No13 (adjoining) - window frames and balcony details too drab and grey - no parking provision for visitors/tradesmen – Broomgrove Road already suffers parking congestion - adjacent listed buildings will be adversely affected

The Conservation Advisory Group considered the application. The Group welcomed the reduction in height and the improvement in the provision of car parking in the scheme but still felt that the scale of the configuration was

142 unacceptable and affirmed its decision on the previous scheme (recommend refusal).

PLANNING ASSESSMENT

Policy

The site lies within the Broomhall Conservation Area and is designated for Housing in the adopted Unitary Development Plan (UDP). Several Listed Buildings adjoin the site.

UDP Policies BE5, BE6, BE15. BE16, BE19, H5, H7, H10, H14, H15 and H16 are most relevant in assessing the merits of the application proposals. National planning guidance in PPS1: Delivering Sustainable Development, PPG3: Housing and PPG15: Planning and the Historic Environment is also relevant.

The proposals involve the replacement of offices (Class B1) with flats (Class C3). The development therefore represents the replacement of an acceptable use with a preferred use in accordance with UDP Policy H10.

The site is a brownfield site and the proposals therefore reflect guidance in PPS1 and PPG3 which both promote the efficient use of brownfield sites for new development. PPG3 considers development of 30-50 units per hectare to represent efficient use of land but does not preclude higher densities, particularly in areas that are in sustainable locations.

The proposals represent a density 85 units per hectare (97 units/ha in previous scheme). The site is in a sustainable location being within walking distance of regular bus services and a wide variety of local facilities. The density is considered acceptable in this location.

UDP Policy H5 permits the creation of flats, bed-sitters and multiple sharing of houses if, amongst other things, a concentration of such uses would not cause serious nuisance to existing residents. PPG3 seeks to create mixed and balanced communities and does not accept that different types of housing and tenures make bad neighbours.

Broomgrove Road comprises a wide range of housing including family, student and elderly persons accommodation. The proposed accommodation is self-contained flats. It is likely to appeal to small households in the private market rather than as young persons’ short term letting accommodation. The proposals are considered to represent an alternative form of residential accommodation to that generally available in the immediate area. Although it would be beneficial to provide more family sized accommodation in the interests of strengthening the structure of the local community, the proposals do not represent an undesirable concentration of uses that would cause serious nuisance to residents. The development therefore accords with Policy H5(a).

143 Conservation Issues

Broomhall is a Victorian suburb characterised by substantial stone villas in spacious gardens. The buildings immediately adjoining the application site are typical of the original properties that contribute to the character of the Conservation Area although the garden areas have been eroded by the introduction of large car parking areas. No13 Broomgrove Road and Nos 36, 38 and 40 are all two storey Grade II Listed Buildings.

The single storey timber c1970 building on the application site is out of character with buildings in the Conservation Area. However, the building is set well back from Broomgrove Road and has very little impact in the street scene. The building has a neutral effect in the Conservation Area and allows the adjoining buildings to be dominant in the street scene. The setting for the building is a large mature garden which contributes positively to the character and appearance of the Conservation Area.

PPG15 and UDP Policies BE15, BE16 and BE19 all seek to preserve or enhance the historic environment. Policy BE5 and H14 require, amongst other things, that new development is well designed and complements the scale, form and architectural style of surrounding buildings. PPG3 and PPS1 place great emphasis on the quality of the environment in context.

The site was the subject of several meetings with the applicant prior to the 2005 application being submitted. A contemporary style of architecture was encouraged to complement the adjoining buildings in preference to a pastiche of the listed buildings. The applicant was advised that a 3 storey building may be acceptable, subject to appropriate details, in a modern interpretation of two villas. Since refusal of the 2005 application, several more meeting have taken place with a view to delivering an acceptable scheme.

The current scheme differs significantly from the refused scheme, although not all changes suggested have been taken on board. The key changes are:

- reduction of units from 34 (originally 38) to 30 - reduced footprint - removal of fifth floor - setting back of fourth floor - restriction of parking area (no encroachment beyond existing car park area) - retention of front garden area - increased separation to No23 and rear boundary - introduction of ‘green’ roofs - replacement of ‘echelon’ parking layout to facilitate safe manoeuvring

These changes result in a significant improvement on the original scheme. Although the preference would be for the removal or more significant reduction in the extent of the link between the two wings, the overall reduction in footprint and height and the setting back of the top floor of the link significantly erode the concerns about the impact of the earlier 5 storey building. Although the Broomhall Conservation Area is essentially characterised by large individual villas and semi-

144 detached dwellings, the footprint form of the two wings of the proposed building are comparable to the footprint of the listed building at No13 and the glazed link is subservient enough for the stronger elements to dominate.

The building will be visible when viewed from Collegiate Crescent and from the well used pedestrian route through the SHU campus in front of the listed buildings at Nos38 and 40 Collegiate Crescent. The existing building is not visible from these viewpoints. However, the increased separation to the boundary with the two storey listed buildings in Collegiate Crescent will allow the existing trees to the boundary to be retained to filter views. Together with the reduced height, the impact on the setting of the listed buildings is considered acceptable.

The palette of materials is high quality, as previously negotiated. i.e. natural ashlar stone, timber cladding, metal/glazed balconies and aluminium window frames. In addition, ‘green’ roofs are now proposed to the two main elements of the building and zinc will replace the metal structure of the feature window surrounds and roof detailing. The external surfaces are to be treated with permeable bound gravel, Yorkstone paving and cobbles with parking bays marked out by granite setts.

As in the previous application, the setting of No13 is considered to be satisfactory due to the degree and nature of separation and the relative ground levels. The scheme retains all the existing front garden area with the exception of the creation of a bin store immediately to the side of the car park. The bin store will be enclosed by stone walls and timber doors and will not be visible behind the front boundary wall.

The building will be 2.5 metres above the ridge of No23. The previous scheme was in excess of 5m higher than No23 and was nearer to that property. The difference in height reflects the gradient of Broomgrove Road and the relationship is considered acceptable.

The proposals represent a high quality development which is considered to adequately respond to the context of the site within the Broomhall Conservation Area and adjoining listed buildings. On balance, the proposals comply with UDP Policies BE5, BE15, BE16, BE19 and H14(a) and relevant guidance in PPG3, PPG15 and PPS1.

Landscape Issues

The scheme allows the majority of mature planting to the site frontage and front garden area to be retained. Removal of two mature trees from the frontage of the site is proposed due to their condition and impact on the boundary wall. Removal is not necessary to facilitate the proposed development. The trees have been inspected by the Council’s arborist and it has been concluded that it would be appropriate to allow the removal and replacement of the two older trees to provide age diversity in the tree cover of this area.

Trees shown for retention to the rear boundary of the site will not be adversely affected provided that appropriate protection is put in place during demolition and construction works. Those proposed to be removed are to be replaced by extra

145 heavy standard trees. The application has been amended to reduce the level of excavation and external works close to the embanked boundary with No13. This area has been re-examined by the Council’s and the applicant’s landscape consultants who are now satisfied that the impact on two large mature trees in that area can be minimized. Additional tree planting is proposed in this area to provide age diversity.

Overall, the submitted landscape strategy is considered acceptable in accordance with Policy BE6, subject to appropriate details.

Highway Issues

The applicant has submitted a comparative assessment of the existing and proposed land uses relative to traffic generation. The assessment concludes that vehicular movements are likely to decrease rather than increase as a result of the proposed development. There is no reason to disagree with this assessment.

As there is not expected to be any intensification of the use of the means of vehicular access, and the boundary walls are a strong feature of the Conservation Area, there are no proposals to widen the existing access. A separate pedestrian access is proposed adjacent the access to improve safety for pedestrians. This arrangement is considered acceptable.

A total of 30 spaces are proposed to serve the 30 flats proposed. 4 spaces for disabled persons are included. The level of provision is below the Council’s current (maximum) Car Parking Guidelines. However, the site is easily accessible and the existing residents parking scheme in Broomgrove Road controls demand for on-street parking. Despite the proximity of regular bus services, the applicant refused to consider the provision of public transport season tickets. This is regrettable but not unacceptable.

The disabled parking spaces will be allocated to the ground floor flats with a clause in the leases that a swap is expected in the event that a disabled space is required in connection with one of the other flats.

The revised scheme replaces previously proposed parking spaces positioned at 45º to the boundary with No23 Broomgrove Road with spaces positioned at 90º. The new layout permits safe manoeuvring and is now satisfactory.

In view of the above, the layout and number of spaces proposed is considered acceptable in accordance with Policies H14 and H5.

Residential Amenity

The building is considered to provide good quality living conditions for future occupiers and there is adequate external communal amenity space. The proposals therefore accord with Policies H5, H14 and H15.

There is no impact on residential amenity outside the site as the adjoining properties are not in residential use.

146

Open Space

A planning obligation in respect of the provision/enhancement of local recreation space has been received in accordance with Policy H16. A commuted sum of £34,020 has been secured.

RESPONSE TO REPRESENTATIONS

The representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

Residential development is the preferred land use and is therefore acceptable in principle. The existing building has no architectural merit but is not prominent in the Conservation Area. It has a neutral impact and removal is acceptable.

Since the original submission (05/02798/FUL), the number of flats have reduced from 38 to 30 and the building has reduced from 5 storeys to 4 storeys. Significant design improvements have been secured and the vast majority of the existing front garden area is to be retained.

There is adequate car parking accommodation and external amenity space to serve the development. On balance, the scale and massing of the building is now considered to be acceptable in the Broomhall Conservation Area and will not detract from the setting of the adjoining listed buildings in Broomgrove Road and Collegiate Crescent.

In view of the above it is recommended that planning permission is granted subject to appropriate conditions.

147

Case Number 06/01871/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of office building

Location 17 Broomgrove Road Sheffield S10 2LZ

Date Received 22/05/2006

Team SOUTH

Applicant/Agent White Young Green Planning

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 Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during demolition works 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.

3 Within a period of 12 months from the completion of demolition works the site shall either:

(i) be the subject of a contract for redevelopment in accordance with works that are the subject of a planning permission: or (ii) have been landscaped in accordance with details to have first been 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:

148 1. The decision to grant conservation area consent 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.

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE19 - Development affecting Listed 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

149 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

INTRODUCTION

This report should be read in conjunction with the report in relation to application 06/01575/FUL.

LOCATION AND PROPOSAL

The application is for the demolition of a c1970 single-storey timber framed flat roofed building within the Broomhall Conservation Area. The building is currently used as offices for the applicant, Hadfield Cawkwell Davidson architects (HCD), who also operate from the adjoining Grade II Listed Building at No13 Broomgrove Road.

150

The site has a large car park to the front and side of the building adjoining the boundary with No23. The building is set back approximately 37m from the road frontage which is bounded by a substantial natural stone wall. The remainder of the site comprises attractive mature landscaped gardens laid mainly to lawn but with mature trees and shrubs to the north, west and east boundaries. There are footpath links through a dense belt of boundary planting to No13. Listed Buildings within the Hallam University Collegiate Campus adjoin the rear boundary of the site.

The building is proposed to be demolished to enable the redevelopment of the site for 30 apartments (06/01575/FUL).

RELEVANT PLANNING HISTORY

Planning permission was refused in December 2005 for the erection of 34 flats in a 5 storey block with associated car parking and landscaping (ref.05/03756/FUL). An appeal against the Council’s decision has been lodged and a Public Inquiry has been postponed pending the outcome of the current application for 30 flats (06/01575/FUL).

REPRESENTATIONS

Several representations have been received in respect of the application for flats. None of the representations raise any objections to the demolition of the existing building.

PLANNING ASSESSMENT

The single storey timber clad building is out of character with the built form of the Broomhall Conservation Area. However, it is set well back from Broomgrove Road and has very little presence in the street scene. The impact on the Conservation Area is best described as neutral.

Removal of the building will neither enhance nor detract from the appearance of the Conservation Area and therefore should not be dependent on the outcome of the application for the redevelopment of the site. A condition requiring landscaping of the site of the building is appropriate to ensure that the site is restored in the unlikely event that the building is demolished prior to any approval for redevelopment.

CONCLUSION

In view of the above, the proposed demolition complies with UDP Policies BE15, BE16 and BE19 and it is recommended that conservation area consent is granted subject to conditions.

151

Case Number 06/01905/CHU

Application Type Planning Application for Change of Use

Proposal Use of building as hot food takeaway (Use Class A5)

Location 39 Handsworth Road Sheffield S9 4AA

Date Received 23/05/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hale Saunders Chartered Surveyors

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 development shall be used for the above-mentioned purpose only between 1800 hours and 2300 hours on any day.

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

3 The development shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

4 The use of the first floor living accommodation shall at all times remain ancillary to the use of the building as a hot food takeaway and shall not at any time be let or sold as a separate dwelling.

In the interests of the amenities of the locality.

152 5 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:

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.

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

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

153 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application site is located within a small Local Shopping Area on the eastern side of Handsworth Road, as defined in the Unitary Development Plan (UDP). It comprises of a two storey brick built terrace property with a rendered finish. Both the ground floor retail unit and residential accommodation over are currently vacant.

Number 37 Handsworth Road, to the north, is in use as a tanning studio (application 03/01582/CHU refers), while number 41, to the south is a long established fish and chip shop which closes at 9pm. Both appear to have residential accommodation over.

154

Only two of the five other properties within the shopping area are still in retail use, namely the off-license at number 43 and the hairdressers at number 49. Two units are vacant and one (number 47) is in residential use.

The White Rose public house is situated approximately 70 metres to the north, though the surrounding area is largely residential in character.

Consent is sought for use of number 39 Handsworth Road as a hot food takeaway (use class A5).

RELEVANT PLANNING HISTORY

89/02485/FUL An application for a hot food takeaway at number 47 was refused on amenity grounds.

SUMMARY OF REPRESENTATIONS

12 objection letters were received in response to the proposed development. The issues raised include:

- The existing fish and chip shop and off license are already a source of much litter, and noise from car doors and raised voices. - Residents are also disturbed by people leaving the nearby White Rose public house at closing time. - The junction of Handsworth Road and Willow Drive is a known gathering point for youths in cars and on foot. An additional takeaway will only encourage more of the same. - The fish and chip shop emits cooking smells which impair the enjoyment of neighbouring homes and gardens. - Handsworth Road is a busy and heavily parked road. Parking problems are exacerbated by customers of the fish and chip shop and off license regularly parking across driveways. - There have been several cases of rat infestation to the rear of the application site during the last year. Additional food waste will intensify such environmental problems. - There are already many takeaway establishments in the locality.

PLANNING ASSESSMENT

Policy Issues

The preferred use in Local Shopping Centres as defined by Policy S7 of the UDP is shops (A1). Food and drink uses are described as acceptable.

The application site was previously in A2 use (offices used by the public), therefore there would be no overall loss of shop units. Furthermore, with 2 units (25%) currently vacant and a number of non-retail uses already established, the area is seemingly struggling to attract shop uses.

155 Highway Issues

Neighbours report some parking problems on this busy road and the proposed hot food takeaway may well result in a small increase in evening traffic. However, there are no parking restrictions adjacent the application site and it is considered that the surrounding highway has the capacity to hold additional, legally parked vehicles.

Effect on residential amenities

Policy S10 of the UDP states that changes of use will be permitted provided that they would not cause residents to suffer from unacceptable living conditions. While the proposed hot food takeaway may result in an increase in late night activity, the development is situated in an area where there are already a number of late night uses, including a fish and chip shop, an off license and a public house. It is therefore considered that the impact of the takeaway on the amenities of occupants of neighbouring dwellings as a result of the increase in activity is unlikely to be significant. Particularly as a condition is proposed restricting opening hours to between 1800 hours and 2300 hours and not 0000 hours (midnight) as requested.

Residential properties to the west, on the opposite side of Handsworth Road, and those to the east fronting Willow Drive, are reasonably well separated from the application site (by a good 30 and 25 metres respectively). What’s more, the installation of an appropriate fume extraction system should neutralise odours, limiting the impact of the development on the amenities of the occupants of neighbouring properties.

SUMMARY AND RECOMMENDATION

The proposed hot food takeaway is situated on a busy road in a Local Shopping Centre with existing late night uses. It is considered that the addition of the takeaway will not significantly harm the amenities of the occupiers of neighbouring properties, provided fumes are appropriately extracted, and that the highway network can absorb the potentially small increase in evening traffic with no adverse impact on residents parking, many of whom benefit from having off-street parking facilities. Members are therefore recommended to grant consent subject to the listed conditions.

156

Case Number 06/02176/CHU

Application Type Planning Application for Change of Use

Proposal Provision of outdoor seating area

Location 54 Howard Street Sheffield S1 2LX

Date Received 02/06/2006

Team CITY CENTRE AND EAST

Applicant/Agent Core Design (UK) Ltd

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 Before the use is commenced, full details of the following matters shall be submitted to and approved in writing by the Local Planning Authority. Such details shall be in accordance with the Council's design detail for screening seating areas and include the following:-

(a) The furniture to be used; (b) the moveable means of enclosure including screen height, screen materials, screen colour and screen wording (as appropriate); (c) Uprights/bases to be used and details of umbrella bases (as appropriate). (d) Measures to delineate the seating area on the pavement; (e) A management regime to include details of cleaning, staff access and furniture storage.

The scheme shall be implemented in accordance with the approved details.

In the interests of the amenity of the locality and to ensure an appropriate scheme within the CIQ Conservation Area, in accordance with Policy BE16 of the Adopted Unitary Development Plan.

157 3 The external seating area shall be used for the above-mentioned purposes between the hours of 0800 and 2300 hours on any day and the furniture shall be stored away by 2330.

In the interests of the amenity of the area.

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.

IB7 - Development in Business Areas BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

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

158

Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application relates to the area in front of the Globe Public House, at the corner of Howard Street and Arundel Street. Howard Street is predominantly pedestrianised and has recently been subject to extensive urban realm improvements.

This application seeks the introduction of an outdoor seating area comprising four tables and sixteen seats. A screen that meets the Council’s adopted guidance on seating area screens will enclose the seating area. The seating area is sited on a

159 paved area that is 1.7 metres from the front edge of the building so that a 1.7 metre clear pedestrian route is maintained.

RELEVANT PLANNING HISTORY

There is no planning history directly relevant to this application.

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site and press notice and neighbour notification. One letter of concern has been received from Sheffield Hallam University who raise the following issues:

- The seating area is significantly narrower than that for Alfies and Bella’s café and the University would not wish to see spillage onto the pavement, which is a major thoroughfare for students and staff; - The seating (originally) follows the curve of the pavement, which cuts into the direct through route on Howard Street. (This has since been amended to remove the top table on Howard Street to ensure that the direct line of movement is maintained). - The operator should be diligent in keeping their area in order.

The following statutory consultations have also been received:

Environmental Protection Service: No objection as the pub is not in a residential area and does not therefore present a problem of dis-amenity to residents. EPS suggest that the drinking area should close by 9.30pm although no rationale is provided for closure at this time.

Highways DC: With regard to Highway issues, they request the removal of the top table, for which revised plans are to be submitted. Additionally, Highways DC raise concerns regarding drinking adjacent to the highway.

Access Officer: No objection in principle but raises concerns regarding the effective enclosure of the area (which is to be conditioned) and the width of the footway. The footway is less than the normal minimum of 2.0 metres and not wide enough for two wheelchairs to pass although it does meet the minimum restricted width of 1.5 metres for a maximum length of 6.0 metres.

PLANNING ASSESSMENT

The application proposes the installation of an external seating area to provide four tables and sixteen chairs. The key issues to consider in the determination of this application include the following:

(i) Principle of development: policy and land use; (ii) Safety and accessibility; (iii) Design issues (iv) Residential amenity.

160 Principle of development

Within the Unitary Development Plan the site falls within a Business Area. It also lies within the CIQ Conservation Area.

Policy IB7 of the UDP relates to development in Business Areas and advises that whilst B1Business use is preferred, food and drink uses are acceptable. On the basis that the proposed seating area is required ancillary to the existing use of the public house, which would be acceptable within the Business Area, the principle of development is considered acceptable.

Policy BE15 of the UDP relates to development in Conservation Area and advises that it must not harm the character and appearance of such areas. Policy Be16 relates specifically to Conservation Areas and advises that any development must preserve or enhance the character or appearance of the Conservation Area and a high standard of design must also be secured (Policy BE17). Whilst the principle of development is acceptable, the applicant has been advised that the proposed screening of the seating area must be provided in accordance with the Council’s adopted guidance on seating areas, which sets parameters for the height and colour of screens, the nature of the uprights/bases, the requirement for brass studs to delineate the area and the restriction on umbrellas to require plain buff only with a suitable method to be agreed for fixing the umbrellas. It is considered that if the seating and screening is provided in accordance with the adopted guidance, it will preserve and enhance the character of the Conservation Area by bringing vitality to the streetscene and would not harm its character or appearance. As such, subject to a condition requiring further details of the proposed screens and seating, the proposal is considered to comply with Policies BE15, BE16 and BE17 of the UDP.

Safety and Accessibility

The application has been amended to remove the top table on Howard Street to ensure that a direct pedestrian route along Howard Street is maintained. Whilst acknowledging the concern of the Council’s Access Officer with regard to the lack of a 2-metre footway, the application does ensure the retention of a 1.5 metre footway for a 6.3 metre stretch, which is almost within the minimum requirement of a 1.5 metre footway for a 6.0 metre stretch. However, it is considered that given the predominantly pedestrianised nature of Howard Street, there are sufficient options for access beyond the 1.5 metre footway. With regard to the height of the screens, the applicant has been advised of the need to provide screens in accordance with the Council’s adopted guidance, which has been agreed with the Access Liaison Group. The details of the screens will be secured by condition. As such, the principle of development is considered acceptable.

Highways DC have raised some concerns regarding drinking adjacent to the public highway. However, this is not strictly a planning issue but rather a matter for licensing and management by the applicant.

Design Issues

161 Policy BE5 of the UDP requires good design and good quality materials. As noted above, a condition is proposed seeking further details of the screen and seating area to ensure that it is of a sufficiently high quality within the Conservation Area.

Residential Amenity

There are no residents within the vicinity of the application site and as such, there will be no impact on residential amenity. The Environmental Protection Service recommended a restriction on use of the seating area to 9.30pm. However, on the basis that there are no residents in the amenity of the area, there is insufficient justification to limit the hours of use of the seating area at this time.

RESPONSE TO REPRESENTATIONS

Sheffield Hallam University raised concerns regarding the need to maintain the pedestrian thoroughfare, which is addressed in the report above.

SUMMARY AND RECOMMENDATION

It is considered that the introduction of a seating area to the Globe Public House will add to the vitality and viability of Howard Street. The introduction of conditions relating to hours of use, cleaning and the appearance of the barriers and seating area will ensure that the development is of a sufficient quality to preserve and enhance the character of the Conservation Area. It is therefore recommended that permission be granted subject to the conditions attached.

162

Case Number 06/02265/FUL

Application Type A Full Planning Application

Proposal Alterations to existing outbuilding for use as a cattery with 12 pens

Location Meadow Farm Whiteley Wood Road Sheffield S11 7TJ

Date Received 08/06/2006

Team SOUTH

Applicant/Agent Mr M Green

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 Waste from the cattery shall be collected and disposed of in an approved manner to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality. Waste from the cattery is classed as industrial waste and should therefore be disposed of in accordance with the provisions of the Environmental Protection Act 1990. Further information may be obtained from the Environment Agency.

4 The cattery shall not be used unless the car parking accommodation for the development as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

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.

GE9 - Re-use and Adaptation of Rural Buildings BE19 - Development affecting Listed 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

164 Site Location

© Crown copyright. All rights reserved. 10018816. 2005

LOCATION AND PROPOSAL

The application relates to a single-storey stone and brick built barn within an existing farm complex. Immediately to the north of the barn is a Grade II Listed Building (Former Methodist chapel dated 1789 which has more recently been used as a cowshed / outbuilding).

The site is within open countryside on the fringe of the urban area with the nearest residential properties (other than the farmhouse) being around 150m away. The site is identified on the Unitary Development Plan Proposals Map as being within the Green Belt.

165 Planning permission is sought to alter the barn to allow it to be used as a cattery. This would have a small reception room, a food preparation area and 12 pens (3 of which would be large enough to accommodate 2 cats).

RELEVANT PLANNING HISTORY

Advertisement consent is also being sought for a small timber sign adjacent to the highway advertising the cattery (application 06/02268/ADV refers).

SUMMARY OF REPRESENTATIONS

No letters of representation have been received.

PLANNING ASSESSMENT

Policy

The site is within the Green Belt and so needs to be assessed against UDP Policy GE9 – Re-use and Adaptation of Rural Buildings. This sets out that the re-use of rural buildings for new uses will be permitted particularly where this would help to diversify the rural economy and provided that:

- the existing building is capable of such conversion without significant alteration, extension or structural rebuilding;

- the new use would not harm the landscape or character of the countryside.

Given the proximity of the Grade II Listed Building to the site Policy BE19 – Development Affecting Listed Buildings is also applicable. This sets out, amongst other things, that proposals for development within the curtilage of a Listed Building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting.

Design

The barn is structurally sound and can be converted without the need for extensions or significant external alterations. From the highway the most visible elevation of the barn is the western gable end. No alterations are proposed on this elevation and there are no footpaths leading through the farmyard or public access to the neighbouring Listed Building. The setting of the Listed Building would thereby remain largely unaffected.

Two existing openings in the southern elevation of the building are to be blocked up and a number of smaller windows are proposed to enable each pen to have a raised shelf and window. On the northern elevation small windows are also proposed to each of the pens and a larger window on the southern elevation to provide light and ventilation to the corridor between the pens. These elevations are not highly visible from outside the site and this level of alteration therefore has minimal impact on the character of the countryside in this Green Belt location. The alterations do not therefore conflict with the aims of Policy GE9.

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The Chartered Institute of Environmental Health has published a set of Model Licence Conditions and Guidance for Cat Boarding Establishments. These set minimum sizes for sleeping and exercise areas and basic amenities / conditions that should be provided to ensure adequate welfare for cats boarding at the establishment. Each of the pens would exceed the minimum area required.

Residential Amenity Issues

The closest neighbouring dwellinghouse (other than the existing farmhouse which is occupied by the applicant) is approximately 150m away and it is considered that the proposed use of the barn as a cattery would not result in noise and disturbance that would have an adverse impact upon the occupiers of neighbouring dwellings.

Highway Issues

The farmyard has ample room for vehicle parking and turning. Given the number of pens it is unlikely that the proposed use would generate significant amounts of traffic.

SUMMARY AND RECOMMENDATION

Planning permission is sought to alter an existing barn to allow it to be used as a cattery with 12 pens as well as a small reception area and kitchen. The barn is next to a Grade II Listed Building.

The barn is capable of conversion without significant alteration or rebuilding. The gable end of the barn facing the highway would not be altered and it is considered that the proposal would not affect the setting of the adjacent Grade II Listed Building.

There are no residential properties within close proximity to the site and so the proposal would not raise issues of disturbance of neighbours.

The farmyard has ample space for parking and vehicle turning and the proposal raises no highway safety implications.

The development accords with UDP Policy GE9 and BE19 and so it is recommended that planning permission be granted with conditions.

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