Report to City Centre, South and East Planning and Highways Area Board

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE, SOUTH DATE 14/11/2005 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Bob Bryan TEL NO: 36329 Lucy Bond 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/01258/FUL 24 Victoria Road, Sheffield, S10 2DL 5

05/01307/REM Land At, Oxclose Park Road, Sheffield, 14

05/01681/ADV 418-420 Sharrow Vale Road, Sheffield, S11 8ZP 24

05/01895/CHU 85 Chesterfield Road, Sheffield, S8 0RN 27

05/02251/FUL 38 Rundle Road, Sheffield, S7 1NX 32

05/02498/FUL Sheffield United FC, Bramall Lane, Sheffield, S2 4SU 36

05/02819/FUL Site Of Cotleigh, 31 Four Wells Drive, Sheffield, 42

05/03166/OUT Within The Crtilage Of, 2a Cadman Street, Mosborough, Sheffield, S20 5BU 51

05/03226/FUL The Old Fire Station, Bar Coast, Division Street, 56 Sheffield, S1 4GF

05/03357/CHU 18A & 18B Victoria Road, Sheffield, S10 2DL 62

05/03698/CHU 342 Abbeydale Road, Sheffield, S7 1FN 69

05/03946/FUL Sheffield City Hall, Balm Green, Holly Street And, Barkers Pool, Sheffield, 75

05/03947/LBC Sheffield City Hall, Balm Green, Holly Street And, 77 Barkers Pool, Sheffield,

3 4 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: 14/11/2005

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 05/01258/FUL

Application Type A Full Planning Application

Proposal Alterations to 3 apartments to form 6 apartments (In accordance with the additional details/drawings received on the 13th and 30th September 2005 and the 18th October 2005)

Location 24 Victoria Road, Sheffield, S10 2DL

Date Received 31/03/2005

Team SOUTH

Applicant/Agent Styles Design

Recommendation Grant Conditionally

Subject to:

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

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

2 The proposed facing materials shall match the facing materials to the existing building.

In the interests of the visual amenities of the locality.

3 The shall not be occupied unless sound insulation measures have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

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

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

In the interests of the amenities of the locality.

5 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.

6 The building shall not be used unless the car parking accommodation for 6 vehicles 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.

7 The parking provision shall be entirely for use of the residents of the scheme and for no other purpose.

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

8 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 accommodation shall not be used unless such cycle parking accommodation has been provided in accordance with the approved plans and thereafter such cycle parking accommodation shall be retained for the sole use of the development hereby permitted.

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

9 Prior to the development commencing, full details of the wheelie bin enclosure area shall have been submitted to and approved by the Local Planning Authority, and thereafter, the approved enclosure details shall be implemented prior to any of the flats being occupied.

In the interests of the amenities of the locality.

10 Unless otherwise agreed in writing by the Local Planning Authority, the development hereby permitted shall be carried out in its entirety, in complete accordance with the approved plans/details prior to and of the flats being occupied.

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

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 H10 - Development in Housing Areas H14 - Conditions on Development in Housing 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

7 Site Location

PROPOSAL AND SITE DESCRIPTION

This is an application for alterations to 3 existing self-contained flats (contained within one detached building) to form 6 self-contained flats. The proposal involves excavation of part of the front garden to expose the basement where new window openings are to be placed.

The application site is at 24 Victoria Road which is a large detached stone-built property located in the leafy suburb of Broomhall. The property which is currently in use as three self-contained flats/apartments is set within an established garden with an “s”-shaped drive curling across the front garden. The drive serves a large hard surfaced car parking area at the rear of the building. The car parking area can accommodate approximately 6 vehicles. In addition to the hard-surfaced car parking area, there is also a single brick-built garage (used for storage purposes)

8 and a small raised grassed area. The small raised grassed area is enclosed by a one-foot high picket fence.

Although the property stands elevated from the street level, it is fairly well screened from Victoria Road because of the existing mature landscaping within the front garden.

Despite, part of the basement being exposed at the front, the property has a general appearance of being a two-storey building. A semi-concealed coal chute at the front of the property provides limited access (via a few steps) to the basement.

The proposals envisage part of the front garden area being excavated to expose the basement and then by introducing new window openings in the exposed basement, natural lighting and improved ventilation would be possible for the basement rooms. The proposal also involves some excavation works being carried out at the side of the property (in the side garden adjacent to number 22 Victoria Road). This would enable a new access door to be created, allowing independent access to the basement accommodation.

The level of accommodation being created as a result of the works would be:-

- A self contained basement flat with a double bedroom, open plan kitchen/living room and a separate bathroom/toilet room.

- Two ground floor self-contained flats, each flat having an open plan kitchen/living room, two bedrooms (each having a double and single bedroom) and each having a separate bathroom.

- Two first floor self-contained flats, each flat having a kitchen/living room, separate bathrooms. One of the flats has two bedrooms (a double and a single) and the other flat only has one double bedroom.

- At second floor level i.e. in the roof space, there is a further self-contained flat accommodating an open plan living/kitchen room, a separate bathroom and two separate double bedrooms.

With the exception of the basement flat which has a new separate access (on the gable), and the two ground floor flats which each have a new access from each of the gable elevations, all the remaining flats (i.e. the two flats on the first floor level and the flat in the roof space) take their access via an internal staircase which would be accessed from the front of the property.

RELEVANT PLANNING HISTORY

41/1052 – Application for conversion into flats. This application was granted in December 1961.

40/2962 – Application for conversion into flats and bed sitting rooms. This application was conditionally approved in August 1965.

89/1512P – Application for use of property as a guesthouse and provision of car parking accommodation. This application was refused in October 1989.

02/03629/FUL – Application to 4 flats to form 6 flats. This application was refused by the Local Planning Authority in January 2003. The applicant subsequently appealed against this decision and the appeal was dismissed in September 2003. The Appeal Inspector felt that the limited outlook and natural light entering the basement would create a poor living environment for any future occupant(s) of the basement accommodation.

03/01053/FUL – Application to 4 flats to form 5 flats. This application was conditionally approved by the Local Planning Authority in May 2003. It is worth noting that the originally submitted plans under this proposal showed the basement as a separate self-contained flat and under the guidance of the case officer, the plans were amended such that the basement accommodation were not to be considered as a separate self-contained flat. Instead the basement was identified as an area to be used for storage purposes only.

05/01258/FUL – being this, the current application (to form 6 separate flats).

SUMMARY OF REPRESENTATIONS

6 letters of representation have been received in response to this application (this includes a letter from the Broomhall Park Association). All the representations are in objection to the proposal. The reasons for objection are summarised below:

- The proposal represents an over development of the premises in a Conservation Area.

- The increased number of occupants would inevitably lead to an increase in cars which could not be reasonably accommodated within the car parking area at the rear of the property, thereby leading to increased on-street parking which would be detrimental to the amenities of local residents.

- The extent of the subdivision of the property has the potential (based on 3 single bedrooms, 2 twin bedrooms and 5 double bedrooms) to have an occupancy of approximately 17 people, whereas, the existing 3 flats would only have an occupancy level of approximately 12 people (based on 3 flats with 2 bedrooms each). It is therefore considered that the proposal could lead to more occupants, more traffic congestion, and more wheelie bin clutter.

- The proposal site is within a Conservation Area where there are already a high number of multi-occupancy properties, this proposal will only fuel the changing character of the Conservation Area, which would only serve to be detrimentally harmful.

10 - A previous application at the same site for conversion to form 6 flats was previously refused and dismissed on appeal. Why is this scheme any different?

- The proposal will be harmful to the architectural features of the building and to the character of the Broomhall Conservation Area.

PLANNING APPRAISAL

Policy Issues

The site is located both within a Housing Policy Area (as defined in the Sheffield Unitary Development Plan) and the Broomhall Conservation Area. It is considered that policies H5 (Flats, Bed-sitters and Shared Housing), H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas) and BE16 (Development in Conservation Areas) will all be applicable in this instance.

Policy H10 of the Development Plan identifies Housing as being the preferred use, and therefore, as the proposal is for residential flats (a form of housing), it is considered that the proposal accords with this policy.

Policy H5 of the Development Plan relates to flats, bed-sitters and shared housing. This policy stipulates that planning permission will be granted for the creation of flats’ bed-sitters and multiple sharing of houses only if:

- a concentration of these uses would not cause serious nuisance to existing residents;

- living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours; and

- there would be appropriate off-street car parking for the needs of the people living there.

Policy H14 of the Development Plan relates to various conditions on development in housing areas including not being overdeveloped or depriving residents of light, privacy or security, providing safe access and appropriate off street parking and not endangering pedestrians and not causing unacceptable nuisance.

Policy BE16 of the Development Plan relates to developments located within Conservation Areas. This policy supports the need for detailed information for developments in such an area, and also, seeks to ensure that only those developments that preserve or enhance the character of the conservation area are allowed.

Highway Issues

The property has an existing side access drive that leads to a hardstanding area in the rear yard. The proposed parking layout shows that there will 6 off-street parking

11 spaces and 4 cycle parking spaces. Whilst the number of off-street parking spaces is not ideal, it is felt that this provision would suffice in this instance subject to the cycle parking spaces being provided.

The plans had originally shown a new access door at ground floor level leading out of the side gable elevation of the property straight onto the access drive, given the fairly narrow width of the access drive and the relatively poor visibility from the access door, it was felt that this could pose a highway/pedestrian safety risk. The plans have since been amended and highway officers are now satisfied that the proposal will not raise any highway safety issues.

Impact on Residential Amenities

This proposal will create 6 separate self-contained flats/apartments of which 4 will have 2 bedrooms and 2 will have one bedroom.

Whilst there is a likelihood of there being more comings and goings to and from the property, the building is fairly well screened from neighbouring properties, and it is considered that the comings and goings of people and vehicles would not have an adverse impact on the living conditions of neighbouring residents. This is further supported by the fact that the property is not visible from the street scene because of the existing mature landscaping at the front of the site.

The applicant has agreed to remove an existing detached garage in the rear yard area and replace it with a designated communal grassed/garden area of approximately 72 sq meters, there is also a smaller (albeit less usable space at the front of the site). The applicant has also agreed to provide a designated bin storage area that would be enclosed by a 1.5 metre high closely boarded fence. It is felt that this would encourage occupants of the flats to use the designated bin storage area and thereby reduce the clutter that would otherwise occur when wheelie bins are left standing along the drive or on the public footpath.

It is considered that none of the neighbours are likely to be affected by the proposal and, that the living conditions of the future occupants of the flats will be of an acceptable standard.

It is considered that this proposal differs from a previously refused scheme (reference 02/03629/FUL that was subsequently dismissed on Appeal – an application to alter 4 flats to create 6 flats) because of the following reasons:-

- Instead of a fairly restricted light well being created to one of the front basement windows a much larger degree of excavation works will take place, which, would provide more natural light and create a better outlook from the basement room. The size of the window has also been increased (again improving the level of natural daylight and improving the outlook).

- The front bay window at basement level will now also have additional windows incorporated in the bay structure, thereby improving natural light entering the basement and improving visual outlook.

12 - The applicant has also agreed as part of this current application to remove an existing outbuilding thereby creating space to provide a small communal grassed amenity area.

- The applicant has also agreed to provide a designated 1.5 metre high close boarded timber enclosure area for the wheelie bins, it is felt that with such a facility provided on site, the occupiers of the flats are more likely to site their bins in the designated space than leave them free-standing on the drive or on the public highway.

The first two of the above-mentioned improvements cover the main issues that the Planning Inspector raised as being the reasons for dismissing the previous Planning Appeal. It is not considered that the insertion of windows and the formation of light wells is detrimental to the appearance of the building or the character of the Conservation Area. Therefore, having overcome, those concerns, it is now felt that there would be no reasonable justification for refusing the current planning application.

RECOMMENDATION

It is considered that the proposal represents an acceptable development that will have minimal impact both on the external appearance of the building and on neighbouring residents furthermore, it will provide a reasonably well lit environment for residents. It is recommended that planning permission be conditionally approved.

Case Number 05/01307/REM

Application Type Approval of Reserved Matters

Proposal Erection of 33 dwellinghouses (Substitution of house types)

Location Land At, Oxclose Park Road, Sheffield

Date Received 31/03/2005

Team CITY CENTRE AND EAST

Applicant/Agent David Wilson Homes Northern

Recommendation Grant Conditionally Unilateral Agreement

Subject to:

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

In the interests of the visual amenities of the locality.

2 The approved landscaping scheme shall be carried out strictly in accordance with the submitted soil management strategy developed by Brown Associates, unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that the ecological interests of the site are protected.

3 Following the implementation of each phase of the Landscaping Scheme, as set out in the soil management strategy, a validation report shall be submitted confirming that the work has been carried out in compliance with the strategy.

In order to ensure that the ecological interests of the site are protected.

4 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 to the satisfaction of the Local Planning Authority.

In the interests of the visual amenities of the locality.

14 5 The position of the proposed footpath between the end of the road between plots 179 and 183 to the existing footpath to the south of the application site shall be agreed with the Local Planning Authority and shall be constructed at the same time as the aforementioned road.

In the interests of pedestrian safety.

6 The existing trees, shrubs or hedges within the site of the development, other than those 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 to the satisfaction of the Local Planning Authority.

In the interests of the visual amenities of the locality.

7 Before any work commences on site relating to a specific phase of the soil management strategy (referred to in condition 3) full details of the measures to be taken to protect the existing trees and hedges within and/or adjacent to that phase shall be submitted to and approved by the Local Planning Authority. These measures should 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.

8 Before the development is commenced, full details of the proposed boundary treatments to the residential properties which bound the existing and proposed public open space on the southern edge of the site, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

To ensure satisfactory drainage arrangements.

10 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 by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

15 11 The sight lines/visibility splays indicated on the approved plans shall be implemented and thereafter retained.

In the interests of traffic safety.

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

In the interests of traffic safety.

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

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

14 The development shall not begin until the improvements (which expression shall include traffic control and pedestrian 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 development is brought into use. Highway Improvements: junction of Rotherham Road and Deepwell Avenue.

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

15 At all times that the 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 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 properly maintained.

In the interests of traffic safety.

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

In the interests of traffic safety.

17 The different phases of the development shall not be used unless that part of the road providing access thereto has been provided in accordance with the approved plans.

In the interests of traffic safety.

18 The occupier of each new dwellinghouse shall be provided with an information pack on the availability of public transport in the vicinity of the site. The content of the information pack shall be prior approved by the Local Planning Authority.

In the interests of promoting alternative modes of transport to the private car.

19 Prior to the development of each phase of the soil management plan (referred to in condition 3) full details of the proposed management and future maintenance arrangements for the area of incidental open space associated with that phase shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

20 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.

21 The developer shall give a minimum of 21 days written notice of the start of works on site to the City Ecology Unit (Parks, Woodland & Countryside, Meersbrook Park, Brook Road, Sheffield, S8 9FL, telephone 0114 273 4481). Thereafter, the developer shall afford access at all reasonable times to staff of the Unit or a qualified person nominated by them, so that they can observe the affect of the development on protected species to ensure that they are not disturbed and that they do not suffer starvation. In the event of a problem being identified proposed remedial measures to address the situation shall be submitted to and approved by the Local Planning Authority and shall thereafter be implemented.

In the interests of ensuring the welfare of the protected species.

Attention is drawn to the following justifications:

IB9 - Conditions on Development in Industry and Business Areas H15 - Design of New Housing Developments

17 H16 - Open Space in New Housing Developments

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

2. 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 Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

3. The applicant is reminded that protected species are subject to separate controls regardless of the planning approval.

4. 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.

5. The applicant is advised to consult the Passenger Transport Executive in respect of assistance in the provision of the information pack referred to in condition 27 above.

6. The applicant should be aware that a legal agreement has been completed in respect of this proposal.

18 7. The applicant is advised that condition No(s) 1-21 were imposed by planning permission No. 03/02866/REM and are reproduced on this notice to provide you with a complete record of all conditions, regardless of whether some may have already been discharged.

Site Location

INTRODUCTION

Members may recall that this site already has the benefit of detailed planning permission for residential development. This application seeks to substitute house types and increase the number of houses on part of that larger site, upon which development is already well under way. The previous approvals relating to the site have already established the principle of developing the site for the proposed use. The road layout remains unchanged as part of these revised proposals. Given that the principle of the development is already well established, it is only the design

19 and layout details of the revised proposals and any implications for open space contributions, that need to be considered when determining this current application.

LOCATION

The site is located in the southern half of the larger residential development which already has consent. The whole residential site is to the south of the Morrison’s superstore complex, off Rotherham Road and to the west and south of the new Arnold Lavers complex on Oxclose Park Road. It is also to the north of the large Heathlands housing estate.

Morrisons supermarket and the Arnold Lavers complex are at a substantially lower level than the application site. Arnold Lavers is mainly silver clad with some areas of red brick and Morrisons is a mix of red and buff brick with a slate roof. The petrol station and jet wash elements are nearest to the application site. The surrounding houses are largely brick and render with deep red and grey concrete roof tiles.

PROPOSALS

The current application is seeking approval of reserved matters for a revised residential development in the southern half of the larger site. The road layout is as previously approved, as are the wider landscape proposals. The main difference is in the numbers of dwellings and their design. Previously on this part of the site a total of 28 houses were proposed (4 x 5 bed, 19 x 4 bed, 5 x 3 bed). The new proposals seek to incorporate 33 houses on the same area of land (26 x 4 bed, 7 x 3 bed). This is largely achieved by utilising narrower house types with additional accommodation being housed within the roof space. External materials remain within the range previously approved, which is largely brick and render with concrete roof tiles, typical of all other developments in the locality.

Amendments have been negotiated to the scheme as initially submitted to ensure a satisfactory outlook to all plots, to ensure that houses are not overshadowed, to ensure adequate garden space and to try and ensure that there is not an over- provision of car parking on certain plots.

RELEVANT PLANNING HISTORY

98/0844P – outline planning permission granted on 17 November 2001 for residential, industrial and business development (this involved a larger area than the application site and includes the land relating to the following 2 reserved matters applications).

99/0888P – following on from the outline planning approval, reserved matters approval was granted for residential development in March 2001 on the land to the north of Morrisons, which is bounded by Station Road, Rotherham Road and the Old Lane industrial area. It is currently being developed for housing, whilst retaining many of the trees and hedgerows that cross the site.

9B/0208P – this consists of land to the east and south east of Morrisons. A large part of the site was occupied by the Holbrook sewage works. It has now been

20 developed by Arnold Lavers as their National Production Centre and Call and Collect Warehouse. This was granted permission in April of 2001 detailed planning revision granted for industrial development on the sewage works in April 2001.

99/0648P – outline approval for residential development on the site of Oxclose Farm, adjacent to the application site.

9B/0547P – renewal of outline planning permission 98/0844P (for residential, industrial and business development) was granted on 7th February 2002.

01/01437/FUL – full planning permission granted for new roads, footpaths and sewers in August 2002.

01/10219/REM – reserved matters approval given for residential, industrial and business development (on the current application site and the land to the east) earlier in 2003.

03/02866/REM – reserved matters approval was given for 171 dwellinghouses (an amended layout to the above approval) in November 2003.

REPRESENTATIONS

One letter of representation has been received from a resident of Deepwell Court nearby. Their main concern was that there seemed to be discrepancies between the submitted layout plan and the tree protection plan (in that houses were shown on the layout plan but flats were shown on the tree protection plan). They were also concerned that works had already commenced on this part of the site in advance of obtaining this planning approval.

PLANNING ASSESSMENT

Policy Issues

These issues were considered at the outline planning application stage and a different view cannot, therefore, be reached.

The outline consent allowed a departure from the Unitary Development Plan, in that housing was allowed on land allocated for industrial and business uses. In reaching this decision the supply of industrial land was carefully assessed, looking particularly at the quality and availability of this land.

At the time of the original outline application Planning Policy Guidance 3 (Housing) was not in force. However in reaching a conclusion on the renewal of the outline planning permission for the site a review of the aims and objectives of PPG3 was undertaken. This seeks to give priority for housing development on previously developed land within urban areas, in preference to the development of greenfield sites.

21 The Local Planning Authority concluded that, although there are sufficient brownfield sites available in Sheffield to meet housing needs, there were other reasons for allowing housing on this greenfield land. Namely, it is within the urban area and in a relatively sustainable location, close to local services, employment opportunities and good public transport. It is approximately 200m to bus services on Rotherham Road and just over 500m to the Supertram stop at Halfway. The Morrisons superstore is directly opposite the site with job opportunities nearby in the Holbrook area and on land directly to the east of the site.

The site also provide the opportunity for better integrating the Heathlands development with the existing services and facilities by providing safe footpaths and cycle routes through the new residential development.

As such outline planning permission was renewed, following referral to the Secretary of State, who concurred with the Council’s conclusions.

Highways Issues

The main highways issues have been considered previously and the development is considered to be acceptable in road safety terms. The main issue in relation to this application is in respect of the details of individual drives and car parking provision. The layout has been amended to reduce the length of some drives, in line with PPG3 requirements and to reconfigure certain drives to improve safety and visibility. As a result it is considered that the revised development is now acceptable.

Layout and Design Issues

The proposals have been amended to take account of officer recommendations in respect of the layout of the development, with particular reference to highways issues and the amenity of future residents.

There are houses fronting onto the main spine roads, which ensures that there is an open and attractive street environment. The mix of house types adds visual interest and the materials are from the same palette as those already approved. The design of the individual house types is compatible with other recent developments in the locality. The spacings between dwellings meet normal distance criteria and given the separation from existing dwellings due to the public open space area there are no overlooking concerns.

A fully detailed landscape and soil management strategy was submitted as part of the earlier application, which has been carefully developed with ecological interests in mind. The revised development would still be conditional upon the strategy being adhered to.

Ecology Issues

There is an historic hedgerow within this part of the site which has been incorporated into the development proposals and is protected by condition. It will form the rear garden boundary to a number of houses.

22 Open Space Issues

The proposals for the larger residential development of which this forms a part allows for the provision of an area of land to be laid out as Open Space on site in line with the requirements of Policy H16 of the UDP, subject to a contribution towards the design and implementation of the space, including children’s play equipment. The area is adjacent to the existing area of public open space between this site and the Heathlands Estate. The council have already received some money towards the implementation of this area, including from the developers of the Heathlands Estate.

Consultation would be undertaken with local residents and the Area Panel on the exact configuration of the space, the initial ideas for which are currently being drawn up.

A sum of £166,650 has already been negotiated for open space improvements as part of the previous approvals and legal agreements completed.

As this development involves an increase in the number of dwellings proposed a further contribution of £6,216 is required and this has been secured by a further legal agreement.

RESPONSE TO REPRESENTATION

The anomalies within the proposed layout plan and the layout shown on the tree protection plan have been addressed in the submission of a revised tree protection plan. No flats are proposed as part of the development and work had not started on this part of the site at the time of the last officer site visit.

SUMMARY AND RECOMMENDATIONS

The principle of the proposed development has been established by the granting of the earlier outline and reserved matters approvals. This application seeks to alter the layout and house types from those previously approved.

The layout of the proposed housing development reflects that of the previously approved scheme and the house types are compatible with those already approved. There are no new highways concerns arising from the development.

Having regard to the above it is recommended that approval be granted subject to the conditions outlined and to the signing of a legal agreement to secure the contribution of £6,216 towards the enhancement of the adjoining open space area.

Case Number 05/01681/ADV

Application Type Advertisement Consent Application

Proposal 2 illuminated portable menu signs

Location 418-420 Sharrow Vale Road, Sheffield, S11 8ZP

Date Received 27/04/2005

Team SOUTH

Applicant/Agent The Greedy Greek UK Ltd

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the display of the said illuminated menu signs constitutes an excessive, cluttered and uncoordinated form of advertising that detracts from the appearance of the locality and is thereby detrimental to visual amenity. As such the proposed display would be contrary to Policy BE13 (b)(ii) of the Unitary Development Plan.

Attention is drawn to the following directives:

1. The Director of Legal and Administrative Services has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the removal of the signs. The Local Planning Authority will be writing separately on this matter.

24 Site Location

LOCATION AND PROPOSAL

The Greedy Greek is a shop unit with a relatively wide frontage. The unit is located close to the junction with Junction Road opposite Hunters Bar Infants School within the Ecclesall Road District Shopping Centre.

The unit has two externally illuminated name signs at fascia level. The application is retrospective for two large internally illuminated menu signs, each measuring 2.02m x 0.91m. They are located on a wide tiled pillar and recessed wall adjacent the entrance to the shop unit. The menu signs are only displayed during opening hours.

25 RELEVANT PLANNING HISTORY

The Greedy Greek has previously operated solely as a delicatessen prior to being granted planning permission in April 2005 for the sale of hot and cold foods (ref.04/04497/FUL).

There is no record of any Advertisement Consent for the existing illuminated fascia signs.

PLANNING ASSESSMENT

The existing shop front appears uncoordinated due to its expansion beyond the sales area of the shop unit. The shop display windows are split by a wide pillar that marginally projects beyond the adjoining wall. The menu signs are temporarily fixed to the pillar and wall, respectively, and cover the full width of both structures. They are displayed during shop opening hours.

Sharrow Vale Road and the lower portion of Junction Road is characterised by essentially small shop units in a Victorian setting. Advertisement displays within the area are generally modest and respect the scale of the individual shop fronts. The focal point of the immediate area is Hunters Bar School, an attractive walled Victorian building immediately opposite The Greedy Greek.

The internally illuminated signs are out of scale with the shop front and form a cluttered display which is excessive and adds to the uncoordinated appearance of the building. The impact is exacerbated by the box sign directly above. However, removal of the box sign alone will do little to alleviate the problem.

For the above reasons, the menu signs are considered to form an excessive display resulting in clutter that detracts from the building and the character and appearance of the area. The signs are therefore contrary to Unitary Development Plan Policy BE13(b)(ii) and national planning guidance in PPG19: Outdoor Advertisement Control and it is recommended that advertisement consent is refused.

ENFORCEMENT

Authority is requested for legal action, to secure the removal of the menu signs and the existing box sign at fascia level (not the subject of this application but referred to above).

Case Number 05/01895/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop A1 Use as mixed A1 & A5 Use

Location 85 Chesterfield Road, Sheffield, S8 0RN

Date Received 23/05/05

Team SOUTH

Applicant/Agent Miss S Rocha

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority considers that the installation of a flue for fume extraction purposes will create a visually prominent and incongruous feature that would be detrimental to the visual amenities of the area and therefore contrary to Policy H14 of the Sheffield Unitary Development Plan.

2 The Local Planning Authority considers that the part-use of the premises as a hot food takeaway (Use Class A5) will lead to an increase in odour nuisance that would be detrimental to the amenities of local residents and therefore, would be contrary to Policy H14 of the Sheffield Unitary Development Plan.

27 Site Location

LOCATION AND PROPOSAL

This is an application for a change of use from an existing Class A1 retail shop to a mixed use of Class A5 hot food takeaway and Class A1 retail shop. The application site relates to an existing ground floor retail shop located within a small parade of mainly commercial units fronting onto Chesterfield Road (directly opposite the junction of Little London Road with Chesterfield Road immediately adjacent to the Arnold Lavers DIY store). There is a separate self-contained flat immediately above the application site (occupying the first and second floor accommodation). The application site lies within a Housing Policy Area.

The application site currently consists of two small rooms, an off-shot kitchen and a toilet. The property also has a small cellar area currently used for storage purposes.

28 The applicant currently runs the business as a grocery shop. The intention is to continue selling the grocery foods but to also start selling cooked hot food. No details have been provided to suggest the scale or nature of the hot foods to be cooked or sold from the premises.

The applicant has confirmed that the proposed opening hours of the premises will be 09:45 hours till 18:30 hours on Monday to Saturdays and 10:00 hours till 16:00 hours on Sundays.

RELEVANT PLANNING HISTORY

There is no relevant planning history relating to this site.

SUMMARY OF REPRESENTATIONS

Four letters of representation and a separate petition (with 27 names listed) have been received all in objection to the proposal. The reasons for objection have been summarised and are listed below:-

- The application site has no existing provision for off-street parking and therefore the proposal would lead to an increase in traffic volume in the area, resulting in further on-street parking on nearby residential roads and on Chesterfield Road, which, would be detrimental to the living conditions of nearby residents and lead to more congestion on Chesterfield Road.

- The proposal will lead to an increase in unpleasant/obnoxious odours that would harm the living conditions of local residents.

- The proposal will lead to an increase in noise disturbance, which would be detrimental to the living conditions of local residents.

- The proposal would lead to increase in litter and discarded food, which would attract vermin.

- There is already an abundance of food and drink outlets in the area.

- The proposal would lead to the need for more waste/wheelie bins in the rear yard area (the same yard area where existing tenants have to pass through to gain access to the first floor flats) creating more of an unpleasant environment for local residents.

PLANNING ASSESSMENT

The application site lies within a Housing Policy Area as defined in the Sheffield Unitary Development Plan. Whilst Policy H10 of the Unitary Development Plan identifies food and drink outlets as being an acceptable use in principle, new developments or changes of use must also comply with Policy H14 of the development plan. Policy H14 of the development plan relates to the conditions on developments in housing areas. Amongst other things, this policy seeks to ensure that the living conditions of local residents are safeguarded and that the

29 development provides safe access to the highway network with appropriate off- street car parking.

Chesterfield Road is an extremely busy arterial route into and out of the city centre, as a consequence, there are some parking restrictions in this locality. The site is also sited directly opposite a busy junction between Chesterfield Road and Little London Road. This would mean that no waiting, stopping or loading will be permitted at any time along this frontage. No off-street parking can be accommodated within the site and this would result in parking taking place on the two adjacent streets the nearest of which is predominantly residential in character. However it is considered that the use will not attract significant amounts of traffic whereby the amenities of residents may be affected.

The nearest residential properties from the application site are the rented flats above the application site and above the adjacent ground floor business. Any likely impact on residential amenities will therefore be measured primarily against these properties. In a Housing Policy Area, the preferred use is housing and where possible, one of the main considerations should be to protect the amenities of existing residents, more so than if this were a Local or District Shopping Policy Area.

The applicant has submitted an indicative sketch drawing indicating that the fume extraction flue will protrude out of the gable wall of the building, given that the adjacent property is a car sales pitch and set well back from the building line, it is considered that any flue positioned on the gable elevation wall would be visually prominent and therefore detrimental to the visual amenities of the area.

There are already several hot food takeaway establishments within the parade of units and occupants of the residential flats above have already raised concerns about noise, odours, litter and vermin problems. It is considered that whilst some of these concerns may not be applicable in this instance (i.e. noise – given that the proposed hours of operation will be predominantly daytime hours), there is a real likelihood that local residents particularly occupants of the first floor flats will be subjected to nuisance from odours and litter. A hot food takeaway use (Class A5 as applied for) would require additional commercial waste storage wheelie bins and these would have to be sited in the small rear yard of the premises. The further incursion in the rear yard area of additional commercial waste bins is likely to add to the odour nuisance and create a further visual intrusion for the residents of the flats. Officers from the Environmental Protection services have raised concerns that the proposal is likely to cause odour nuisance for occupiers of the first floor flats.

SUMMARY AND RECOMMENDATION

The site is identified as being within a Housing Policy Area where food and drink uses can be acceptable subject to there being no detrimental impact on the living conditions of nearby residents.

30 It is considered, that the proposed change of use to form a hot food takeaway is likely to lead to detrimental harm for local residents in terms of odour nuisance and visual impact of a flue mounted on the gable elevation.

There are other hot food takeaways in close proximity of this site and the level of residential amenity for occupants of nearby properties are already compromised, it is considered that the combination of amenity and visual issues arising from the proposal render the scheme unacceptable in planning terms and it is therefore recommended that the application be refused.

Case Number 05/02251/FUL

Application Type A Full Planning Application

Proposal Retention of side dormer to dwellinghouse (As amended by fax dated 31.10.05)

Location 38 Rundle Road, Sheffield, S7 1NX

Date Received 07/06/2005

Team SOUTH

Applicant/Agent Windle Cook Architects Ltd

Recommendation Grant Conditionally

Subject to:

1 The windows shall consist of timber frames with timber opening casements. The glazing pattern, the thickness and profile of the frame and glazing bars and the reveal depth shall match those of the existing windows in the property.

In order to ensure an appropriate quality of development.

2 Details of the proposed vertical hanging tiles shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting BE16 - Development in Conservation Areas

32 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

A side dormer window extension has been partially erected at the side of the property. The dormer has been erected without the benefit of planning permission. Planning permission is sought to retain this dormer window to the side.

The application relates to a two-storey semi-detached building which fronts onto Rundle Road and is within the Nether Edge Conservation Area. The site does not have Article 4 status whereby permitted development rights are removed. The

33 property is a stone fronted hipped roofed semi, with bay windows at ground and first floor.

The surrounding properties along this side of Rundle Road consist of similar style two storey semi-detached dwellings, with bays at ground and first floor, and hipped roofs. The opposite side of the road to the application site consists mainly of No. 47 Rundle Road, a large detached dwelling set in substantial grounds. Number 28 has a small side dormer window, along with No 46 having a small dormer and stepped roof.

No 36 Rundle Road, which makes up the other half of the semi to the application site, has also erected a side dormer window without the advantage of planning permission. This matter is the subject of a separate enforcement report on this agenda.

RELEVANT PLANNING HISTORY

There is no relevant planning history to this site

SUMMARY OF REPRESENTATIONS

One letter of representation has been received in relation to this application. The letter states no objections to this application, with the proposal actually improving the appearance of the property.

PLANNING ASSESSMENT

Policy Issues

The site is identified on the Sheffield Unitary Development Plan Proposals Map as being within the Nether Edge Housing Area and the site is also within the Nether Edge Conservation Area. As such the following policies are applicable.

Policy H14 – Conditions on Development in Housing Areas states that new buildings and extensions should be well designed and would be in scale and character with neighbouring buildings.

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

Policy BE16 – Development in Conservation Areas states only development which would preserve or enhance the character or appearance of the Conservation Area will be allowed.

Design and Visual Amenity Issues

At the side of the property a side dormer window with pitched roof has been erected without receiving planning consent. This side dormer is similar in size and

34 style to that at 36 Rundle Road, which makes up the other half of the semi- detached dwelling.

The site is within a conservation area, but is not covered by the Article 4 directive, which is an extra control removing permitted development rights on properties of particular sensitivity in the Conservation Area.

The roofing materials have already been erected on site, and therefore it is clear to see that the new reclaimed roofing materials tie in with the existing materials, with the ridge height following that of the existing ridge. The dormer cheeks are proposed to be finished with vertical hanging tiles, which can be controlled by condition for their colour and dimensions. A window is proposed in the side of the dormer, of a similar style to the existing windows on the dwelling, made from timber.

There are a number of traditional dormer windows on properties within the Nether Edge Conservation Area, but these tend to be smaller and set below the ridge line of the roof. However bearing in mind the matching materials used on the dormer under construction, and the symmetry established with the dormer on the attached dwelling, it is not considered there is a sufficient basis to resist the proposal.

Effect on residential amenities

The proposed side dormer window includes a window to the side, which serves a staircase. Minimal fleeting views would be obtained from the window as the staircase was used, which is not considered to create an unacceptable level of overlooking to the occupiers of No. 40 Rundle Road.

No other effect on neighbouring properties will be created from the proposed side dormer window.

SUMMARY AND RECOMMENDATION

The Local Planning Authority considers that the dormer window would not create a prominent or obtrusive feature in the street scene, and would not significantly detract from the appearance of the Nether Edge Conservation Area. There would be no negative impact on the amenities of occupiers of neighbouring properties.

For the reasons outlined above, it is recommended that permission be recommended for approval in this instance.

Case Number 05/02498/FUL

Application Type A Full Planning Application

Proposal Use of stewards room and storage area to form public bar ( A4 ) (In accordance with the additional details submitted by the applicant on 9th September 2005 and 28th September 2005)

Location Sheffield United FC, Bramall Lane, Sheffield, S2 4SU

Date Received 20/06/2005

Team SOUTH

Applicant/Agent Sucha Design

Recommendation Grant Conditionally

Subject to:

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

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

2 The unit shall not be used for the above-mentioned purpose unless a suitable covered enclosure has been provided to accommodate the commercial waste/wheelie bins of the premises. Details of the waste/wheelie bin enclosure area shall have been submitted to and approved by the Local Planning Authority. After installation, such bin enclosure area shall be retained and operated for the purpose for which it was installed.

In the interests of the amenities of the locality.

3 The unit shall not be used unless details have been submitted to and approved by the Local Planning Authority demonstrating that there will be suitable provision within the stadium complex for delivery/service vehicles. Thereafter, all such areas (as approved) shall be retained free of all obstructions, including the storage, display and depositing of materials, packaging and/or other objects such that the service yard/area is fully available for the parking, turning and manoeuvring of delivery/service vehicles.

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

36 4 The unit shall be used for the above-mentioned purpose only between 08:00 hours and 24:00 hours (midnight) on any day.

In the interests of the amenities of the locality.

5 The use of the unit for the purpose of café/bar shall at all times remain ancillary to the main use of the football stadium complex unless otherwise agreed in writing by the Local Planning Authority.

In order to define the planning permission.

6 No goods or materials of any description shall be stored or displayed wholly or partly outside the perimeter of the football stadium complex.

In the interests of the amenities of the locality.

7 No deliveries to the café/bar shall be carried out between the hours of 21:00 to 07:00 hours Monday to Saturday and 20:00 hours to 08:00 hours Sundays and Public Holidays.

In the interests of the amenities of the locality.

8 Amplified sound or live music shall only be played within the building in such a way that noise breakout to the street does not exceed: (i) background noise levels by more than 3 dB(A) when measured as a 15 minute LAeq,(ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, when measured at the façade of café/bar entrance on the John Street elevation.

In the interests of the amenities of the locality.

9 No amplified sound shall be played within the building except through an in- house amplified sound system fitted with a sound limiter, the settings of which shall have received the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

10 The proposed fire exit doors from the café/bar shall only be used as an emergency exit and shall not at any other time be left standing open.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

37 MU5 - Bramall Lane Mixed Use Area MU11 - Conditions on Development in Mixed Use Area

Site Location

38 LOCATION AND PROPOSAL

This is an application for change of use to create a public bar and café facility beneath part of the John Street stand at the Sheffield United Football Club stadium.

The area of the stadium being designated for this proposal is a ground floor section of the stand that is currently being used for storage purposes. Prior to being used for storage purposes, the area was used as a player’s gymnasium and indoor training room. Access to the accommodation is currently taken either from the main gantry area beneath the John Street stand or via an internal staircase from an upper floor level. There is a set of emergency fire escape doors that open out onto John Street. There are currently no window or other display openings from the application rooms.

This section of John Street has a mixture of uses in operation, these include a vehicle repair/service garage, a petrol filling station, a children’s indoor activity/play centre and also offices in the form of the “Blades Enterprise Centre”. Further along John Street, there are residential terraced properties.

The applicant has indicated that the café bar will operate between 8:00am to midnight (Mondays to Thursdays), 8:00am to 1:00am (Fridays and Saturdays) and, midday to 10:30pm on Sundays. The applicant has indicated that the premises would operate as a coffee-shop type café during the day (8:00am to early evening) and then as a pub in the evening. A limited food menu will be available and all foods would be prepared in the existing main catering kitchens located elsewhere within the main John Street stand.

The applicant has confirmed that all deliveries and servicing in connection with the bar would take place from the existing delivery points within the ground i.e. from the main south stand entrance points off Cherry Street.

SUMMARY OF REPRESENTATIONS

No letters of representation have been received.

PLANNING ASSESSMENT

The application site lies within the Bramall Lane Mixed Use Policy Area (Policy MU5) where uses such as small shops (of up to 280 sq. m. floor area) and food and drink outlets are generally considered to be acceptable in principle.

PPS6 requires town centre uses such as bars and restaurants to be located in town centres if possible to protect the viability and vitality of centres. Proposals should be subject to the tests of need, sequential approach, impact and accessibility. The proposed bar is small (237 sq m gross) and forms a part of the football ground. It is considered it is needed in this location as part of the stadium amenities although it will be open regularly when the stadium is not in use. It is not of a scale which may impact on the city centre’s viability. It is well linked to public

39 transport facilities and fulfils accessibility criteria. It is therefore considered to be acceptable under PPS6.

The nearest residential properties are located further along John Street and also on Countess Road and these properties are approximately 80 metres away from the application site.

The layout of the application site is such that the café bar will be positioned at ground floor level within a much larger enclosed complex (i.e. contained and enclosed within the main structure of the John Street stand). The layout plan clearly shows that there will be no windows in the café/bar, the only openings fare the café/bar are entrance doors or emergency fire exit doors and they both open into inner lobby areas. It is considered therefore that the potential for noise disturbance from the proposal site is likely to be minimal (particularly if noise limiting devices are installed on the entrance and emergency fire exit doors – by planning condition). The likelihood of noise disturbance is further reinforced by the fact that the nearest residential properties are approximately 80 metres away on Countess Road.

The existing times of operation for the two existing function suites elsewhere in the John Street stand is midnight. The applicant has agreed to reduce the proposed hours of this proposal for the café/bar to midnight thereby ensuring that all the bars, function rooms and catering areas in the John Street stand have the same operating times (midnight).

Officers from the Environmental Service have indicated that the proposal will have no significant environmental impact.

The applicant has confirmed that car-parking provision for patrons of the café/bar would be made available either in the main car park area on Cherry Street or in the alternative car park area on Shoreham Street. These parking areas would be made available at all times with the exception being on match days (when normal match day restrictions would apply).

Highway officers have indicated, that based on the supporting information submitted by the applicant, the proposal is unlikely to raise any highway safety issues. However, highway officers have requested that a suitable planning condition be imposed requiring all servicing to be carried out from within the overall stadium complex.

The applicant has confirmed that the refuse/waste bins (in connection with the proposed use) would be stored in the existing concourse area (i.e. beneath the main John Street stand). The applicant has confirmed that all servicing arrangements would be carried out as existing (similar to the two existing function suites located in the John Street stand).

SUMMARY AND RECOMMENDATION

The proposal is for a café/bar within the Bramall Lane Mixed Use Policy Area. The proposal will operate partially as a facility to the main Football Stadium similar to

40 some of the other existing facilities contained within the stadium (i.e. the various function rooms, offices and, the club shop). It will not be detrimental to the viability of the city centre or any other centre due to its small scale and fulfils the criteria in PPS 6 for out of Centre Leisure Development.

It is considered that the impact on the living conditions of nearby residents will be minimal (given the size of the development – which would be fairly self-limiting and the restrictive conditions that would need to be imposed). On this basis, it is considered that the proposal represents an acceptable form of development and therefore, it is recommended that the application be conditionally approved.

Case Number 05/02819/FUL

Application Type A Full Planning Application

Proposal Erection of residential care home

Location Site Of Cotleigh, 31 Four Wells Drive, Sheffield

Date Received 11/07/2005

Team CITY CENTRE AND EAST

Applicant/Agent Head Projects Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 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 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.

4 The existing trees within the site of the development, other than the trees 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-

42 mentioned trees 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 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.

6 Before any development commences a scheme of arboricultural works to the existing trees to be retained shall be submitted to and approved by the Local Planning Authority. The works to the trees shall be carried out in accordance with the approved scheme.

In the interests of the amenities of the locality.

7 The landscaping scheme referred to in Condition No. 3 shall include at least 18 extra heavy standard (14-16cm girth) trees of appropriate species.

In order to compensate for the loss of the semi mature trees that will be affected by the development and in the interests of the amenities of the locality.

8 The exposed faces of the proposed gabions shall be faced in coursed natural stone.

In the interests of the amenities of the locality and future occupiers of the care home.

9 Before any development commences details of the following matters shall be submitted to and approved by the Local Planning Authority.

1) Cross sections showing the proposed retaining structure 2)The design and height of any boundary fencing.

In the interests of the amenities of the locality.

10 The building shall not be used unless the car parking accommodation for 15 cars as shown on the approved plans has been provided in accordance with

43 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.

11 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.

12 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.

13 The development shall be carried out in accordance with the access statement as amended.

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

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

To ensure satisfactory drainage arrangements.

15 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 by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

16 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.

44 17 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.

Attention is drawn to the following justifications:

H8 - Housing for People in Need of Care H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

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. 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.

Site Location

LOCATION AND PROPOSAL

The site is located in a predominantly residential area with 3-storey elderly persons accommodation to the east and 2-storey semi’s to the south and west. To the north there is a social club and the Birley Spa Lane local shopping parade.

The application site is occupied by the existing Cotleigh Care Home which is a single/two storey building dating from the 1960s. The building is brick faced and sits within landscaped grounds, which mainly comprise of mown grass and groups of trees close to the road frontages of Main Road, Cotleigh Cresent and Cotleigh Road. The site falls by 8m from Cotleigh Road to Main Street.

46 The northern part of the existing Care Home site is to be developed for Extra Care Accommodation and outline permission for this was granted by the Board in October this year. The remainder of the site is to be redeveloped for a new Care Home that meets the changed regulations that govern the design of residential homes.

The new building occupies a larger footprint than the existing Care Home and extends further to the south than the existing building. It has been designed to create a quadrangle around a landscaped courtyard. The proposed building is two- storeys high, faced in brickwork to first floor cill level with an eternite style-building panel above. The roof is hipped and is to be faced with concrete tiles.

The home will accommodate 62 bedrooms that are arranged in 4 clusters, each with communal lounges and dining rooms. Other facilities include a lounge/day care room, café, laundry and hairdressing room. A 15-space car park is to be provided which will be an extension of the existing car park accessed of Four Wells Drive.

RELEVANT PLANNING HISTORY

Planning permission was granted in April 2002 on the same site for a Residential Care Home, 60 bedrooms (02/00134/FUL). The layout and scale of the current scheme is similar to that previously approved although the floor area has increased by approximately 7% and the design has changed.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The site lies in a housing policy area in the Unitary Development Plan. Housing is the preferred use although residential institutions are acceptable provided they do not threaten the residential character of the area and are of a scale consistent with the residential character of the area, (Policies H10, H14). In this case as a residential institution of a similar scale occupies the site it could not be reasonably argued that the proposal would threaten the residential character of the area. The existing home was constructed as a 48-bed unit but more recently operated as a 40 bed unit as bedrooms have been converted into lounges etc. The development is 2 storeys high in an area of 2/3 storey buildings. It is accommodated on a reasonably large site with a substantial amount of perimeter landscaping; it is therefore considered that its scale is consistent with the residential character of the area.

Policy H8 states that new Care Homes will be permitted provided that they are in easy reach of a shopping centre and public transport, are suitable for people with disabilities and provide a reasonably attractive area of accessible private open space. In this case the site is less than 200m from Birley Spa local shopping

47 parade and good public transport services on Birley Spa Lane. The application site will have a substantial amount of perimeter landscaping, a reasonably large hard and soft landscaped private courtyard garden and another external garden area situated towards the southwest corner of the site. The disabled access issues are considered in more detail below. It is therefore considered that the proposal meets the terms of Policy H8.

Design Issues.

The existing Care Home is faced in brickwork and has been designed with a flat roof. The plant area is clad in colour-coated steel and is a prominent and unattractive feature of the development. Overall the existing building appears dated and in need of refurbishment.

The existing open aspect across a site which includes a number of semi-mature trees with lawn areas, contributes positively to the character of the area. The new Care Home sits in the centre of the site, which allows more of the existing semi- mature trees to be retained, and accommodates perimeter landscaping that will soften the appearance of the buildings.

The building design is fairly traditional; it has been designed with predominately brick elevations and a pitched roof. The accommodation comprises of long linked blocks, which have consistent floor and roof levels, a consequence of providing level access to all parts of the building. The design incorporates projecting bays with hipped roofs that help to break down the mass of the buildings and break up the roofline. These elements also create a stronger vertical emphasise than the current design and provide visual relief to the elevations. Overall the design is not of any special quality however it is more sympathetic to the prevailing architectural character of the area and will be more visually pleasing than the existing buildings.

Access Issues.

The vehicular and pedestrian access is from Four Wells Drive as existing. The existing access is being improved and the parking provision increased. The provision for parking is within the range put forward in the Council’s parking guidelines.

The existing Care Home has split floor levels. This will be addressed in the new design, which has a consistent floor level on each floor. Disabled parking is to be provided and the new building will be fully accessible to people with disabilities.

Landscape.

There are a number of semi-mature trees mainly located around the periphery of the site. These are 30-40 years old, in a good condition and mainly Norway Maple with a few Ash trees. They contribute significantly to the amenity of the area

There are 23 trees within the development area and it is expected that 7 of these will be lost in order to accommodate the building and the associated level changes.

48 Whilst the loss of trees is regrettable it is a consequence of redeveloping an improved Care Home that meets current guidelines, increasing the number of bedrooms slightly and developing a design that avoids split floor levels. The majority of the trees will be retained including a larger group at the corner of Cotleigh Crescent and Cotleigh Road. The layout plan shows that 36 new trees will be planted along with new shrub planting. In order to compensate for the loss of the semi-mature trees it is proposed to require 18 of these trees to be extra heavy standards, which will have a more immediate visual impact.

In order to accommodate a building with a single floor level it is necessary to cut the building into the southern part of the site by up to 3m. In some cases landscaped embankments can accommodate these level changes, whilst in other areas gabions will be required. Although these gabion structures will face into the site rather than onto public areas it is necessary that they do not appear visually intrusive. It is therefore proposed to attach a condition that will ensure the gabions are faced in coursed stone so that they will have a pleasing appearance.

The applicant proposes to fence the site for security and safety reasons. This will reduce the openness of the site and its positive contribution to the character of the area. The precise design of the boundary fence is controlled by condition. However the applicants have agreed to a lower fence that pedestrians will be able to see over it into the grounds and a design that will not be totally opaque. For the majority of the frontage it will be 1.35m high. Where the fence adjoins the footpath that links Cotleigh Road to Four Wells Drive it will be set back from the edge of the footpath by at least 1m. This will ensure that the footpath does not become too enclosed and create security concerns. A higher more solid fence may be needed adjacent to the garden area at the southwest corner of the site for privacy reasons.

The existing openness and landscaped character of the site will be eroded to some extent as the building will occupy a larger footprint and due to the boundary fencing proposals and loss of trees. However this needs to be balanced against the benefits of providing improved elderly persons accommodation, an improved building design and the new tree planting proposed in compensation.

Effect on residential amenities.

As the proposed building is set back from the site boundaries the space between the new building and existing housing exceeds the normal minimum guidelines. Therefore the proposal will not excessively affect the privacy or outlook of adjoining residents.

The car park is set back approximately 2.5m from the boundary of a footpath that links Cotleigh Road with Four Wells Drive and which also provides pedestrian access to existing residential properties accessed off Four Wells Drive. However the car park is relatively small and unlikely to be very busy. It will also be slightly below the footpath level and a planting strip will be provided between the parking and the footpath in order to soften its impact.

49 Open Space.

The Supplementary Planning Guidance “Open Space in New Housing Developments” states that it does not normally apply to rest homes or nursing homes. Therefore there is no requirement for an open space contribution to meet the open space needs of residents as these are likely to be met on site.

SUMMARY AND RECOMMENDATION

The proposal is consistent with the development plan and will result in improved accommodation for the elderly in a sustainable location. The building design is improved and it should not impact significantly on the amenities of neighbours. The reduction in openness of the site and loss of trees is regrettable however this does not justify resisting the scheme given the benefits of the proposal and compensatory planting proposed. It is therefore recommended that planning consent be granted.

Case Number 05/03166/OUT

Application Type Outline Planning Application

Proposal Erection of a dwellinghouse

Location Within The Crtilage Of , 2a Cadman Street, Mosborough, Sheffield, S20 5BU

Date Received 11/08/2005

Team CITY CENTRE AND EAST

Applicant/Agent Debbie Holmes

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the development would constitute an overdevelopment of a site of restricted dimensions in close proximity to other dwellings which would result in overlooking of adjoining properties, and would have an overbearing impact and result in loss of sunlight to the houses and yard areas to the north-east of the site. This would be contrary to Policy H14 of the Unitary Development Plan.

51 Site Location

LOCATION AND PROPOSAL

The site of the application is land at the side of an existing bungalow near the junction of Cadman Street and High Street.

The size of the plot is 19m deep and 9m wide. The application is submitted as an outline with all matters reserved, although an indicative plan shows a building 7.5m deep and 5.5m wide, which is an average footprint for a small detached house.

The site is level but the northern and eastern sides of the site are lower. The site to the north contains a bungalow, 89b High Street, on a backland site accessed off the High Street between 89 and 89a. This bungalow looks out over a garden area towards the south and the existing bungalow at 2a Cadman Street. There is approximately 18m between them and about 1.5m level difference.

52 A similar situation exists to the rear of the houses which face the High Street. There is 18m to the side of 2a Cadman Street and 8m to the boundary at a higher level. These houses have rear shared yards with a vehicle access off Cadman Street.

The character of this part of Cadman Street is predominately one of small dwellings in terraces. 2a and 2c, and 89b however, are bungalows in much larger plots. Some small detached house have been built opposite the site and on another backland site, Cadman Court. The plot size and footprint of these houses are similar to what is proposed.

RELEVANT PLANNING HISTORY

No previous applications have been submitted.

SUMMARY OF REPRESENTATIONS

Four representations have been received from the occupants of the dwellings at 1c and 2c Cadman Street, 89b High Street and the owner of 85 High Street who lives elsewhere.

- The residents of Cadman Street and owner of 85 High Street state there are problems of car parking on Cadman Street and a new dwelling will make it worse by reducing the space on the highway because of a new entrance. Vision at the junction of the High Street is poor and traffic speeds along Cadman Street. Cars are parked there while people shop or work on the High Street.

- Parking spaces on Cadman Street are required by the residents of existing terraced houses, 79-85 High Street.

- The house will overshadow the adjoining houses on the High Street and the curtilage of 89b and affect the light. It will also impact on their privacy due to overlooking. The occupants of the new house could look directly into the living room and bedroom at 89b.

- Construction of the house would also cause problems in the area.

- One resident is concerned about what may happen to the existing bungalow.

- The occupier of 89b has no objection to bungalow on the site.

PLANNING ASSESSMENT

Policy Issues

The site is in an area shown as Housing on the Unitary Development Plan Map and as such the proposal is acceptable in principle.

53 The issues, however, are ones of design, traffic safety and residential amenity and these are covered where appropriate by Policies BE5 (Building Design and Siting), and H14 (Conditions on Development in Housing Areas).

Design and Layout Issues

All matters are reserved but the indicative plan does show it is possible to put a house on the site and it shows the distances between the adjoining ones.

The proposed house is 18m from the house, 1a, across Cadman Street and 19m from the bungalow 89b although it does not directly face the bungalow. It does face the front area of the bungalow at no.89b and the garden and yard of 89 and 89a. These are 15m away and lower with outbuildings on the boundary.

To the sides, a small space is left between the proposal and the existing bungalow. On the basis of the indicative plan a 12m distance can be maintained between the houses on High Street although the house would be higher by about 1.5m with a driveway between.

A house next to bungalows can look out of context even if the majority of the dwellings in the street are houses. In this particular location there is a combination of the bungalow and houses at a lower level where a new house will tower over both. There is a lack of separation from the bungalow on one side, which would reduce the visual impact. On the other side the house will be higher than the houses facing the High Street and the 12m distance is not enough to put its impact on residents outlook within acceptable limits.

On balance the distances and levels with the combination of a small site, make the development on the site marginal in terms of standards usually applied such as 21m between habitable rooms and 12m to gable walls from habitable rooms. A 10m garden is usually required. The distances are not dissimilar from the circumstances under which many other contemporary housing developments have been built in the area. However, the combination of all the problems with dimensions create overlooking and impact problems for all adjoining residents.

Residential Amenity Issues

A contemporary two-storey house will impact on the yard areas of the houses on High Street due to the orientation of the plot. In particular it will result in a loss of sunlight and appear overdominant.

In terms of outlook the view of the house from houses on the High Street will be of one at a higher level with a substantial gable wall, therefore appearing overbearing.

Similarly the bungalow at 89b is lower but would not directly face the house. The upper floor bedroom windows would overlook garden areas. The side of the bungalow with the living room and bedroom is only at a slight angle. The extra height and distance will have some impact on privacy.

54 Highway Issues

The problems caused by street parking are acknowledged but in terms of parking guidelines, the dwelling could meet the require number of off street spaces.

Only the contemporary dwellings in this area have off-street parking and the lack of it in the older houses is one of the main causes of the problem.

RESPONSE TO REPRESENTATIONS

These have been dealt with in the main text.

SUMMARY AND RECOMMENDATION

The dimensions of the plot at 19m deep and 9m wide is similar in size to the 3 contemporary dwellings opposite, 1a-1c Cadman Street, which date from the 1980s. The footprint of the proposed dwelling covers a similar area to these three. However, the distances to the existing dwellings are greater and much more acceptable than on this site. The differences in levels and reduced distances cause problems of impact in the outlook of the nearest residents and will lead to a loss of sunlight and overbearing impact.

The application is therefore recommended for refusal.

Case Number 05/03226/FUL

Application Type A Full Planning Application

Proposal Late opening until 0130 hours of public house/restaurant (Variation of condition 12 imposed by planning permission 91/00922/FUL - Application under Section 73) as amended 10th October and 1st November 2005

Location The Old Fire Station, Bar Coast, Division Street, Sheffield, S1 4GF

Date Received 15/08/2005

Team CITY CENTRE AND EAST

Applicant/Agent The JTS Partnership

Recommendation Grant Conditionally

Subject to:

1 The licensed premises shall be used for the above-mentioned purposes only between the hours of 0900 and 0100 hours Sundays to Thursdays and 0900 to 0130 hours Fridays and Saturdays.

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

2 The use shall cease on or before the 30th November 2006.

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

3 No dancing shall be carried on later than 30 minutes before the last closing times hereby permitted.

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

4 The public house/restaurant shall not be used unless an improved acoustic lobby has been installed and thereafter retained. Such scheme of works shall:

(a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

56 (b) Be capable of restricting noise breakout from the building to the street to levels not exceeding:

(i) the background noise levels by more than 3 dBA when measured as a 15 minute LAeq,

(ii) any octave band centre frequency by more than 3 dB when measured as a 15 minute linear Leq.

Before such scheme of works is installed full details thereof shall first have been submitted to and approved by the Local Planning Authority.

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

5 The public house/restaurant shall not be used unless a door management policy capable of minimising noise breakout to the street is implemented, but before such door management policy is implemented full details thereof shall first have been submitted to and approved by the Local Planning Authority.

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

Attention is drawn to the following justifications:

H2 - Locations for Housing Development H10 - Development in Housing Areas H12 - Housing Development in the City Centre H14 - Conditions on Development in Housing Areas

57 Site Location

LOCATION AND PROPOSAL

This building is located on the north side of Division Street and consists of a ground floor bar and restaurant with student flats above, and an extension to the rear containing student flats. At present opening hours are limited by condition to 0900 to 2400 hours on any day.

The proposal is to open later as follows: Sundays to Thursdays: 0900 to 0100 hours Fridays and Saturdays: 0900 to 0130 hours

REPRESENTATIONS

One letter received – No objection

58 ASSESSMENT

Policy

The site lies within a Housing area in the Unitary Development Plan. Policy H10 lists housing as a preferred use and Food and Drink outlets as acceptable. Policy H14 requires that new development or change of use will be permitted provided that it would not lead to air pollution, noise, smell, excessive traffic levels or other nuisance or risk to health and safety for people living nearby.

The site also lies within the City Centre Housing Priority Zone. Policy H2 identifies the City Centre as a main location for housing development. Policy H12 promotes housing in the city centre where it would help strengthen existing established communities, and where it would create new sustainable communities in areas not suffering from unacceptable living conditions including air pollution, noise, other nuisance or risk to health and safety. In the City Centre Housing Priority Zone housing will be expected to form at least 50% of any new development.

The site is outside the area for Night Time Leisure Uses identified on Plan 1 of the adopted City Centre Living Strategy. It is within the Devonshire Quarter in the Strategy and Guideline 10 sets a late opening limit in this Area of 0030 hours for public houses and bars and 0100 hours for restaurants.

The site is outside the area for 0030 hours closing shown on Plan 1 in the Draft Interim Planning Guidance on Night Time Uses, adopted 26 January 2005. Guideline 2 of the Guidance allows Leisure and Food and Drink Uses outside this area if:

- Conditions for nearby residents and people working in the area will not be harmed by noise breakout, traffic, parking on nearby streets, odours, street noise or general disturbance, and

- They are unlikely to lead to anti-social behaviour that would disturb residents or people using the area, and

- Neither the parking of cars nor the provision of signs, tables and chairs outside the premises would impair the safety or ease of movement of pedestrians or road users.

The Guideline 2 confirms that in considering these criteria the Council will take into account the cumulative harmful effect of existing leisure and entertainment uses. The Council may attach conditions to permissions to ensure that these criteria are met.

Character of the Proposed Use

The venue is presently run as a bar and restaurant with music and dancing. Later in the evening some of the chairs and tables are removed to make a dance floor. The licensed capacity is 450, similar to may others nearby.

59 Initially the proposed closing time for Fridays and Saturdays was 0200 hours, but after discussion this has been changed to 0130 hours. The proposed late opening would not alter the character of the use significantly.

Residential Character

As well as flats within and to the rear of this complex, there are long established flats at Flockton Court just across Rockingham Street. Other flats have recently been completed further up Rockingham Street, and there are upper floor flats at Cambridge Court at the corner of Carver Street and Division Street.

The residential and mixed use character of this area envisaged by the Unitary Development Plan has largely been realised. A reasonable level of residential amenity should be maintained for the economic health of this area.

Noise Breakout

The building was provided with good acoustic attenuation when the bar was first fitted out.

The building has an acoustic lobby but the gaps around the doors are excessive and acoustic door seals are lacking. This must be rectified on the basis of proper acoustic advice before later opening is commenced.

Street Noise

Division Street is alive with street noise, being a main attraction in this part of the city centre. This lasts until around midnight after which background noise levels drop, allowing individual noise sources to carry further and be more disruptive than they would be earlier on.

This proposal does have the potential to increase disturbance at a late hour when most nearby residents will wish to sleep. This can best be assessed after a trial period. Dancing should cease half an hour before closing to help customers leave the building in a calmer frame of mind.

RESPONSE TO REPRESENTATIONS

None required.

CONCLUSION

This is a location where some late opening can be considered without a serious adverse impact upon residential amenity, although the extent of any additional street noise created is difficult to assess in advance.

The revised hours applied for are considered acceptable subject to conditions requiring a one year trial period, early finish for dancing, sound attenuation of the acoustic lobby, and submission of a door management policy.

60 RECOMMENDATION

Grant subject to the recommended conditions.

Case Number 05/03357/CHU

Application Type Planning Application for Change of Use

Proposal Use of buildings as offices

Location 18A & 18B Victoria Road, Sheffield, S10 2DL

Date Received 23/08/2005

Team SOUTH

Applicant/Agent Race Cottam Associates 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 development is commenced, details, specifications and the finish to the enlarged external doorway shall have been submitted to and approved in writing by the Local Planning Authority. The new doorway shall be treated in accordance with the approved details before the offices are brought into use and thereafter retained.

In order to ensure an appropriate quality of development.

3 Before the development is commenced, full details and specifications of the proposed ramped access, handrails and treatment through the boundary wall shown on the plans shall have been submitted to and approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

4 No external alterations, other than those indicated on the approved plans, shall be carried out without the prior written consent of the Local Planning Authority.

In the interests of the visual amenities of the locality.

5 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 offices shall

62 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.

6 The offices shall not be used unless the 2 disabled car parking spaces have been provided as shown on the plans. Thereafter the car parking spaces shall be retained for use in connection with the offices.

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

7 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation to serve the offices shall have been submitted to and approved in writing by the Local Planning Authority and the offices shall not be used unless such cycle parking accommodation has been provided in accordance with the approved plans and thereafter such cycle parking accommodation shall be retained for the sole purpose intended

To ensure that adequate cycle parking provision is available

Attention is drawn to the following justifications:

H11 - Development in Housing Areas in Nether Edge and Broomhall H14 - Conditions on Development in Housing Areas BE8 - Access to Workplaces BE16 - Development in Conservation Areas

Attention is drawn to the following directives:

1. The developer is requested to incorporate the site into the Sheffield Hallam University Travel Plan.

63 Site Location

LOCATION AND PROPOSAL

Nos 18A and 18B are a pair of vacant stone built Victorian dwellinghouses within the Broomhall Conservation Area. The dwellings had previously been used as student accommodation prior to temporary use as the site offices during the redevelopment of the former YMCA site by Sheffield Hallam University (SHU). There is currently bedroom accommodation with kitchen and bathroom facilities on 3 levels.

The former YMCA site is now occupied by the SHU Faculty of Health & Wellbeing and is directly behind the application site. The driveway to the Faculty immediately adjoins No18B, separated by a 1 metre high stone wall. As part of the SHU redevelopment, the rear garden areas to Nos. 18A/18B have been reduced in length and the boundary realigned. This is to enable car parking spaces to be

64 provided for the Faculty. The rear garden areas are now only 5m in length and are hard surfaced with no segregation.

The properties are set back between 15m and 17m from Victoria Road behind neglected front garden areas. There is no vehicular access to either property. Residential property adjoins the site at No.16 Victoria Road. No.22, to the opposite side of the SHU Faculty driveway, is intensive housing providing 18 student bedspaces within the main building and within a detached outbuilding to the rear of the property. Substantial dwellings lie on the opposite side of Victoria Road.

The application is for internal alterations to form offices for use in connection with SHU. The alterations involve the formation of an internal link between the two buildings at ground, first and second floor levels, removal of several internal walls and the replacement of one stairway with a platform lift.

External alterations are restricted to the formation of a ramped link through the rear boundary wall to the Faculty car park, provision of a small ramp to the entrance to 18B, the widening of a rear external doorway to facilitate access for people with disabilities and resurfacing the footpath to the side of 18B. Two permit holder car parking spaces within the Faculty car park will be enlarged to provide disabled parking for use in connection with the offices.

With the exception of a handrail, no alterations are proposed to the front of the buildings.

The alterations will provide approximately 265m2 of office space and are intended to accommodate 34 full and part-time staff who will be transferred from elsewhere within the University.

RELEVANT PLANNING HISTORY

There is no planning history directly relating to this site.

The realignment of the rear boundary to the properties was permitted as part of the redevelopment of the former YMCA site (ref.02/01150/FUL).

SUMMARY OF REPRESENTATIONS

The application has been advertised as a Departure from the Unitary Development Plan and as affecting the character of the Broomhall Conservation Area.

2 letters of representation have been received from local residents. One letter objects to the proposals. The objections are summarised as follows:

- loss of residential to offices contrary to Unitary Development Plan - significantly increases local office space – detrimental to Broomhall Conservation Area - adds to density of work related use in primarily residential area (redevelopment of YMCA has already emphasised such uses) - massive increase on previous occupancy of building

65 - no additional car parking proposed – will exacerbate over use of on-street parking in area and will add to vehicles circulating in search of parking spaces

The other representation welcomes the properties being brought back into use although residential use would be preferred. Providing that concerns about insufficient car parking are addressed and that any external alterations are in keeping with the Conservation Area the proposals are expected to be an improvement on the existing situation.

PLANNING ASSESSMENT

Policy Issues

The site lies within the Broomhall Housing Area and the Broomhall Conservation Area. Unitary Development Plan Policies H11, H14, BE8 and BE16 are most relevant in assessing the merits of the application.

Housing uses (Class C3) are preferred in accordance with Unitary Development Plan Policy H11. Business uses (Class B1) are unacceptable. The proposals therefore represent a departure from Policy H11 and have been advertised accordingly.

Policy H11 was designed to halt the major loss of large houses to office uses within the area since the late 1970s. During the same period, both Universities have significantly expanded and there has been severe pressure for intensive housing uses within the Broomhall Area as the student population has increased. There is no longer the same degrees of pressure for the office uses in the area as there was at the time of the preparation of the Unitary Development Plan and this Policy is unlikely to be reaffirmed in the emerging Sheffield Development Framework.

SHU is now committed to the restoration of its older buildings, several of which are Listed Buildings, as part of its property management strategy. SHU has recently disposed of several former intensive student accommodation properties in the area with covenants to prevent intensive housing uses. This policy is welcomed and expected to continue. Nos. 18A and 18B are no longer required for intensive housing use but are required as support offices for the University.

There is a clear benefit to the University in having its office accommodation located as close to the main buildings as possible. The realignment of the rear boundary to the properties has significantly reduced the garden space available to serve the two dwellings and the rear of the site is now relatively open and overlooked from the Faculty car park (at a higher level) and access drive. It is therefore likely that the properties would not be particularly attractive as family accommodation and will continue as intensive housing if the office use is not permitted.

There is evidence of significant local concerns about the level of intensive housing uses in Victoria Road and the wider area. The office use, although ‘unacceptable’ in strict policy terms, provides an opportunity to terminate two such uses and will not adversely affect the appearance of the properties within the street scene. The

66 front garden areas are to be retained and are likely to be properly maintained as is so often not the case with short term tenancy properties. A landscape management scheme can be conditioned.

Policy H14 seeks, amongst other things, to maintain the residential character of Housing Areas. The vast majority of Victoria Road remains in residential uses and the proposed office use of 18A and 18B will therefore not result in a concentration of non-residential uses that would prejudice the dominance of the preferred use. On balance, the principle of offices at this site is considered to comply with Policy H14(i) and, in this instance, is an acceptable departure from Policy H11.

Highway Issues

The site does not benefit from any off-street car parking. There is no scope for provision within the rear garden area and provision to the front of the buildings would detract from the appearance of the Conservation Area.

The dedication of two existing car parking spaces within the SHU site to the rear of the application site will ensure that adequate accessible parking is available for people with disabilities. SHU has a Travel Plan and operates a permit parking system. A condition to incorporate the proposed offices within the Travel Plan can be imposed. SHU’s own parking restrictions and the residents parking scheme within the general area will ensure that the offices do not generate additional on- street parking. The site is within easy walking distance of regular bus services in Ecclesall Road.

Cycle parking can be provided to the rear of the site (or within the Faculty site) and can be conditioned.

Design and Access Issues

The external works can be accommodated without detracting from the appearance of the building. Full details of the proposed ramp, surface treatments and treatment of the new opening through the boundary wall can be conditioned.

The internal and external alterations incorporate suitable facilities for people with disabilities, including lift access to the first floor and ramped access to the car parking spaces. There are several steps to the front entrance doors which would require an awkward ramp configuration. Such a structure would unacceptably detract from the appearance of the building. Access from Victoria Road to the rear of the building is suitable for wheelchair users and ambulant disabled persons.

In view of the above, the proposals are considered to comply with Unitary Development Plan Policies BE8 and BE16.

RESPONSE TO REPRESENTATIONS

The representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The proposal for offices is a Departure from the Unitary Development Plan. However, the proposals will not unduly detract from the residential character of Victoria Road and will prevent reversion of the dwellings to intensive housing uses which are also undesirable in large concentrations.

The proposals will not detract from the appearance of the building and provide suitable access for people with disabilities.

On balance, it is recommended that planning permission is granted subject to conditions.

Case Number 05/03698/CHU

Application Type Planning Application for Change of Use

Proposal Use of ground floor of shop as hot food takeaway (Class A5)

Location 342 Abbeydale Road, Sheffield, S7 1FN

Date Received 22/09/2005

Team SOUTH

Applicant/Agent Capital Investments

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 development hereby permitted is commenced details of a system of apparatus for the arrestment and discharge of fumes or gases shall be submitted to the Local Planning Authority. Upon arrival in writing of such equipment, the apparatus shall be installed, retained and maintained to the manufacturers instructions thereafter.

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

3 No movement, sorting, or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 23:00 hours and 07:00 hours.

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

4 The premises shall be used for the above mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

5 No deliveries to the building shall be carried out between the hours of 23:00 to 07:00 Monday to Saturday and 23:00 to 09:00 hours Sundays and Public Holidays.

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

6 Any fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open.

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

7 The use hereby permitted shall not commence unless sound insulation measures between the premises and the flat above have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measure shall be retained.

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

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

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

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

70 Site Location

LOCATION AND PROPOSAL

The property is located along a busy section of Abbeydale Road in close proximity to the old Abbeydale Cinema. The site is located within a Local Shopping Centre as designated within the adopted Sheffield Unitary Development Plan, and relates to the end unit in a parade of 5 commercial outlets located at the junction with Avenue Road. There is virtually no curtilage to the building. The property appears to be vacant at present, and has undergone some internal and external works recently, cleaning up the appearance externally.

Within this small parade of 5 shops is the application site, which is currently vacant, the two shops to the north appear also to be vacant, and the last two shops within the parade are Class A1. The property is located along a busy stretch of Abbeydale Road, which carries a high volume of traffic during the day and early evening although the traffic quietens considerably later in the evening.

The proposed alterations would result in the creation of a Class A5 hot food takeaway to the ground floor, with the first and second floor remaining as a flat.

RELEVANT PLANNING HISTORY

Planning permission was granted in 2003 for the alterations to shop unit and self- contained living accommodation above to form a single dwelling house. Application No. 03/01153/FUL Planning permission was granted in 1977 for a store with living accommodation. Application No. 77/02529/FUL. Planning permission was refused in 1976 for the use of the premises for car cleaning and car storage. Application No. 76/01549/FUL.

SUMMARY OF REPRESENTATIONS

Five letters of representations have been received in response to the consultations carried out on the proposal. Issues raised are:

The proposal would lead to unacceptable levels of litter noise, nuisance, and disturbance. The proposal is not acceptable in such close proximity to residential properties. The proposal does not indicate any disabled access provision. The proposal will create additional traffic issues adding to the existing problem in the vicinity.

PLANNING ASSESSMENT

(i) Policy Issues

The site is located within a designated Local Shopping Centre as identified within the Sheffield Unitary Development Plan (UDP). In accordance with the provisions of Policy S7 (Development in District and Local Shopping Centres) the proposed use is considered to be acceptable in principle. However notwithstanding this the provisions of Policy S10 (Conditions on Development in Shopping Areas) of the UDP must be met. Of particular relevance in the assessment of this particular application are subsections (a) not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area, (b), which refers directly to residential amenity and (f), which refers to transport/highway safety matters) thereof.

(ii) Dominance of Preferred Use

The preferred use in this Local Shopping Area is retail (Use Class A1). Whilst food and drink outlets are an acceptable use in principle, specific circumstances may dictate that such uses are unacceptable i.e. if there is a concentration of non-retail uses (Use Class A1), which, may be deemed to harm the vitality of the shopping centre.

72 The Councils occupancy figures show, that as of January 2002, the Abbeydale Road Local Shopping Centre has 61% of its frontage in Class A1 retail use, 16% in non-retail usage and 21% vacant.

Although the figures were compiled in 2002, it is clear that a change from a vacant shop to a non-retail usage would not alter the percentage of Class A1 retail use. Furthermore, a property with a use would be preferred rather than a vacant use to help keep the viability of the local shopping area.

Therefore the proposed change of use would not prejudice the dominance of retail uses in this part of the local shopping area and complies with Policy S10 (a).

(iii) Impact on the Change of Use on Residents

The nearest residential properties from the application site are the flats above the application premises and the adjacent ground floor businesses (which appear to be currently vacant) and the property to the rear 14 Avenue Road. Any likely impact upon residential amenities will therefore be measured primarily against these properties.

Abbeydale Road is one Sheffield’s busiest main roads and therefore, generates a considerable about of ambient noise immediately adjacent to the site and the first floor flats. Therefore customers arriving by car, will not increase ambient noise to a level which would be considered to be detrimental to the occupiers of the surrounding residential properties.

Details of the flue extractor system are to be controlled under a condition, and subject to the Local Planning Authorities satisfaction.

The applicant has not indicated the likely hours of operation for the proposal and it is therefore considered appropriate to impose a condition restricting such hours.

(iv) Highway Issues

As highlighted previously in this report, Abbeydale Road is one of Sheffield’s major arterial roads. It is identified in the UDP as being a Strategic Route. No off street parking is available but there is on street parking in front of the site. This is restricted between the hours of 7:30-9:30 and 16:00-18:30. Abbeydale Road is well serviced by alternative modes of public transport facilities. Considering these factors, and the short stay nature of visitors to the site, likely to be outside of the restrictive times, it is considered that the change of use would be acceptable in highways terms.

SUMMARY AND RECOMMENDATION

This application is for a change of use from a vacant unit to a Class A5 hot food takeaway. The principle of the use is considered to be acceptable when measured against policies S7 and S10 of the adopted Sheffield Unitary Development Plan. The proposal is unlikely to cause detrimental harm to the living conditions of

73 existing nearby residents or to adversely affect the free and safe flow of traffic on the highway.

For the reasons outline above, planning permission is recommended for approval for this application.

Case Number 05/03946/FUL

Application Type A Full Planning Application

Proposal Retention of an access ramp to front entrance of building and handrails to existing steps

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

Date Received 11/10/2005

Team CITY CENTRE AND EAST

Applicant/Agent Penoyre And Prasad

Recommendation Grant

Subject to:

Attention is drawn to the following justifications:

BE16 - Development in Conservation Areas BE10 - Design of Streets, Pedestrian Routes, Cycleways & Public Spaces

75 Site Location

For report see 05/03947/LBC

Case Number 05/03947/LBC

Application Type Listed Building Consent Application

Proposal Retention of an access ramp to front entrance of building and handrails to existing steps

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

Date Received 11/10/2005

Team CITY CENTRE AND EAST

Applicant/Agent Penoyre And Prasad

Recommendation Grant Subject to Secretary of State

Subject to:

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.

BE10 - Design of Streets, Pedestrian Routes, Cycleways & Public Spaces BE16 - Development in Conservation Areas

This informative is intended as a summary of the reasons for grant of listed building consent. 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

77 Site Location

LOCATION AND PROPOSAL

The land relating to this application is the front steps of the Grade 2* Listed City Hall, which lead up from Barkers Pool and Balm Green as land falls to the west.

On the western side of the entrance a ramp has been constructed to allow an accessible entrance to the Hall. This ramp is stone faced, set on existing step numbers 13-17, and returns to provide a route through the first two columns to the west of the main entrance. The ramp has a rise of 2.5 metres. Balustrades are of glass with bronze and steel handrails. At the back of the ramp the previously projecting plinth has been reduced in depth retaining only its southern face.

Three sets of bronze and steel handrails have been provided on the two tiers of steps and located centrally between the second and third, fourth and fifth and sixth

78 and seventh columns. A further handrail is set 3.1 metres in front of the new eastern lantern adjacent to Balm Green.

The application is retrospective and planning permission and listed building consent are sought for the ramp and handrails.

RELEVANT SITE HISTORY

Access details were previously approved through conditions relating to approvals 9B/0583P and 9B/0584PLB. The approvals contained details to be agreed to prior to development commencing including access.

SUMMARY OF REPRESENTATIONS

English Heritage have been consulted on the proposals and their formal response is awaited. However, before the work was undertaken they confirmed that they had no objections.

Conservation Advisory Group have been on a recent guided tour of the completed City Hall and have raised no adverse comment in relation to the completed ramp.

PLANNING ASSESSMENT

Policy and Design Issues

City Hall is a Grade 2* listed building and is situated within the City Centre Conservation Area. Thus Policies BE16 “Development in Conservation Areas” and BE19 “Development Affecting Listed Buildings” are relevant. The former Policy states that:

“In Conservation Areas permission will only be given for proposals which contain sufficient information to enable their impact to be judged acceptable……… which would preserve or enhance the character or appearance of the Conservation Area”.

Policy BE19 requires that “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.”

As originally approved access details included ramps at both sides of the main entrance. This was proposed to be achieved by the relocation of the plinths in these locations forward of the walls either side of the colonnades entrance allowing the ramps to be located behind them. The ramp to the east would be reached by steps from Balm Green whereas the western ramp linked to a further ramp behind the new lantern. This was achieved due to the shallow levels in this area.

However when the plinths were moved investigations under the steps revealed a void, which would have to have been infilled to support the plinths weighing approximately 9 tons. In order to provide the support machinary would have had to

79 use the steps, which also had inadequate support. Such design was thus considered unachievable. Considerable negotiations were undertaken between the Local Planning Authority, English Heritage and the applicants to provide the ramp before the formal opening of the City Hall.

The development as constructed was considered as an acceptable compromise in that the character of the plinths, a prominent feature at the entrance was retained by setting the fascia of the western plinth against the main building whilst leaving the eastern plinth in situ. Ultimately an eastern ramp was considered unnecessary as it could only be reached by steps from Balm Green. The western ramp resulted in a stone faced elevation 2.1 metres above the steps hence this application as details were considered to be materially different from that approved.

Overall impact on the appearance of the entrance is lessened by the light weight balustrade design which also complements the railings erected, the use of matching stone and the omission of the eastern ramp.

The problems of supporting the relocated plinths were only identified of a late stage in the work to upgrade the City Hall. As the first event started on 11 October 2005, in order to meet access standards the applicant went ahead with the ramp in the knowledge that the work was unauthorised but supported in principle by English Heritage.

Other details implemented on the steps include tactile paving and handrails. Due to the poor condition of the steps ‘nosing’ strips were not considered practical at this stage and will be the subject of further details to be submitted.

Access Issues

The ramp was specifically required to meet access standards for people with disabilities.

Highway Issues

There are no highway implications arising from this proposal.

CONCLUSION AND RECOMMENDATION

The amended ramp and other access details were negotiated following the inability to implement the originally approved plans. Although erected prior to approval English Heritage were involved and, in order to meet contractual deadlines work took place, ahead of formal consent being obtained

As completed the ramp and handrails are considered to complement details of the entrance and not to harm the character and appearance of the City Hall a Grade 2* Listed Building in the City Centre Conservation Area. The development is part of the major upgrading of the City Hall and is required to provide much improved disabled access to the building.

80 The applications are therefore recommended for approval subject to the referral of the Listed Building Consent Application to the Secretary of State.