SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH PLANNING AND DATE 11/11/2008 HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

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

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Application No. Location Page No.

08/02703/FUL Land And Buildings Including Corus And Outokumpu Works, 7 Ford Cottage 23 Ford Lane, 452-462 Manchester Road, Town Hall Manchester Road, Town Hall House Manchester Road And 1 Hunshelf Road Hunshelf Road Stocksbridge Sheffield

08/04538/FUL 617 Loxley Road Sheffield 31 S6 6RR

08/04639/FUL Land At Rear Of Carphone Warehouse Penistone Road North 40 Sheffield

08/04802/FUL Yews Farm Worrall Road 44 Worrall Sheffield S35 0AU

08/04746/REM 485 Loxley Road Sheffield 57 S6 6RP

08/04908/FUL Land Adjacent 42 Thrush Street 70 Sheffield

08/04958/FUL Curtilage Of 86 Bellhagg Road Sheffield 78 S6 5BS

08/04961/FUL 485 Loxley Road Sheffield 90 S6 6RP

3 08/05043/FUL Shawdene Sunny Bank Road 97 Sheffield S36 3ST

08/05419/COND Land Between Station Road & Manchester Road 102 Stocksbridge Sheffield

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 11/11/2008

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 08/02703/FUL

Application Type A Full Planning Application

Proposal Mixed use development including retail (Use Class A1), food and drink (Use Class A3), Leisure (Use Class D2), offices (Use Class B1), health centre (Use Class D1) and associated highway works, ground works, car parking accommodation, public open space and landscaping works (as amended 21.07.2008, 24.07.2008 and 22.10.2008)

Location Land And Buildings Including Corus And Outokumpu Works, Ford Cottage 23 Ford Lane, 452-462 Manchester Road, Town Hall Manchester Road, Town Hall House Manchester Road And 1 Hunshelf Road Hunshelf Road Stocksbridge Sheffield

Date Received 22/05/2008

Team NORTH & WEST

Applicant/Agent Planning Prospects 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 Notwithstanding the terms of the Town and Country Planning (General Permitted Development) Order 1995, no part of the development shall be used as a pharmacy or as a post office.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5

3 The cumulative total of gross floorspace of units on the application site whose use is primarily for the unrestricted sale of goods for purposes within

7 Use Class A1 of the Town and Country Planning (Use Classes) Order 1987 shall not exceed 13.901 square metres. The cumulative total of gross floorspace of units on the application site whose use is primarily for offices within Use Class B1 of the Town and Country Planning (Use Classes) Order 1987 shall not exceed 4,710 square metres.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

4 Before development commences details of the phasing of the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the agreed phasing details.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

5 The phasing of the development shall include provision of a food-based superstore with a minimum floorspace of 5,650 square metres as part of the first phase of development.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

6 Before development commences full details of the proposed works to the links to between the development and the existing centre and the phasing of such works shall be submitted to and approved in writing by the Local Planning Authority. Thereafter no part of the development shall be brought into use unless the approved works to the links have been provided in accordance with the approved phasing scheme.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

7 Before development commences details of the management and arrangements to ensure that the customer car parking areas are available for visitors to the existing centre shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the car parking areas shall be provided and managed in accordance with the approved details.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

8 Before any work on site is commenced, a report shall have been submitted to and approved in writing by the Local Planning Authority identifying how

8 the predicted carbon emissions from the development will be reduced by 10% through increased energy efficiency measures. The agreed energy efficiency measures shall have been installed before any part of the development is occupied and shall be retained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change.

9 Before the development is commenced, full details of the proposed servicing arrangements (including the hours of servicing and routing) shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter servicing of the development shall be carried out in accordance with the approved details.

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

10 The HGV service route to the development shall be restricted solely to the private access road and shall not take place via Manchester Road.

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

11 The development shall not be begun until improvements to the highways listed below have either:

a) been carried out (details of which shall have been given prior approval by the Local Planning Authority), or b) arrangements have been entered into to ensure the works are implemented before any of the apartments are occupied.

Highway Improvements:

- Provision of the highway scheme entailing signal control (with MOVA) at Manchester Road/Hunshelf Road (also controlling the private access opposite Hunshelf Road; controlled pedestrian crossing facilities; new pedestrian links to the historic Stocksbridge retail on Manchester Road; revisions to bus stops; improvements to Hunshelf Road; new roundabout replacing the oval one; closing the junction with Ford Lane with an appropriate alignment; and finally improvements/provision of new footways and street lighting along Hunshelf Road. - Review/promotion of Traffic Regulation Orders in the vicinity of the development site that might be desirable as a consequence of development (waiting/loading restrictions) entailing advertising, making and implementing the Traffic Regulation Order subject to usual procedures (including provision and installation of regulatory traffic signs and road markings in accordance with traffic signs, Regulations and General Directions 2002). - A review of tactile paving and lowered kerb locations in the vicinity of the development site (and provision of new facilities where necessary) to assist

9 pedestrians crossing the road and to fit with new pedestrian desire lines created by the development. - Any other accommodation works to traffic signs, road markings, lighting columns, and general street furniture necessary as a consequence of development. - Provision of a dedicated mini bus service to serve the development, linking it to the community on the south side of the valley (and the other initiatives contained within the Framework Travel Plan)

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

10 Site Location

LOCATION

The application site is located in the valley bottom of Stocksbridge at the eastern end of the town centre.

The site includes land and buildings on Manchester Road, to both sides of Hunshelf Road and off Ford Lane.

The site is currently occupied by some of the industrial buildings and land of Corus Engineering Steels and the Outo Kumpu works, commercial premises on Manchester Road and also includes a dwelling on Ford Lane and the forecourt to the Stocksbridge Town Council offices. A railway line serving the Corus works and the Little Don river, partly in culvert, run alongside the site.

11 Beyond the site to the north there is a small commercial business and several residential properties on the valley side. To the south of the site there are various commercial and residential properties along Manchester Road.

PROPOSAL

The proposal as submitted seeks full planning permission for the redevelopment of the site and the erection and use of buildings for shops, food and drink outlets, leisure, office and health centre uses. Whilst the applicant is seeking a flexible approach to the arrangement of these uses within the proposed buildings the general arrangement of the proposed uses has been indicated. The applicant has submitted various supporting documents including transport, retail and flood risk assessments.

The proposal has been amended since its original submission.

The amended plans show the demolition of two buildings on Manchester Road, one that together with the reforming of the forecourt to the Town Council building enables the widening of Hunshelf Road at its junction with Manchester Road, and the other to form a widened footpath link between Manchester Road and Hunshelf Road. The existing roundabout part way down Hunshelf Road would be re-shaped giving access to redeveloped land either side of Hunshelf Road whilst also maintaining access to the retained Corus works.

On the west side of Hunshelf Road, the proposal seeks to refurbish an existing building (Block D) providing 310 sqm of first floor offices, and erect a new two- storey building (Block E) providing 8 office units totalling 1236 sqm.

To the rear of these units parking for 215 cars is proposed and an area is set aside for a potential rail halt.

On the eastern side of Hunshelf Road three large new buildings, a kiosk and car parking are proposed.

The first of these proposed buildings (Block B) is sited next to Hunshelf Road and the railway line and is partly new build and partly refurbishment of retained parts of the existing building. It would provide 5 small shop units totalling 262 sqm fronting Hunshelf Road, 7 larger shop units totalling 6131 sqm and a small unit of 105 sqm all on the ground floor, 4 office units on the first floor totalling 1398 sqm, and a second floor office unit of 929 sqm.

On the northern side of the site across the proposed car park a new building (Block A) is proposed. This building would provide 9 ground floor shop units totalling 1161 sqm, and 5 first floor office units totalling 837 sqm.

In front of Block A, a single-storey semi-circular kiosk providing 110 sqm of floorspace is proposed.

At the eastern end of the site a large retail building (Block C) is proposed providing a 5654 sqm shop unit including a restaurant and a smaller unit of 478 sqm.

The proposal would provide approximately 4710 sqm of offices and 13,901 sqm of retail and other uses.

In front of these buildings on the east side of Hunshelf Road a car park of 726 spaces is proposed, together with a further 28 space car park at the rear of Block C.

The proposed external materials comprise natural stone to most of the principle elevations and artificial stone to other elevations of the various blocks, and cladding on the rear of Block B. The proposal includes hard and soft landscaping works particularly to the primary pedestrian links through the development.

RELEVANT PLANNING HISTORY

There is no relevant recent planning history on this site.

SUMMARY OF REPRESENTATIONS

20 letters of objection have been received relating to the following matters; - Sheffield has enough characterless retail parks offering identical shops, will be filled with national chains resulting in most of the income leaving the town, development does not support the local economy/centre; - jobs will not be high quality skilled nature, no details how local enterprise will be encouraged or assisted by the scheme, effect on smaller shops could be significant, reduces social cohesion, creates a closed shopping environment for chosen few (large multiples), not an appropriate scale; - goes against existing policy, more than 300m to crossing in town centre, topography and lack of frontage activity will sever the site from the existing centre, 971 space parking will not promote accessibility, no public transport nodes shown, development relies on car-borne travel; - alterations made to heights of buildings and location of sunken tank, size of project increased by 20%, inaccuracies in assessments, Chapeltown Asda is less than 18.6 km away; - no need for a third supermarket, development is inward facing which will not encourage shoppers to venture as far as existing shops, development needs to be scaled down with no large walls; - vast increase in traffic on Manchester Road, widening access will create traffic issues, no to new crossing on Manchester Road, signalising junction will cause delays on Manchester Road the public transport route with no benefits, removal of bus stop, existing vehicle access to Smithy Hill still needed; - opening of private access road to public needs to be a planning condition, increase in traffic down Pea Royd/Hunshelf Road, vibrations from heavy traffic, danger to children, pedestrians and traffic, effect on junction on Hunshelf Road from access to bypass/reduced size of junction, junction needs open views to pedestrians; - no mention of utilising railway line; - demolition of a home when shortage of housing, loss of building to make a larger access, retain gym, no to restaurant in gymnasium;

13 - loss of light and privacy due to height/location of block A, higher boundary wall does not embrace the existing area and businesses, affects setting of existing building; - rear of the complex is vulnerable to crime and antisocial behaviour, increased security lighting will add to light pollution; - some buildings not in keeping with the area; - lost history and heritage, no mention of retaining original features in the area such as the existing bridge, loss of Ford Lane and public rights of way which is best access point, open up old Stocks bridge adding attraction for tourists; - flood prevention measures not sufficient, raising level of the area still not above level of last years flooding, large car park is likely to increase flooding problems and pollute water ecosystem; - relocation of water/oil interceptor will affect mature tree; - sustainability statement is brief, option of siting a turbine higher up the valley side to power the site should be investigated; - noise pollution, noise form car park behind houses on Manchester road, no mention of what will be done to prevent noise to the north of the site of remediation work needed, air quality report insufficient; - four new restaurants excessive, no mention of measures to control litter; - no mention of improving or providing wildlife habitats; - mayhem from machinery used during development; - in favour of regeneration but doubt this proposal represents the best way forward, a revised submission with a large foodstore at the western end of the site would address local concerns whilst enhancing the centre.

2 letters have been received stating not opposed in principle but concerned at the following matters; - worried about impact this development will have, needs to be acceptable to all and set standards for the future of Stocksbridge; - there are not adequate links from the site to the existing shops and businesses in the town centre prejudicing vitality and viability of the existing centre, made worse by location of supermarket as far away from town centre as possible, development is inward looking creating a new centre with detriment to the old one; - lost opportunity to open up the course of the river; - character of new buildings should reflect residential character and let industrial buildings stand for themselves; - the corner unit has single aspect and blank walls to highway, footpath to building D not apparent, security gates will prevent use of car park, will people be able to use car park whilst using other facilities in Stocksbridge; - little or no internal landscaping, some external landscaping seems to be outside the site; - impact of traffic using Hunshelf Road link to bypass should be considered in case improvements are needed to junctions including Hunshelf Road and Ford Lane, concerns for The Works Lunchbox if road improvements take place outside it, move Block A if necessary; - can junction on hillside be achieved;

14 - will cause considerable traffic congestion in Stocksbridge with little advantage if drivers just visit the retail park, no public transport or footpaths shown into the site, no petrol filling station shown; - the vernacular buildings to be lost should be investigated to establish if they have more historic roots; - public rights of way and existing walks should not be removed or incorporated into a retail development where traffic becomes an issue, Ford Lane should be kept separate; - the development turns its back on a business isolating it; - small amount of open space does not relate to anything other than the development.

18 letters of support have been received; - it is what Stocksbridge needs; - will attract additional customers to the town; - new jobs will be created; - better parking and some toilet facilities would be an asset.

Stocksbridge Town Council has made the following comments; - weight restrictions be placed from the top of Hunshelf Road to the roundabout at the bottom; - conditions be attached to any approval for phase 1 of the programme relating to the development of the infrastructure linking to the bypass, be carried out within 5 years of the retail development taking place; - the current proposals for one access road for service vehicles be adhered to; - public transport access be included in any conditions; - a desire to see the development move ahead with the current local shopping facilities.

Stocksbridge Community Forum has raised the following issues; - has the development been moved slightly south to increase landscaping on the northern side and to reduce the height of the retaining wall; - queried the siting of the bus stop; - the planned layout is too enclosed and inward looking, appeared insular and cut off from the town.

Stocksbridge Training and Enterprise Partnership has objected; - people should be given more time to consider the plans; - details are unclear and look like they disadvantage local businesses; - local businesses should be considered and consulted.

Bolsterstone Community Group have commented; - endorse views of Stocksbridge Town Council and Stocksbridge Community Forum; - while broadly in agreement with the scope and quality of the development hope all the concerns and reservations expressed may be discussed and resolved before the development goes ahead.

15 A letter on behalf of the Changing Places, Changing Lives Initiative has been received; - ensure that a changing place is included in the development.

Don Valley Railway Limited has commented; - an area be set aside for a railway station and park and ride facilities for the centre of Stocksbridge to offer an alternative form of transport and reduce congestion; - object to plans not including a railway station and park and ride facility.

A letter on behalf of Corus Engineering Steels has been received supporting the principle of a mixed use development subject to a detailed review the application has on the core steel business operational requirements and redistribution of displaced CES uses.

PLANNING ASSESSMENT

Policy Issues

The main policy considerations are contained in the Sheffield Unitary Development Plan, the Corus Works Development Brief which overlaps part of the site, the Regional Spatial Strategy and the Government’s planning policy guidance on planning for town centres contained in PPS6.

The Regional Spatial Strategy

The Regional Spatial Strategy (RSS) identifies Stocksbridge as a principle town. The RSS seeks to support the continued regeneration of Stocksbridge. Policy E2 of the RSS relating to town centre and major facilities states that the centres of principle towns should be a focus of local services and facilities and seeks to create distinctive, attractive and vibrant sense of place and identity for each centre.

The Sheffield Unitary Development Plan

The Sheffield Unitary Development Plan (UDP) identifies that part of the application site to the north of the railway line where the new buildings are proposed as being within a General Industry Area. The remainder of the application site on the south side of the railway line lies within the eastern end of the Stocksbridge District Shopping Centre.

The UDP also identifies part of the application site alongside Hunshelf Road as being within the Hunshelf Area of Special Character.

The Corus Works Development Brief

Since the adoption of the UDP, the Council has approved the Corus Works Development Brief (CWDB) as a material consideration in the determining of planning applications within the area covered by the Development Brief.

16 The CWDB sets a framework for the redevelopment of surplus land at Corus Engineering Steels in a co-ordinated and planned manner. The CWDB acknowledged discussions with adjoining land owners however at the time of preparation of the CWDB the Outo Kumpu land holdings were not incorporated within it.

The CWDB identifies the operational land to be retained by CORUS and identifies 7 sites (A to G) for redevelopment variously for residential, industry/warehousing, offices and mixed uses. The CWDB recognised that some of its proposals depart from the UDP.

Those parts of this current planning application site that lie to the west of Hunshelf Road and to the north side of the Outo Kumpu service road are within the area covered by the CWDB.

The land to the west side of Hunshelf Road immediately north of the railway line and the service road past Outo Kumpu works (which led to the Corus trailer yard) on the east side of Hunshelf Road were identified in the CWDB as retained CORUS operational land.

The lawned area and adjacent service road to the CORUS works on the west side of Hunshelf Road are identified in the CWDB as part of a proposed mixed use development of the adjacent historic core of the works (Site D) involving offices, residential, retail, leisure, food and drink and community uses. The CWDB recognises the benefit of retaining the lawned area as open space.

The land north of the service road on the east side of Hunshelf Road is identified in the CWDB as proposed office/leisure sites (Sites E and F).

The CWDB seeks to provide shared surface footpath/cycleway links and encourages contributions to the upgrading of a heritage trail in the area.

Impact on Existing Centres

The UDP and PPS6 provide guidance on the development of this site.

Policy IB5 of the UDP relates to development in General Industry Areas. In this instance Policy IB5 states that within the General Industry Area shops, other than small shops, are unacceptable uses unless at the edge of the District Shopping Centre, and that offices, food and drink outlets, community facilities and leisure uses are acceptable uses in principle. Policy IB9 (a) seeks to ensure that the dominance of preferred uses in industry and business areas is maintained.

The proposal will result in the loss of a significant amount of industrial land and floorspace, however Stocksbridge has a limited role in providing industrial employment for the city as a whole given its location. A more appropriate role is to provide for local employment need which is reflected in the RSS policies that recognise the role of principle towns in having a service centre function. The provision of the office floorspace is welcomed. There are no strategic objections to the level of office provision.

The key issue of Policy IB5 in this instance is whether the proposed shopping provision constitutes an edge of centre development.

The shopping policies of the UDP seek to concentrate major non-food retail development within the city centre’s central shopping area and district centres and bulky goods in retail parks, and major food retail development within and at the edge of the central shopping area and district shopping centres (Policies S1 and S4 refer).

Policy S5 of the UDP permits edge of centre major development for non-food and food goods where there is no suitable site within the centre and where the development would satisfy criteria relating to not undermining the vitality and viability of the city centre or the district shopping centre, not jeopardising private sector investment in the centre, being easily accessible, not significantly harming public transport and the road network, not significantly increasing the number and length of customer trips and not taking up land where other uses are required.

The Government’s planning policy guidance on planning for town centres contained in PPS6 adds additional key considerations of need and scale, and applies a sequential approach to site selection.

The UDP defines edge of centre as being within easy walking distance of 200 to 300 metres of the primary shopping area and providing parking facilities that serve the centre as well as the store enabling one trip to serve several purposes. PPS6 identifies edge of centre as a location well connected to and within easy walking distance of up to 300 metres of the primary shopping area taking into account local circumstances of topography, barriers, attractiveness and safety of the route, and the strength and size of the town centre.

The proposed development adjoins the edge of Stocksbridge primary shopping area. Within the proposed layout the furthest unit, Block C at the eastern end of the site, is approximately 305 metres from the primary shopping area. The critical element is the link along and across Hunshelf Road and on to Manchester Road due to the gradients on footpaths, the potential conflict between shoppers/parents with children and the traffic travelling along the road, and the potential quality and enhancement of the link. In this instance the proposed Block B is sited next to the edge of the site and the existing shopping area and includes small retail units fronting onto Hunshelf Road, the proposal includes provision and enhancement of the footpaths up to Manchester Road, and seeks to provide a pedestrian crossing facility on Hunshelf Road. Within the existing centre recent paving and public realm enhancement works have taken place just to the west of the proposed links.

It is considered that subject to the proposed parking facilities being available to serve the existing centre and the extension of the proposed link to include re- paving on the north side of Manchester Road up to the recently completed scheme, the proposal comprises an edge of centre development. Conditions requiring agreement of details of the management of the proposed car parking to ensure that it also serves the existing centre and of satisfactory off-site highway works are recommended.

The need for additional retail development can be assessed quantitatively and qualitatively.

The existing Stocksbridge centre has no large superstore. The two largest convenience stores are the Co-op and Lidl stores. The retail assessment states that only 13% of local residents do their food shopping at these stores with 70% doing their shopping elsewhere in superstores. A superstore in Stocksbridge is therefore likely to satisfy shopper's needs and reduce the need to travel. Assessment of the combined convenience spending in the local catchment area shows a quantitative need for approximately 1,100 sq metres of additional food retail sales floorspace which is half of that currently proposed. Assessment of local comparison spending, allowing for growth of the New Retail Quarter in the city centre, shows a quantitative need for approximately 2830 sq metres of sale floorspace which is just less than half of that proposed.

There is a qualitative need to increase the quantity and range of goods available to residents of Stocksbridge. A superstore of the size proposed would provide this for convenience goods.

The scale of the proposed retail development would be large relative to the Stocksbridge district centre and would more than double the amount of retail floorspace in Stocksbridge. However this scale of development is justified given Stockbridge's role as a principle town and district shopping centre and the qualitative benefits of the proposal.

Within the existing Stocksbridge district centre there are no sites suitable or available for the development. There are no other available sites closer to the centre. The proposal satisfies the sequential approach to location of the development.

The proposal will Impact to varying degrees on the vitality and viability of existing centres in the catchment area. The retail assessment anticipates that trade loss from centres would be a small proportion, around 2%, of their non-food turnover. The proposed superstore would claw back some of Stocksbridge resident's convenience goods spending from beyond the town although trade would also be taken from existing shops in Stocksbridge and other nearby centres.

The assessment assumes that the proposed superstore would result in a 13% convenience trade loss from the existing Stocksbridge centre although there will also be spin-off trade in the existing centre from people visiting the new development. It is recommended that a condition be imposed to ensure that no part of the proposed development contains a pharmacy or post office to encourage people to visit the existing pharmacy and post office in the centre which provide for peoples day-to-day needs. The impact on Hillsborough district centre is primarily on an existing superstore which although important to that district centre's vitality and viability is currently overtrading and as such the impact on Hillsborough is acceptable. The impact on Chapeltown district centre would primarily be on an existing superstore taking a sixth of its trade. This store was previously under trading but has had recent investment in it. It is considered that the Chapeltown

19 district centre is in good health and the proposal would not impact significantly on it.

There are bus stops on Manchester Road close to the Hunshelf Road junction and the proposed enhancements to the link between Manchester Road and the site provide reasonable accessibility. The proposed provision of a bus stop on Hunshelf Road and a hopper bus stop outside Block C would enable improvements to the sites accessibility should bus operators be encouraged to use these stops.

Overall whilst there is no quantitative need for the amount of retail floorspace proposed, there is a qualitative need for a development to enhance Stocksbridge as a district centre, and a qualitative need for a superstore to broaden the range of goods available, clawback expenditure and reduce trips. There are no other suitable sites. The scale is large relative to the existing centre but it will not raise Stocksbridge above its role as a district centre. It will have a positive impact on Stocksbridge which will outweigh negative impact on other centres. It is considered that no centre will be significantly harmed.

Sustainability

The Government’s planning policy guidance in PPS1 on delivering sustainable development and its accompanying document Planning for Climate Change seek to facilitate and promote sustainable and inclusive patterns of urban and rural development. The RSS reinforces this approach.

The proposal has been considered against the sequential approach to site selection. In this instance whilst there are no alternative in centre sites in the Stocksbridge district centre this edge of centre site will enable linked trips to both the existing centre and the proposed development and reduce overall car trips.

The site lies alongside the Little Don River which is a main river and which is partly in culvert and partly in open channel. A large proportion of the site around Hunshelf Road and at the south and eastern end of the site lies within an area where there is a high risk of flooding, although it does not function as a flood plain, with adjacent areas at medium risk. The remaining parts of the site are at low risk from flooding. Part of the site was affected by flooding in the events of June 2007.

The applicant has pursued the sequential approach to flood risk and has submitted a flood risk assessment in accordance with the Government’s guidance in PPS25 and the Council’s Strategic Flood Risk Assessment. In this instance there are no other reasonably available sites at a lower risk of flooding suitable for the proposed development. Both the existing and proposed uses are considered to be less vulnerable uses. The applicant is proposing to mitigate the flood risk by incorporating a combination of measures to restrict flooding, and manage any site inundation and surface water run-off. The existing site levels are proposed to be raised by an average of 0.9 metres with new buildings having a finished floor level approximately 0.5 metres higher than the retained building (Block B). A continuous retaining wall of varying height is proposed along the southern boundary of the site typically 2 metres high above the adjacent railway line level and 0.5 metres above the higher site level but reducing in the vicinity of an open culvert at the eastern

20 end of the site to allow discharge from the site back to the river in an extreme flood event. Oversize pipes and an on-site storage tank are proposed to allow attenuation of on-site run-off to rates less than currently occurs. A dry access/egress route is proposed running to the north of Block C.

The applicant’s submissions on flood risk are currently being assessed by the Environment Agency and as such this matter remains outstanding.

The applicant’s supporting design and access statement submissions recognise the importance of travel plans as a component of sustainability and contend that the routing of large service vehicles to the site via the by-pass would reduce travel times and avoid congestion in the town centre.

The applicant proposes to provide rainwater harvesting storage tanks throughout the development for use in the flushing systems of the WC’s and for watering the soft landscaping on the site.

The applicant has stated that the use of solar panels on the roof will be considered. Natural lighting is proposed to some of the buildings using northlight windows in the roof design as a means of reducing the reliance on power for lighting and restricting solar gain and heat loss. The applicant is not proposing to provide green roofs within the scheme on the grounds of cost and the preferred northlight industrial design approach to the roofscape of buildings.

The applicant proposes to provide an area for recycling bins for business waste within the service yards.

The applicant considers the use of wind turbines is not an option due to the sheltered characteristics of the site.

The proposed development would result in the loss of some groups of trees within the site. The applicant’s proposed mitigation measures include replacement tree planting with the landscaping proposals for the site.

The applicant’s ecological assessment has identified a low number of foraging bats mainly along the railway line and across gardens to the north of the site. Whilst the proposed development is unlikely to significantly affect the habitat, mitigation measures including monitoring for and replacement of bat roosts prior to demolition works, planting along the northern boundary, and the use of cowled lighting where appropriate is proposed. A small population of reptiles beyond the application site has been identified. The proposed development will not affect that habitat however mitigation measures to carry out survey work on site prior to site works is proposed. Further mitigation measures to carry out ecological survey work prior to site works, phasing site clearance to avoid the bird breeding season and enhancement of bird nesting opportunities are proposed.

Natural England have advised that the applicant be informed of the legislative requirements regarding protected species and welcome the pedestrian links, the proposals to incorporate sustainable urban drainage system, positive contributions

21 to biodiversity, use of native planting, and provision of artificial nesting and roosting sites.

The potential to open up culverts alongside the application site is limited due the proximity to and need to protect the adjacent railway line and the extent of resultant engineering works.

The Environment Agency have objected to the failure of the development to take opportunities for bio-diversity protection and enhancement as regards the potential to open up the existing culvert which runs partly across the eastern corner of the site and across land within the applicant's ownership boundary, and to the building of part of Block B over a culvert. The Environment Agency’s stance is supported by the Sheffield and Rotherham Wildlife Trusts. The Environment Agency is currently re-considering their objection in the light of the applicant’s submissions regarding the practicality of opening up the culvert and the importance of the design of Block B in achieving attractive links between the proposed development and the district centre. This matter therefore remains outstanding.

Subject to the satisfactory resolution of the Environment Agency’s assessment of flood risk and biodiversity issues, conditions to secure the package of sustainable proposals including measures to reduce energy requirements are recommended.

Archaeology Issues

The archaeological interest in the site comprises the standing buildings and below ground structures. Following an initial assessment of the standing buildings it is recommended that archaeological recording of the industrial buildings is undertaken prior to their demolition and development works. The below ground features of archaeological interest are identified as the Stocks Bridge (an earlier bridge possibly under the present line of Hunshelf Road just south of its junction with Ford Lane), the former Hunshelf corn mill (potentially located towards the eastern end of the site) and a former fulling mill (potentially located at the western end of the site near the existing open storage racks) which were elements of the former agricultural landscape. Trial trenching has been undertaken in the open yard in the vicinity of the former Hunshelf corn mill which found some remnants of former structures suggesting truncation by more recent building work.

It is recommended that archaeological investigation is undertaken in the stockpile yard and Ford Lane areas of the site prior to commencement of development works. Conditions are recommended to secure this archaeological work.

Layout and Design

The Government’s design guidance on planning for town centres supports PPS6 and seeks development normally orientated so that it fronts the street, maximises the amount of active frontage avoiding inward looking designs and blank frontages, and provides good pedestrian access to the existing centre. It recognises that roofspace design should be considered within the wider context, the importance of hard and soft landscaping, and seeks to minimise the visual impact of car parking

22 which should normally be located to the rear, underneath or above new development.

Policies BE5, IB9 (c) of the UDP and Policies BE15, BE17 and BE18 relating to Areas of Special Character are also relevant in seeking good design and enhancing the character and appearance of the area.

The proposed layout has sought to locate the development as close to the existing district centre as possible and create an active shop frontage to Hunshelf Road, in particular Block B which is sited close to the existing centre and includes the provision of 5 small shop units on its western elevation facing Hunshelf Road. Block D, the retained building on the west side of Hunshelf Road will have an entrance on its southern elevation onto the pedestrian link up to Manchester Road whilst the proposed Block E is also sited close to the Hunshelf Road frontage. The car parking serving Blocks D and E are located principally to the rear of these buildings.

The northern elevation of Block B (containing 8 ground floor units) and the primary elevations of Block A (9 ground floor units) and Block C face inwards towards the proposed customer car park. Block A is sited on an west/east axis with its narrower gable facing Hunshelf Road and its rear elevation facing the works access road which starts to rise up the valley side towards the by-pass. The siting of Block A maintains a public view down Hunshelf Road to existing buildings which contribute to the vista. The opportunity to locate all or part of this area of customer parking to the rear of Blocks A and C has not been pursued by the applicant.

Balancing the needs of providing customer car parking that can also serve the existing centre and reducing conflict with service vehicles, it is considered that subject to the use of good quality hard and soft landscaping to the public realm areas, and use of landscaping to break up the large car park, the proposed design approach is acceptable in this instance.

The proposed pedestrian links within this car parking area pass alongside the building’s frontages and across the car park between Blocks B and A and between Blocks B and C. Tree planting is indicated alongside the routes across the car park. It is considered that the principle of these routes are acceptable however the width of the routes across the car park at 2.5 and 2.2 metres are too restricted to ensure their effectiveness as an attractive link.

Within the application site there is currently an adopted highway along Hunshelf Road and Ford Road and public rights of way from Ford Road to land beyond the site to the north and east. The proposed layout of the development requires the closure of Ford Road and impacts on the existing rights of way. The proposed arrangements for diverting these routes through the development require further consideration to ensure the safety and amenity of its users is maintained.

At the eastern end of the site beyond the service road at the rear of Block C a substantial belt of landscaping is proposed running north-south across the site and returning towards the open culvert at the southeast corner of the site. This belt would be approximately 13 metres wide narrowing to 7 metres near the culvert and

23 provide a planted strip linking the natural habitats and planting on these two sides of the site.

The massing and design of the buildings reflect the industrial character of this part of the valley. The use of natural stone on most of the principle elevations is welcomed, however it is considered that the whole of the northern and eastern ends of Block B would more appropriately be faced in natural stone rather than artificial stone, and a good quality red brick would be more in context with the local character than the proposed artificial stone and cladding on the other remaining elevations of the proposed buildings.

It is considered that the general layout and design of the proposed scheme and the landscaping arrangements are acceptable subject to the proposed pedestrian links within the car park being widened, a satisfactory resolution of the arrangements to divert the pedestrian/cycle/bridleway and the use of appropriate external materials. Conditions are recommended to secure the quality of the design elements of the development.

Highways and Transportation Issues

The Government’s planning policy guidance contained in PPG13 relating to transport promotes more sustainable transport choices, accessibility to jobs/shopping/leisure/services by public transport/walking/cycling, and reducing the need to travel especially by car. Policy IB9 (f) of the UDP seeks to ensure that new development is adequately served by transport facilities, provides safe access and appropriate off-street car parking.

In the vicinity of the application site, Manchester Road runs along the lower part of the valley through Stocksbridge and its existing shopping centre. Hunshelf Road runs north from Manchester Road, across the valley bottom, and up the northern side of the valley where it links into Pea Royd Lane, bridges over the A616 Stocksbridge Bypass and on towards Hunshelf Hall Lane. Ford Lane runs eastwards from Hunshelf Road for approximately 270 metres and a public right of way then continues eastwards from the end of Ford Lane. A further public footpath runs north from Ford Lane up the valley side. A private works access road runs off Hunshelf Road from the valley bottom north-eastwards up to the Bypass.

Manchester Road is a bus route with stops on both sides of the road close to the Hunshelf Road junction.

Hunshelf Road and Ford Lane currently provide access to the Corus and Outo Kumpu works. Hunshelf Road also provides access to several residential and business properties in the locality.

The applicant has submitted a transport assessment and travel plan in support of the proposed development.

The Highways Agency is responsible for all matters relating to the A616 Stocksbridge Bypass. The impact of the proposed development on the bypass is

24 currently being assessed by the Highways Agency and as such this matter remains outstanding.

The proposal seeks to provide access to the new buildings on either side of Hunshelf Road from a reconfigured roundabout in the valley bottom. The proposed layout would require the closure and removal of Ford Lane and would affect the existing public rights of way. The proposal also includes demolition of no.452/454 Manchester Road to accommodate widening the junction of Hunshelf Road with Manchester Road.

The applicant has stated that heavy goods vehicles serving the proposed development on the east side of Hunshelf Road would access the site from the bypass via the private works access road. Corus works traffic and heavy goods vehicles serving the proposed development on the west side of Hunshelf Road would also use the private access road from the bypass. Other service vehicles and customers/employees cars would access the site from Manchester Road via Hunshelf Road.

The transport assessment considers that most of the existing retail trips leak out of the local area to other shopping centres and that the proposed development would retain most of these trips within the local area resulting in a significant reduction in distance travelled which would adhere to local and national policy.

Whilst less retail trips would pass through the more remote junctions, more turning movements would be focused at the Manchester Road/Hunshelf Road junction. The assessment of the robustness and sensitivity of the proposed improvements to the Manchester Road/Hunshelf Road junction is continuing.

It is considered that the proposed layout fails to satisfactorily accommodate the diversions resulting from the closure of Ford Road requiring revision to the proposed layout. The provision of a further walkway spur diverting towards the railway/river corridor is also desirable.

Within the site the pedestrian walkway to Block C requires embellishment, widening and more tree planting to create a boulevard effect.

The proposed layout identifies parking which is below the maximum spaces applicable under the Council’s car parking guidelines. This reflects the reduction deriving from a number of linked trips between the different components of the development.

An aim of the proposal is to link with the existing retail centre of Stocksbridge and provide the opportunity to park and visit shops on Manchester Road. A car park management strategy will be required to secure the success of this link between the existing centre and this edge of centre site.

The proposed layout makes provision for bus services, should they so desire, to divert their route off Manchester Road and use Hunshelf Road to and from the reconfigured roundabout. The proposed layout provides a bus layby on the east side of Hunshelf Road adjacent to Block B.

A bus layby is also proposed at the eastern end of the customer car park in front of Block C. This could accommodate a local shopper's bus service thereby improving the accessibility of the site with the residential areas particularly those higher up the hillside on the south side of Stocksbridge.

The proposed layout also illustrates a location for a potential rail halt to the north of Block D on the eastern side of Hunshelf Lane should such a proposal be progressed in the future. The provision of the rail halt is not part of this proposed development.

Conditions to secure the highway provisions are recommended subject to the satisfactory resolution of the outstanding highway matters.

Other Infrastrucure

There are several existing private and public drains and mains services within the application site with some requiring diversion. Yorkshire Water Services has advised that there are no objections with regards to water supply and the waste water proposals subject to conditions to safeguard existing sewers and satisfactory details of foul and surface water drainage including balancing facilities.

Effect on the Amenities of Residents and the Locality

Policy IB9 (b) of the UDP seeks to ensure that new development does not cause residents to suffer from unacceptable living conditions.

There are residential properties and small businesses close to the application site on each side of the valley.

The proposal involves the demolition of 3 large industrial buildings and the partial demolition and conversion of another, as well as demolition of some smaller industrial and commercial buildings, and the removal of an open steel stockholding area.

The proposed development involves the construction of large buildings most of which are in similar locations to the buildings proposed for demolition. The proposed siting of Block A on the northern part of the site introduces a new building close to an existing small business and residential properties on the nearby hillside. The siting of Block A is off-set from the nearby property such that it would not significantly overbear, overlook or otherwise harm the amenities of the occupants of nearby properties. The siting and massing of the remaining Blocks B to E will not overbear and overshadow neighbouring and nearby properties.

The proposed development will generate noise from the operations of the site including loading and unloading of deliveries, customer movements and any external plant and equipment. The applicant's submitted noise assessment identifies the activities in the service yard to the rear of Block C as the most likely source of noise disamenity particularly due to any 24 hour operation at the premises and seeks the provision of an acoustic barrier in mitigation for the

26 existing properties although this may prejudice any future noise sensitive land uses on land immediately to the east of the site. Other design solutions would be to relocate the service yard to the north side of the block and recess the goods delivery bay.

It is considered that the service areas to the rear of the proposed buildings are sufficiently separated from existing nearby residential properties to ensure that there would be no significant noise or general disturbance to nearby residents subject to appropriate conditions including satisfactory details of an acoustic barrier to the rear service yard of Block, the design and management of loading/unloading bays and service yards and a scheme of sound attenuation of any external plant and equipment.

The proposal will increase the amount of light vehicles along Manchester Road and result in larger service vehicles using the private access road. However it is considered that the proposed arrangements for vehicles accessing the site would not cause significant noise or harm to nearby residents. The impact of the proposal on air quality is currently under consideration.

The nature and size of the proposed development will require the extensive external areas to be illuminated outside daylight hours. It is considered that to ensure that there is no significant overspill of light beyond that necessary, and to reduce light pollution generally, a condition requiring a satisfactory means of baffling external lighting where required is recommended.

The proposed food and drink outlets and the ancillary café within the retail unit in Block C may undertake commercial food preparation which will require satisfactory fume attenuation equipment to prevent nuisance to nearby properties from odours.

Due to the previous industrial use of the site conditions requiring assessment and remediation of ground contamination that may affect the proposed uses are recommended.

Whilst the proposed development has potential to generate several sources of nuisance, it is considered that subject to a satisfactory consideration of the impact on air quality and appropriate conditions to mitigate such emissions the proposed development would not significantly harm the living conditions and amenity of nearby occupiers.

Phasing

Whilst the proposal involves the demolition and construction of several buildings it is essential that the proposed redevelopment in this edge of centre location supports and sustains the existing district centre.

It is considered that a condition requiring the phasing of the development to be assessed is required to ensure such benefits are secured.

27 SUMMARY

There remain outstanding matters regarding flood risk, biodiversity, air quality and highway issues.

The Sheffield Unitary Development Plan (UDP) identifies the application site to the north of the railway line where the new buildings are proposed as being within a General Industry Area with the remainder of the site on the south side of the railway line as being within the eastern end of the Stocksbridge District Shopping Centre.

The land north of the service road on the east side of Hunshelf Road is identified in the Corus Works Development Brief as proposed office/leisure sites (Sites E and F).

The Regional Spatial Strategy (RSS) identifies Stocksbridge as a principle town which should be a focus of local services and facilities and seeks to create distinctive, attractive and vibrant sense of place and identity for each centre.

There are no strategic objections to the level of office provision.

It is considered that subject to the proposed parking facilities being available to serve the existing centre and the enhancements of the link with the existing centre, the proposal comprises an edge of centre development.

The scale of the development is large relative to the existing centre but it will not raise Stocksbridge above its role as a district centre. It will have a positive impact on Stocksbridge which will outweigh negative impact on other centres. It is considered that no centre will be significantly harmed.

The applicant’s submissions on flood risk are currently being assessed by the Environment Agency and as such this matter remains outstanding.

The Environment Agency is currently re-considering their objection to the failure of the development to take opportunities for bio-diversity protection and enhancement.

The proposed layout of the development requires the closure of Ford Road and impacts on the existing rights of way, however the proposed arrangements for

28 diverting these routes through the development require further consideration to ensure the safety and amenity of its users is maintained.

The general layout and design of the proposed scheme and the landscaping arrangements are acceptable subject to the proposed pedestrian links within the car park being widened, satisfactory resolution of the arrangements to divert the pedestrian/cycle/bridleway and the use of appropriate external materials.

The Highways Agency is responsible for all matters relating to the A616 Stocksbridge Bypass. The impact of the proposed development on the bypass is currently being assessed by the Highways Agency and as such this matter remains outstanding.

Heavy goods vehicles serving the proposed development would access the site from the bypass via the private works access road. Other service vehicles and customers/employees cars would access the site from Manchester Road via Hunshelf Road.

Conditions to secure the highway provisions are recommended subject to the satisfactory resolution of the outstanding highway matters.

There are residential properties and small businesses close to the application site on each side of the valley. It is considered that the proposed development would not significantly overbear or overlook nearby properties.

RECOMMENDATION

It is recommended that Members be minded to grant planning permission subject to conditions (including additional conditions to be reported to Members at the Board to safeguard the details of the development) and any necessary planning obligations and the satisfactory resolution of the following matters; - the Environment Agency’s assessment of flood risk and biodiversity issues;

29 - the Highways Agency's assessment of the impact of the development on the A616 Stocksbridge Bypass; - the assessment of the robustness and sensitivity of the proposed improvements to the Manchester Road/Hunshelf Road junction; - consideration of the impact on air quality; - the proposed pedestrian links within the car park being widened; - resolution of the arrangements to divert the pedestrian/cycle/bridleway.

Case Number 08/04538/FUL

Application Type A Full Planning Application

Proposal Two-storey extension to rear basement and ground floor with raised decking over and associated access steps, erection of canopy to front and side of dwellinghouse and construction of a means of vehicular access (amended description) (as amended 01.10.2008 and by letter 13.10.2008)

Location 617 Loxley Road Sheffield S6 6RR

Date Received 15/08/2008

Team NORTH & WEST

Applicant/Agent ABA Architecture

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 of all proposed external materials and finishes shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no additional windows or other openings shall be formed in the extension hereby permitted without the prior written consent of the Local Planning Authority.

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

4 The proposed vehicular parking area to the front of the property shall be surfaced with porous materials or provision shall be made to direct run-off

31 water from the hard surface to a permeable or porous area or surface within the curtilage of the dwellinghouse.

In order to mitigate against the risk of flooding.

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

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

Attention is drawn to the following justifications:

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

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

This informative is intended as a summary of the reasons for grant of planning permission.

Attention is drawn to the following directives:

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

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

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

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

2. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.

3. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to

32 commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

4. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

Site Location

33 LOCATION AND PROPOSAL

The application relates to a traditional stone built semi detached property which is located on the edge of a Housing Policy area and abutting the adopted Green Belt. The application property is built on a sloping site with three storeys to the rear elevation with basement at lower ground floor level. The immediate area is characterised by a mix of property types and styles.

The planning application is to seek approval for the erection of a two storey rear extension, a canopy to the front/side elevation of the property and a vehicular access to the front of the property. The submitted details have been substantially amended since first submission in order to reduce their impact on the amenities of the adjoining occupier and to reduce the impact of the extensions and alterations on the character on the original property and locality.

SUMMARY OF REPRESENTATIONS

One letter of objection was received from the Loxley Valley Protection Society in connection with the original submission.

The letter raises concerns that: - The proposed materials are inappropriate which detract from the setting of the application property, the Green Belt and locality. - The proposal is contrary to the Councils SPG on Designing House Extensions - The extension will create unacceptable overshadowing of the adjoining property and does not comply with 45degree rule. - The proposal will result in loss of privacy to neighbouring property due to the large windows and raised balcony area. - The proposed fenestration will throw out the symmetry of the two properties which until now have retained the original symmetrical window pattern. - -The proposed hard standing would result in the loss of the whole garden and stone gate posts which are symmetrical with the adjoining property and characteristic of the area. - The properties have a shared well to the front garden area which is still in use and cannot be filled in.

Three letters of objection have been received in connection with the amended plans from both the occupier of the adjoining property, the Loxley Valley Protection Society and the Loxley Valley Design Statement Group

The letters raise concerns that:

- The extension although reduced in scale will still dominate the rear of the two properties and will have an oppressive, overshadowing and cooling effect on neighbours adjoining ground floor room. - The neighbouring property has two ground floor windows which are of equal size and one of which is unusually close to the common boundary and located within a glazed door. This glazed door provides an important

34 source of warmth to a basement room that has in the past suffered from damp and cold. Sunlight to the room would be substantially reduced by the proposed extension. - The proposed extension would rely entirely on glazed doors for its light. It would be unjust and inconsistent to suggest that light through the neighbours existing glazed door is an immaterial consideration yet consider allowing planning permission for a room that relies entirely on glazed doors for its light. The proposed extension proposes an unusually large amount of glazing and skylighting, a clear recognition of the need to bring as much sunlight as possible into these old buildings - The proposed render to the side elevation is contrary to planning guidance and UDP policy and would require long term access for maintenance. Matching stone should be used. In addition the proposed lintels do not match the original lintels to the rear elevation, which are large blocks of distinctive rough hewn local gritstone. - The proposed fenestration to the rear elevation will increase the sense of being overlooked in neighbours’ rear garden. The large glazed doors at ground floor level, first floor double width sash windows and rooflights amounts to substantial glazing which is out of keeping with the scale form detail and character of the original building and would destroy the original window symmetry. - The ground floor extension would be in close proximity of the boundary line meaning that the applicant would be unable to maintain the wall, the hipped roof, guttering and associated drainage pipes without continuing access onto neighbours’ property. A suitable compromise would be for the applicant to build both storeys of the extension further away from the boundary line. - The submitted plans do not indicate where the surface water from the proposed vehicular hardstanding to the front of the property will drain to. There are concerns that the water may drain into the well/spring at the bottom of the front garden. The cleanliness of this water is important as it is piped into a pond in the neighbours’ rear garden area which contains fresh water fish. - The application property and its neighbour are unusual in that they were originally in joint ownership with a shared basement. They remain interdependent for their piped water supply, electricity supply and drainage. Applicant has not indicated how these matters will be dealt with. - The extension cannot be built without substantial access to neighbours property during construction.

PLANNING ASSESSMENT

Policy Issues

Unitary Development Plan Within Housing Policy Areas house extensions should comply with Policy H14– Conditions on Development within Housing Areas, which states that new development will be permitted provided that:

35 - (a) new buildings and extensions are well designed and would be in scale and character with neighbouring dwellings - (c) the site would not be overdeveloped or deprive residents of light , privacy or security or cause serious loss of existing garden space which would harm the character of a neighbourhood - (g) it would comply with policies for the Built or Green environment as appropriate.

Policy BE5 Building Design and Siting states that good design and the use of good quality materials will be expected in all extensions - (c) All extensions should respect the scale form detail and material of the original building

The Councils Designing House Extensions- Supplementary Planning Guidance sets out in detail how UDP policy will be put into practice and is a material consideration in deciding planning applications. Of relevance to this application are: Guideline 2 Extensions to dwellings should not detract from that dwelling or the general appearance of the street or locality Guideline 3 The Council will normally require the use of matching materials and features in extensions. Guideline 5 Unreasonable overshadowing and over dominance of neighbouring dwellings should be avoided Guideline 6 Extensions should protect and maintain minimum levels of privacy

The application should also be considered in the light of the Loxley Valley Design Statement. This statement is adopted Supplementary Planning Guidance and is also a material planning consideration in the determination of a planning application for this site.

The Design Statement Development states, amongst other things, that development should not damage important views in and into the Loxley Valley, new buildings should be constructed in compatible, matching, high quality materials where appropriate and that new structures should harmonise in design and scale, and be of materials consistent with neighbouring buildings, to produce a sense of unity.

Two storey rear extension

The proposed two storey rear extension will extend out the basement (lower ground floor) and ground floor levels of the property. Due to the slope of the land the basement level is at garden level at the rear of the property.

The proposed two storey rear extension at lower ground floor projects 3m out from the rear of the property adjacent and parallel to the shared boundary line with the adjoining property at 615 Loxley Road. At ground floor level as viewed from the rear, the extension will be set away from the shared boundary line, projecting approximately 2m and not exceeding a 45 degree line from the neighbours’ existing ground floor window.

36 The proposed extension, which will be finished in matching stone, with stone lintel detail, will incorporate a hipped roofline adjacent to the shared boundary line. The extension has been designed with full height doors to lower ground floor level and twin sash windows and roof lights to the ground floor level. The windows have been centralised on the ground floor part of the extension, which is offset from the properties existing first floor window. This has been unavoidable due to the need to remove the upper part of the extension away from the boundary line. It is not unreasonable for the applicant to require large windows on the extension to maximise light to the rear of the property. The neighbour reserves the right to alter the windows to the rear of his property in a similar manner in the future.

The adjoining property at 615 Loxley Road is a similar layout to the application property in that it is three storeys to the rear however its basement room has previously been converted into a main living room. This lower ground floor room is lit by means of an original glazed window which is set away from the boundary line together with a glazed door which is positioned in close proximity to the boundary and line of proposed extension.

Approved planning guidance indicates that extensions should not project more than 3m along a common boundary and that if main windows are unusually close to the boundary this distance may be reduced further.

It is considered that the proposed lower ground floor part of this extension which projects 3m from the original rear wall of the dwelling will not have a detrimental impact on the neighbouring property to such an extent that a refusal of this part could be justified. The original main window into the neighbours’ lower ground floor room is set away from the shared boundary line with the glazed door immediately adjacent to the boundary providing a secondary means of light.

Whilst there was no existing boundary treatment between the two properties at the time of the planning officer’s visit to the site, it is understood that the applicant is intending to erect a 2m high boundary fence along the shared boundary line. This will effectively screen the lower ground part of the extension from the neighbours’ basement room and proposed lower ground floor full height doors from neighbours’ garden area. This part of the extension has been designed with a low eaves line adjacent to the boundary and hipped roofline which slopes away from the boundary line. This would be visible above the boundary fence.

Recent changes to the General Permitted Development order would permit a single storey flat roofed extension in this location which could project 3m from the lower ground floor elevation and be 4m high adjacent to the boundary. The current proposal is clearly a large improvement on the applicants fallback position should permission be refused.

In respect of the ground floor part of the extension, in order to comply with approved planning guidance the upper floor of two storey extensions should protect a 45degree angle of clearance from the neighbours’ closest ground floor main window. In this case this is taken to be the main window to the neighbours’ basement area which is located approx 1.5m from the shared boundary line. The applicant has however taken this line from the neighbours’ main ground floor

37 window which is set closer to the boundary line giving more clearance than usually required from the basement window. Consequently the proposal is considered to fully comply with SPG in this respect.

The proposed rear extension will have no direct impact on the amenities of occupiers of other neighbouring property at No. 619 Loxley Road. This property is located at a higher level so the proposed upper floor will appear as a single storey extension from neighbouring land.

The rear of the application property is not highly visible. Views of the property from the rear are at a distance from the Wisewood Cemetery grounds where the neighbouring property at 619 Loxley Road is more prominent due to its elevated position and collection of outbuildings. Consequently the proposed extension is unlikely to detract from the visual amenities of the locality to an extent where permission should be refused.

The design of the proposed extension is largely sympathetic to the design and appearance of the existing property. If permission is granted, samples of facing stone and stone for the lintels will be conditioned for subsequent approval to ensure a suitable match with the existing property.

Canopy to front and side elevations

The submitted plans detail an open sided/fronted slate/ timber canopy above the existing front door and extending down the side of the existing dwelling above the side access path. This canopy, which will cantilever out 1m from the main front and side wall of the property, is well designed, with highway facing gable feature over the existing front door. The canopy which is finished in slate to match the main roof of the property will be unobtrusive in the street scene and will not detract from the visual amenities of the locality.

Vehicular hardstanding and access to highway

The existing property does not have any off road parking provision. The proposal will provide a single off road parking space to the front of the property. This will involve the provision of a hard surface within the front garden area of the property, the part removal of the front stone boundary wall and provision of a dropped crossing to Loxley Road. Planning permission is required for the vehicular dropped crossing as this is a classified road.

Recent changes to the General Permitted Development Order stipulate that the provision of a hard surface to the front of a property is permitted development provided that the hard surface is made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the dwellinghouse. The applicant as indicated that the proposed hard surfaced are will drain onto the adjacent grass/ planting area to the front of the application property. There is no requirement as suggested by the neighbour for details as this to be approved by the Council prior to implementation.

38 The proposal will result in the removal of part of the stone wall to the front of the property. Whilst the removal of this wall does not on its own require planning permission the applicant has agreed to combine the proposed vehicular access with the existing pedestrian access opening and reposition the existing gate post. This will minimise the amount of wall to be removed and consequently reduce its impact in the street scene.

There are no highway safety issues with regards to the provision of a vehicular access at this point. Both the neighbouring properties have their own vehicular access points/ driveways and as the pavement is relatively wide at this point it will have no impact on the safe and free flow of traffic on Loxley Road or pedestrian safety.

SUMMARY AND RECOMMENDATION

The submitted plans have been substantially amended since first submission in order to reduce their impact on both the amenities of occupiers of neighbouring property and visual amenities of the locality.

It is considered the proposal as amended is acceptable with regards to UDP policies, Supplementary Planning Guidance on House Extensions and the design framework outlined by the Loxley Valley Design Statement.

Grant Conditionally.

Case Number 08/04639/FUL

Application Type A Full Planning Application

Proposal Use of land as hand car-washing business and siting of two portacabins

Location Land At Rear Of Carphone Warehouse Penistone Road North Sheffield

Date Received 26/08/2008

Team NORTH & WEST

Applicant/Agent Mr Ali Zyahe

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority considers that there is insufficient capacity at the site access on Beeley Wood Road (and within the site) to accommodate the additional traffic which is likely to be generated by the development proposal, causing queuing back into the public highway. With the site located so close to the A61, the situation would soon develop whereby queues/congestion impede free-flow traffic conditions on a major arterial route from Sheffield City Centre. As such, the proposal would be detrimental to the safety of road users and would cause unacceptable congestion on the highway network. It would therefore considered to be contrary to Policy IB9 of the Unitary Development Plan.

40 Site Location

LOCATION AND PROPOSAL

The site is located at a junction of Beeley Wood Road and Claywheels Lane off Penistone Road North. The site is currently vacant of buildings, previously used as a garage site.

A large detached building to the eastern side of the site incorporates Car Phone warehouse. To the southern side of the site are residential dwellings and to the northern side is the Fletcher’s bakery.

The site is located within a Fringe and Industry Area as defined within the UDP, the area is predominantly industrial with few residential properties in the midst of them.

41 Planning permission is sought for the use of land as hand car-washing business and siting of two portacabins.

SUMMARY OF REPRESENTATIONS

5 letters of objections have been received, 2 of the letters have no addresses on them. The main objections raised are as follows; - increase in traffic - potential traffic hazard - loss of on-street parking for local residents - increase in on-street parking on match days - the site is close to Niagra Road one of the bases fro police vehicles etc, and as such the area needs to be clear - concern with water supply, as no supply or drainage provisions present on site - works have started on site without planning permission - concern with proposed opening hours of the car wash - concern with potential on-street/public footpath advertising - previous car wash premise close by entailed similar highway problems that will be created by the proposed development - other non-planning issues

PLANNING ASSESSMENT

The site plan shows part of the area being used for car parking, presumably for the customers, although no information has been submitted clarifying this. Part of the site will incorporate the portacabins and accommodate the car washing area. Access into the site will be off Beeley Wood Road and exit from the site will be towards Claywheels Lane.

Although there are no objections in policy terms for the proposed use, there are concerns with regards to the highway obstruction and any future highway improvements proposed on Penistone Road North roundabout junction.

Highways Department have been consulted and have recommended refusal on this application for the reasons outlined below.

The proposed ingress to the car wash is close to the junction of Penistone Road. The concern is of cars queuing into the public highway from the car wash, which would interfere with the free flow traffic conditions, potentially backing back onto the A61 (Pensitone Road North). Towards the end of Clay Wheels Lane are a number of industrial units that rely on articulated lorry deliveries & exports. As these vehicles turn into Beeley Wood Road from the A61, they take up the whole width of the carriageway, and would not expect to hit the tail end of a queue.

Furthermore, the Penistone Road Smart Route is about to be consulted upon. Current views are that Leppings Lane roundabout would be replaced with a signal controlled junction, which would not afford the u-turn to Beeley Wood Road. Instead, the scheme would enable the right turning manoeuvre into Beeley Wood Road to occur directly from the A61 (via traffic lights). In this instance, any

42 blockage on Beeley Wood Lane would soon tail back onto the A61. When the signals then turn to green for the north/south Penistone Road flow, the northbound direction would be blocked. Football match days would only compound matters.

The proposal is therefore contrary to the aims and objectives of Policy IB9 ‘Conditions on Development in Industry and Business Area’ which states amongst other things that change of use will be permitted provided that it would provide safe access to the highway network. As such, for the above reasons it is difficult to support the proposal in highway terms.

The proposal will have no direct impact on the neighbouring residential properties, the effect of noise pollution and odour pollution will be minimal in terms of the proposed use and noise and air pollution it may create. The issues with tail backs of cars and the coming and goings of cars possibly using the car wash may cause some disamenity to the local residents, but given the location of the site in a predominantly industrial area, the impact of noise and odour will be negligible in the grand scheme of things.

No objections have been raised by the Environmental Protection Department.

Access officer has raised concerns with regards to site layout and usage in terms of disabled customers use or staff.

SUMMARY AND RECOMMENDATION

The proposed Use of land as hand car-washing business and siting of two portacabins is considered to be unacceptable due to highway obstruction.

The Local Planning Authority considers that there is insufficient junction capacity on Beeley Wood Road to accommodate the additional traffic which is likely to be generated by the proposed development. As such the proposal would be detrimental to the safety of road users and would cause unacceptable congestion on the highway network.

It would therefore considered to be contrary to Policy IB9 of the Unitary Development Plan.

It is therefore recommended that planning permission is refused.

Case Number 08/04802/FUL

Application Type A Full Planning Application

Proposal Conversion of existing farm buildings to form 4 dwellinghouses with construction of ancillary buildings and drive access (amended plans received 31.10.2008)

Location Yews Farm Worrall Road Worrall Sheffield S35 0AU

Date Received 05/09/2008

Team NORTH & WEST

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

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

3 Before any work on site is begun, including site clearance/preparation works, a single nocturnal emergence or roost survey between May and August in appropriate conditions shall be carried out by a suitably qualified person(s) whose credentials shall first be approved in writing by the Local Planning Authority. The objectives of the ecological survey shall be:

44 a) to ascertain whether the farm buildings are used by protected species as a living, breeding, roosting or hibernating habitat; b) to provide a schedule of further surveys necessary to support a license if bats are found or to ensure the site is developed outside the hibernation period (October to March) as appropriate

The survey shall be submitted to and approved in writing by the Local Planning Authority before work, including site preparation works, on site is commenced and any approved measures shall be carried out in accordance with the approved schedule to provide a schedule of measures to preserve or enhance any identified habitat of a protected species and shall include details of when such measures shall be carried out.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development, in accordance with Policy GE11 of the Sheffield Unitary Development Plan and National Planning Guidance as set out in Planning Policy Guidance Note 9 (Nature Conservation).

4 Before the commencement of development, large scale details, including materials and finishes, at a minimum of 1:10 scale of the items listed below shall be approved in writing by the Local Planning Authority:

Windows Window reveals Doors Eaves and verges Porches Rainwater goods

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

In order to ensure an appropriate quality of development.

5 Before the development is commenced the following samples shall have been submitted to and approved in writing by the Local Planning Authority:

i) proposed facing materials and ii) proposed roofing materials and iii)proposed windows and doors

Thereafter, the development shall be carried out using the approved materials

In order to ensure an appropriate quality of development.

6 The windows shall be constructed in timber and at no time shall the windows be treated, stained or painted without the prior written agreement of the Local Planning Authority.

In order to ensure an appropriate quality of development.

7 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

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

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

9 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

10 The Local Planning Authority shall be notified when the landscape works are completed.

To ensure that the local planning authority can confirm when the maintenance periods specified in associated conditions/condition have commenced

11 Unless otherwise indicated on the approved plans no tree, shrub or hedge shall be removed or pruned without the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

12 Before any work on site is commenced, measures to protect the existing trees, shrubs and hedges to be retained shall be provided, in accordance with details which shall be submitted to and approved by the Local Planning Authority. These measures shall include a construction methodology statement and plan showing accurate root protection areas and the location and details of protective fencing and signs. Protection of trees shall be in

46 accordance with BS 5837, 2005 (its replacement) and the protected areas shall not be disturbed, compacted or used for any type of storage or fire, nor shall the retained trees, shrubs or hedge be damaged in any way. The Local Planning Authority shall be notified in writing when the protection measures are in place and the protection shall not be removed until the completion of the development unless otherwise agreed in writing.

In the interests of the amenities of the locality.

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

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

14 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no additional windows or other openings shall be formed in any of the elevations of the development hereby permitted without the prior written consent of the Local Planning Authority.

To ensure that the traditional architectural character of the farm buildings is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.

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

To ensure that the traditional architectural character of the farm buildings is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.

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

In the interests of the amenities of the locality.

17 The sustainability features proposed on the plans shall be installed on the proposed barn conversion and thereafter retained unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change.

18 Notwithstanding the indications on the approved plans the central landscaped area to the courtyard is not hereby approved. Prior to the commencement of any works full details of a simplified scheme of works will be submitted to and approved in writing by the Local Planning Authority and the scheme of works once implemented shall thereafter be retained unless otherwise agreed in writing by the Local Planning Authority.

To ensure that the traditional architectural character of the farm buildings is retained and there is no visual intrusion which would be detrimental to the amenities of the locality and to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE9 - Re-use and Adaptation of Rural Buildings GE15 - Trees and Woodland H7 - Mobility Housing H16 - Open Space in New Housing Developments SPG - Mobility Housing

This informative is intended as a summary of the reasons for grant of planning permission.

Attention is drawn to the following directives:

1. When preparing detailed proposals for the development of this site, the developer is advised that the Council will encourage the provision of easily accessible housing, capable of adaptation to meet the needs of various people with mobility impairments. Known as "mobility housing", further details are available together with guidance notes from the Access Officer on (0114) 2734197 or from Planning Enquiries on (0114) 2734215.

2. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

3. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent

48 obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

4. The applicant is advised that the Local Planning Authority has reason to believe that the application site may contain species and/or habitats protected by law. Separate controls therefore apply, regardless of this planning approval. Please contact Jean Glasscock on 0114 2734481 for more information in this respect.

5. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

49 Site Location

LOCATION AND PROPOSAL

The application relates to a redundant farm complex located off a private access road to the rear of Worrall Road. The site is accessed via a single-track tarmac road, which is for the first part, shared by visitors and workers to the NHS offices “The Yews”. The farm complex itself is predominantly a courtyard development. There is an existing farmhouse on site, which will be retained as a unit. This unit is constructed in stone and is the property nearest to the entrance to the complex. This dwelling appears as a later addition to the site, but has been tied in to the courtyard development of original farm buildings. The main courtyard buildings are currently vacant animal and feed stores constructed in natural stone with either stone slate or corrugated roofs.

There are two detached barns also on site, one of which is open sided whilst the second is constructed in breezeblock and corrugated roofing. Adjacent to these

50 barns there is concrete hard-standing and animal pens. This hard standing also extends to areas near the tree belt to the north west of the site, where there is evidence of previous structures.

The farm is located within an area designated as Greenbelt in the adopted Unitary Development Plan.

RELEVANT PLANNING HISTORY 06/04725/FUL - Alterations to farm buildings to create 5 No. dwelling houses with associated landscaping works and car parking accommodation. (Withdrawn 03/04/2007)

07/03449/FUL - Conversion of existing farm buildings to form 7 dwelling houses (Amended Plans Received 23/11/07). (GCLA 11/12/2007)

08/00619/FUL - Conversion of existing farm buildings to form 7 dwelling houses (amended site area to 07/03449/FUL). (GCLA 23/04/08)

SUMMARY OF REPRESENTATIONS

There have been two letters of representation one from Bradfield Parish Council and one from Loxley Valley Protection Society. Bradfield Parish Council has not raised any objections to the proposal subject to consideration being made of the highway issues and concern that the covenants proposed do not fit in with the ethos of family dwellings, whilst Loxley Valley Protection Society has objected on the following grounds: 1. The reduction in the number of units is welcomed, but query whether the raising of the roof heights and the extensions is within one third limits. 2. Dormer windows should not be allowed and conservation roof lights should be used instead. 3. Permitted development rights should be removed 4. External lighting should be kept to a minimum 5. The car parking proposed is excessive 6. The bins stores should provide for the separation of recyclable materials. 7. The division of the woodland areas is unacceptable and the trees should be retained. 8. Surveys should be carried out for protected species. 9. Conditions which were applied in the previous permission should be carried forward to this one.

PLANNING ASSESSMENT

Policy Issues

Policy GE3 “New Building in the Greenbelt” states that new buildings will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and outdoor recreation, cemeteries and other uses which would comply with Policy GE1.

51 Policy GE4 “Development and the Greenbelt” seeks to protect the Greenbelt and recommends that the scale and character of any development which is permitted in the greenbelt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment.

Policy GE9 “Re-use and Adaption of Rural Buildings” makes provision for the reuse and adaption of rural buildings for new uses. Schemes will be permitted particularly where this would help to diversify the rural economy and provided that the existing building is capable of conversion without significant alteration, extension or structural rebuilding; that the new use would not harm the landscape or character of the countryside; and that where the building already has a damaging effect on the appearance of the landscape, the conversion would secure appropriate improvements to the building’s external appearance. The policy also seeks to protect buildings, which are of local interest for their historic character, fabric, essential features or setting.

Policy GE 15 “Trees and Woodland” states that, “Trees and Woodland will be encourages and protected by planting, managing and establishing trees and woodland and requiring developers to retain mature trees, copses and hedgerows, wherever possible and replace any trees which are lost.

Policy H7 “Mobility Housing” requires a proportion of buildings to be mobility housing.

Policy BE5 “Building Design and Siting” promotes the use of good design and the use of good quality materials in all new and refurbished buildings and extensions. Original architecture is encouraged, but this should complement the existing and surrounding buildings and take advantage of the site’s natural and built features.

Policy BE22 “Archaeological Sites and Monuments” provides for sites of archaeological interest to be preserved, protected and enhanced and for adequate archaeological records of the site to be made.

The scope of the works proposed is in some regards larger than the previously approved schemes by the following means: glazed porches to the internal courtyard, an increase in heights of some buildings and the retention and re- cladding of the cow shed (now labelled unit 4) and car barns. However, it is noted that the scheme offers a significant reduction in units from 7 to 4 and therefore a reduction in associated hard-standing.

The site is located up a private access road and is surrounded by a tree belt and therefore the impact of the development of this site upon the openness and character of the Green Belt is limited.

The applicant has put forward the case that the previous scheme was not necessarily viable and that there were several flaws in the internal spaces to be provided.

52 The fourth unit is constructed in breeze block with a corrugated roof with uniform openings down its length. This application seeks to re-clad this building with stone and re-roof it with a change in pitch and add two small porch style buildings. It is noted that the unit in isolation does not necessarily make a positive contribution to the Green Belt and in its own right is not necessarily worthy of retention. However, the applicants have stated that this building will assist in facilitating the conversion of the adjacent barn buildings and this point is considered to have some merit. The applicants have also noted their fall back position, which is that as the residential permissions previously granted have not been enacted; the site is still agricultural land and buildings, and therefore the building could be re-clad, re-roofed and windows put in the building under the premise of it being an agricultural building, with an application for this proposal submitted at a later date. On balance therefore it is considered better to have control over the materials and quality of the development now and to avoid this convoluted process.

It is also noted that the building is of limited visibility from the Green Belt and its footprint is being reduced its length and that it will be set back from the boundary of the site. The changes to this building are therefore considered to offer a visual improvement to the site and are satisfactory in principle.

Given the previous applications made and the structural surveys submitted as part of these, there is no doubt as to the suitability of the stone built courtyard buildings for conversion. It is therefore considered that the proposals are acceptable with regards Policy GE4 and GE9 of the adopted Unitary Development Plan.

The car barns proposed are noted to be new buildings but are considered to be ancillary to the development and as is demonstrated in the sections, will be of limited impact upon the Green Belt.

In terms of the additions to the buildings, note has been taken of the amount/nature of extensions that would typically be allowed to a residential building in the Green Belt, which is one third. It is not considered that the current proposals exceed this. The buildings proposed are also considered to be relatively sensitive, with three of the porches being glazed with monopitch roofs to limit their intrusion upon the character of the original buildings.

Conversion of the Buildings

In terms of the changes to the courtyard buildings the conversion is considered to be relatively sensitive. So far as is possible, existing openings have been utilised and several amendments have been made to the scheme during the course of the application reducing the number and scale of openings and roof lights and these amendments are considered satisfactory. The porches to the central courtyard have been reduced in scale which again is desirable, and the use glazing rather than stone and slate will increase the sense of openness and will allow glimpses through to the barn behind. The porches to units 1 and 3 are within the courtyard and will only be visible by those entering the courtyard and are not considered to be detrimental to the openness and character of the Green Belt. The glazed porch to unit 2 is set within a corner and will therefore be viewed against the backdrop of the other farm buildings and is not considered to be an obtrusive feature.

In terms of the alterations to the detached building (unit 4), this building has been dramatically reduced in scale from the original proposals and is considered to be a more sensitive conversion. The omittance of the two storey extension, the dormer windows and a reduction in floor to ceiling windows and the footprint of the porch are all considered to have improved the appearance of the building and reduced its impact upon both the Green Belt and the site. A condition will be applied to the development to ensure that the materials used are of the highest quality and that the detached building will not detract from the overall conversion of the site.

Amenity Issues

The units as proposed are all considered to provide sufficiently sized living accommodation for the size of the property proposed. Due to the constraints of the properties and the site, there are instances where bedrooms have only velux windows as their source of light and outlook. Whilst this is not the most desirable situation, the rooms will have adequate light and outlook, with the remainder of the rooms having main windows. An amount of amenity for the site comes from the location and the absence of any other residential dwellings adjacent to the site.

The units as proposed are considered to be acceptable in terms of their direct impact upon one another. It is noted that there will only be a distance of approx.12m between facing windows over the courtyard. However this distance is considered to be acceptable and will not result in a loss of privacy for any future occupiers, particularly since many of the windows are not main habitable room to main habitable room. The only exception to this is the kitchen windows to Plot 3 facing onto the lounge window of Plot1. However, it is considered that given the nature of the development this would not be wholly unacceptable particularly given the communal areas to the front of the property within the courtyard. The windows to all other elevations will not affect the privacy of the other properties, but will offer some passive surveillance of the parking and landscaped areas.

Amenity Space and Landscaping Issues

The layout of the site is such that there will be a sense of identifiable amenity space. This space will be partially de-marcated but this will be informal and a condition will be applied requiring a scheme of hard and soft landscaping to be submitted. This will ensure that the amenity space created is useable and of value, but yet does not suburbanise the land and detract from the Greenbelt.

There is a large amount of amenity space created around the site, particularly due to the reduced amount of hard standing, which was part of the previous proposals. It is considered that there is satisfactory amenity space around the property and that the proposal is satisfactory in this regard.

Mobility Housing

The applicant has indicated a commitment to providing one unit suitable for conversion to mobility housing in line with the Supplementary Planning Guidance

54 on Mobility Housing. The unit indicated to be suitable for mobility housing is Units 4. A condition will be applied to ensure that this is provided.

Highways Issues

Amendments have been made to the plans which show amendments to the layout to allow for refuse and fire vehicles to attend to the site. The proposal also provides sufficient parking accommodation for the site, and is therefore considered to be an acceptable proposal in highway safety.

Sustainability

The development proposes that a range of sustainability features will be included in the development including solar panels, ground source heat pumps, rainwater harvesting, log burning stoves and additional insulation. All of these features are highly desirable and the provision of this will be conditioned. It is not considered that any of these measures will have an adverse impact upon the character of the Green Belt.

RESPONSE TO REPRESENTATIONS

It is considered that the extensions proposed are within reasonable parameters.

The dormer windows have now been omitted and conservation roof lights will be conditioned.

Permitted development rights will be removed through condition and a directive will be added about reducing the amount of external lighting.

The amount of hard standing has been reduced and the parking is considered to be acceptable, and more sensitive than that of the previous proposal.

The bins stores show provision for three bins and this is considered to be an appropriate provision.

It is noted that the loss of some of trees is regrettable however, a comprehensive landscape scheme will be required by conditions to ensure that the rural character of the site is retained and that the screening and landscaping is as sensitive as possible.

Some of the surveys have been partially submitted through the previous application, and measures are currently in place to ensure that no breeding birds enter the building and these conditions will be carried forward as applicable.

SUMMARY AND RECOMMENDATION

The proposed conversion of the farm buildings to residential accommodation and the associated extensions and alterations are considered to be satisfactory in terms of the living conditions for the occupiers and their relationship to one another. The conversion of the properties will not be detrimental to the

55 appearance and character of the buildings and will retain and enhance key features where possible. The conversion is considered to be appropriate development in the Greenbelt and the scheme as proposed will not be harmful to the character of the Greenbelt and landscape. The site will provide suitable parking provision and will not compromise highway safety.

The proposed scheme is therefore considered to be satisfactory with regards the Policies GE3, GE4, GE9, GE15, H7, H16, BE5, BE23 of the adopted Unitary Development Plan and the adopted Supplementary Planning Guidance on Mobility Housing.

A recommendation is therefore made for approval subject to conditions.

Case Number 08/04746/REM

Application Type Approval of Reserved Matters

Proposal Erection of 2 dwellinghouses and erection of car ports (for use with proposed dwellings and approved barn conversions) (amended plans received 29.09.2008 and 29.10.2008)

Location 485 Loxley Road Sheffield S6 6RP

Date Received 12/09/2008

Team NORTH & WEST

Applicant/Agent Chris Gothard Associates

Recommendation Grant Conditionally

Subject to:

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

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

2 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

3 Unless otherwise indicated on the approved plans no tree, shrub or hedge shall be removed or pruned without the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

57 4 Before any work on site is commenced, measures to protect the existing trees, shrubs and hedges to be retained shall be provided, in accordance with details which shall be submitted to and approved by the Local Planning Authority. These measures shall include a construction methodology statement and plan showing accurate root protection areas and the location and details of protective fencing and signs. Protection of trees shall be in accordance with BS 5837, 2005 (its replacement) and the protected areas shall not be disturbed, compacted or used for any type of storage or fire, nor shall the retained trees, shrubs or hedge be damaged in any way. The Local Planning Authority shall be notified in writing when the protection measures are in place and the protection shall not be removed until the completion of the development unless otherwise agreed in writing.

In the interests of the amenities of the locality.

5 The windows in the eastern elevation (side) of Plot B facing No. 485 Loxley Road shall be glazed with obscure glass to a minimum privacy standard of Level 4 Obscurity and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

6 Samples of all proposed external materials and finishes, including windows, and hard surfacing, 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.

7 Prior to the commencement of development details of the surfacing for the drive and parking areas shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the surfacing shall be provided in accordance with the approved details prior to the occupation of the dwellings.

In the interests of the amenities of the locality.

8 Notwithstanding the submitted plans, prior to the commencement of development, details of the boundary treatments, including retaining walls and infill planting/screening of the western boundary, shall be submitted to and approved in writing by the Local Planning Authority, only the approved details shall be installed.

In the interests of the amenities of the locality.

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

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

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

In the interests of traffic safety and the amenities of the locality and to ensure access is available at all times.

11 The dwellings shall not be occupied unless the sight line as indicated on the approved plans (of 2.4 metres x 60 metres) has been provided, thereafter the sightline shall be retained and no obstruction to the sight line shall be allowed within the sightline above a height of 1 metre.

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

12 Within 3 months of full occupation, the footway abutting the development site shall have been resurfaced to the satisfaction of the Local Planning Authority (owing to damage caused by trenches dug for connections to services, foundations dug for the realigned boundary wall, site hoarding and construction plant) with a new pin kerb provided to the rear of footway.

In the interests of pedestrian safety.

13 Prior to the development being occupied the car parking accommodation, vehicle turning area, drive and vehicular access onto Loxley Road shall have been provided to the satisfaction of the Local Planning Authority, surface sealed and drained thereafter retained/maintained.

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

14 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.

15 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:

BE2 - Views and Vistas in the Built up Area BE5 - Building Design and Siting GE4 - Development and the Green Belt Environment H7 - Mobility Housing H14 - Conditions on Development in Housing Areas

This informative is intended as a summary of the reasons for grant of planning permission.

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.

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

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

2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

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

60 You should apply for a consent to: -

Highways Adoption Group Development Services Sheffield City Council Howden House, 1 Union Street Sheffield S1 2SH

For the attention of Mr S Turner Tel: (0114) 27 34383

4. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

5. If a bus stop is needed to be relocated you are advised to contact Mr Eric Wilson at the earliest opportunity, Sheffield City Council, Traffic Regulations Group, 0114 2736178.

6. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

61 Site Location

LOCATION AND PROPOSAL

The application seeks reserved matters approval for the erection of two dwellinghouses within the curtilage of No. 485 Loxley Road.

Members may recall planning approval (Planning ref 07.00239/OUT) was granted on 29th August 2007 in outline for 2 detached dwellinghouses with all matters reserved for subsequent approval and full permission for alterations and extensions to 2 outbuildings to form 2 dwellings and associated parking. Subsequent to this two reserved matters applications have been submitted and subsequently refused at area board (08/01836/REM and (08/03118/REM).

The existing site comprises a two storey detached stone built property that is side facing to Loxley Road. The existing property is located in substantial grounds, with extensive garden areas to the east and south of the property. The existing house is

62 separated from Loxley Road by a 1.8 metre high stone wall. The two proposed detached dwellings are split level properties. The dwellings are two storeys in height fronting Loxley Road with additional accommodation in the roof space. A lower ground floor is accommodated to the rear due to the sloping topography of the site.

The proposed access to the site is located centrally within the Loxley Road frontage which will accommodate on site turning and parking for the approved barn conversions and the dwellings proposed under this application.

The site is split in its Unitary Development Plan allocation. The majority of the site which relates to the current application falls within the Housing Area, however some of the southern part of the site which accommodates two car parking spaces falls within the Green Belt. The application site boundary is consistent with the previous outline approval which approved the principle of housing development on this site.

RELEVANT PLANNING HISTORY

80/00924/FUL - Two garages and storage buildings was granted 16.04.1980

07/00239/OUT Part A - Erection of 2 detached dwellings (Outline) and Part B - Alterations and extensions to 2 outbuildings to form 2 dwellings and associated access and parking (As amended plans received 05.07.2007) was approved 29/8/07

08/01836/REM - Erection of two 2/3 storey dwelling houses and garages and car ports (for use with proposed dwellings and approved barn conversions (Amended plans received 23/05/2008) – Refused

08/03118/REM - Erection of 2 dwellinghouses and erection of car ports (for use with proposed dwellings and approved barn conversions) (Re-submission of 08/01836/REM) (In accordance with amended plans received 01/08/2008 and 06/08/2008)

SUMMARY OF REPRESENTATIONS

Bradfield Parish Council: - Recommends refusal for same reasons as given previously.

Loxley Valley Design Group: - The supporting information deals with the refusal reasons, however the plans still show fencing as a boundary treatment but these should be altered to show hedging. - Objection is raised to the removal of a lime tree, as trees are part of the character of the area, this should be retained and protected. If this cannot be achieved a replacement tree should be provided and subject to TPO.

63 - Objection is raised to surface water being drained into the pond due to contamination issues and impact on wildlife. The surface water should be piped to existing drainage.

Loxley Valley Protection Society: - Objection continues to be raised to the principle of infilling gardens. - The current plan still represents a massive overdevelopment of the site, too much building, hard standing and hard landscaping remains., putting the trees conditioned to be retained at risk, and causing serious run off problems. - Objection is raised to the erosion of the pleasing green aspect currently in the foreground of this view over the original garden wall and through the gates into the valley. - Lowering the wall would only increase the view of the new housing, this is a historical feature, important to the character of the village street and should be retained. - The housing should be reduced so that the building does not impinge on either the building or the canopy of the lime tree market out for removal on the latest plans. This tree should be retained and protected, as previously conditioned. Any replacement tree should be one of equal merit and stature. - Objection is raised to run off from the drives and contaminating the pond. Surface water should be piped into the existing system and the pond protected by a filter system. - The plan still shows fencing as its boundary treatment rather than hedging. - Objection is raised to the balcony on plot B. - Comment is made that the barn conversions should be considered alongside this plan for the new builds. This would show what an overdevelopment this is. Comment is made that with the position of the car port and landscaping the access to plot 3 has been removed, making the plan untenable without further amendment. - Comment is made that the incremental tinkering with this plan should end and the whole scheme rethought.

Two letters of representation have been received from Local Residents:

- Original objections reiterated. - The scheme is inappropriate, the two large houses and associated car ports, parking and drive will destroy this garden. - Reducing the height of the boundary will not open up views to the valley as there will be two properties blocking this view. - Concern is raised regarding contamination of the pond. - Concern is raised regarding extra traffic arising as a result of the scheme and the impact on highway safety as a result of the local road configuration. - Query is also raised as to where the bus stop would be moved to. - It is noted that the amended plans address some of the reasons for refusal for the previous plans, e.g. removal of garage, mobility housing and removal of front dormers, however the scheme still results in 4 new

64 houses, two of which will almost totally block the view from the road and surrounding houses. - The scheme would result in the filling up of green land which is part of Loxley’s character with houses. - Comment is made regarding works taking place in the garden of the site at present. - Comment is made that the scheme should be refused.

Policy Issues

The majority of the application site falls within the Housing Area as allocated on the Unitary Development Plan proposals map, and the principle of the development has previously been established in the outline application.

Policy H14 ‘Conditions on Development in Housing Areas’ is applicable and seeks to ensure that buildings are well designed, do not lead to the site being overdeveloped or deprive residents of light, privacy or security or serious loss of garden space that would harm the character of the neighbourhood. The policy also seeks to ensure adequate highway safety is maintained, amongst other things.

Policy BE2 ‘Views and Vistas in the Built up Area’ seeks to ensure new development respects the skylines, roofscapes and views that are particularly visible within the city.

Policy BE5 ‘Building Design and Siting’ is primarily concerned with good design and encourages original architecture, but states that new buildings should complement the scale, form and architectural style of surrounding buildings.

Policy GE4 ‘Development and the Green Belt Environment’ seeks to ensure that the scale and character of any development which is permitted within, or is conspicuous from the Green Belt should be in keeping with the area, and wherever possible, conserve and enhance the landscape and natural environment.

The site is located within an area that is covered by Supplementary Planning Guidance for Loxley Valley.

PLANNING ASSESSMENT

The previous application was refused by board members for the following reasons:

1. The Local Planning Authority considers that the development would restrict views within the Loxley Valley detracting from the visual amenities of the locality and as such is contrary to policy BE2 of the Unitary Development Plan and Guideline 2.1(a) of the Supplementary Planning Guidance The Loxley Valley Design Statement.

2. The Local Planning Authority considers that the proposed design of the development, including the amount of hardstanding area, dormer windows and balcony, is out of character in the area and as such is contrary to policies BE5 and H14 of the Unitary Development Plan.

3. The Local Planning Authority considers that the development would not be in keeping with the area around it, which is conspicuous from the Green Belt, and as such the proposal is contrary to policy GE4 of the Unitary Development Plan.

The agent has submitted amended plans that have been updated during the course of the application to address the previous reason for refusal.

Design, Layout and impact on Loxley Valley.

The character of the area and streetscene is mixed comprising of detached, semi detached and terraced properties of varying age, design, materials and appearance. The principle of the erection of two detached dwellings on the site was established under the outline approval and it is considered the proposals will not detract from the diverse character of the area.

The dwellings are of simple design that reflect the heights of existing buildings in the streetscene. The dwellings have pitched roofs, and dormers confined to the rear, which are of appropriate design. The materials proposed include natural stone for the walls, artificial stone for heads and cills and natural slate roofing. The windows are proposed to be timber and the dormers finished in slate or lead.

Having already removed the front dormers in the previous scheme, the agent has looked into removing the rear dormer windows, in light of the previous refusal, but does not feel that these can be removed without detrimentally affecting the internal accommodation. The agent has provided supporting information that clearly show the presence of dormer windows in the immediate vicinity eg. to the rear of 493 - 497 Loxley Road and the front of 490 Loxley Road. A supporting photograph has been submitted by the agent showing the rear of Nos 493 - 497 which is approximately 30 metres to the west of the site. This group of properties is long established and like the proposed dwellings has a two storey appearance from the road, with the rear showing accommodation over four levels as a result of the topography, and accommodation in the roofspace. The accommodation comprising of a lower ground floor accommodation, ground floor accommodation, first floor accommodation and accommodation within the roof space facilitated by rear facing dormers. The existence of this group of properties demonstrates that the proposal would not appear out of character in this location, particularly when viewed from Loxley Valley. The agent has made amendments to the design of the dormers to include a hip to the dormer roofs this does reduce their massing and the slope of the roof reflects the roof plane of the main dwelling. This design feature has been included to reduce the impact from long distance views by ensuring that they blend in with the roofing materials when viewed from Loxley Valley.

The balcony to the rear of house type B has been removed and replaced with a Juliette style balcony. Juliet balconies exist on other properties facing the Loxley Valley, including the neighbouring property to the west. This demonstrates that the inclusion of this feature would not be at odds with the character of the area. The omission of this step out balcony also removes the perception of overlooking to neighbouring properties.

66 The agent has detailed that the front boundary wall would be lowered further than previously detailed. This would open up views between the properties, between the old gateposts, in addition to the views that would be generated through the provision of the access road. The present frontage wall is of a height that does not allow significant views beyond, despite proposed presence of the two detached dwellings it is considered that the proposal would facilitate greater opportunity for open and long distance views of the Loxley Valley. The applicant has lowered the land level behind the boundary wall slightly to ensure that bin storage continues to be screened behind the wall. The original material of the wall would still be retained, maintaining the character of the area.

The screen fencing has also been removed to the perimeter of the new garden of 485, this will now comprise of a stone wall and hedging. Hedging is also shown between the gardens of the new plots.

The agent has slightly reduced the amount of hardstanding on the access road by narrowing the area directly before the turning head. The plans do however show that two of the spaces at the head of the access road would be hard surfaced. It is necessary that at least the disabled parking bay is hard surfaced. The other parking bays to the south and adjacent to the carport are shown as an alternative surfacing that can be agreed by condition. The applicant has verbally indicated that grasscrete may be explored. Such a surface would minimise the visual impact of the proposed parking and access road.

A double car port is proposed to the south of No 485. This is typical in its design and would not be visible in the streetscene or prominent from the green belt due to the positioning of existing buildings.

One reason for the previous refusal, detailed that the scheme was conspicuous from the greenbelt. The amendment to the scheme, including the more sensitive approach to boundary treatment, the amended design of the dormers and removal of the balconies all go someway to reducing the impact when viewed from the greenbelt. The scheme would be seen from the greenbelt against the backdrop of existing development in what is a developed residential area. The only part of the scheme within the green belt is the two parking bays, these can be conditioned to be laid out in a sensitive material eg. grasscrete.

It is considered that the design alterations submitted ensure that the scheme does not damage important views in and into the Loxley Valley making the scheme compliant with Policy BE2 of the Unitary Development Plan and Guideline 2.1 (a) of the Loxley Valley Design Statement. The design features of the scheme are considered to accord with the character of the area and with the criteria set out in Policies BE5 and H14 of the UDP. The scheme would not appear conspicuous from the greenbelt over and above any other development on Loxley Road. For these reasons the scheme is considered to comply with Policy GE4 of the UDP.

Overdevelopment

This issue has been previously dealt with at outline stage. Each dwelling has in excess of 50 sq metres of private amenity space located to the rear of the

67 properties which is considered acceptable. Given the size of the rear garden areas and separation distances between the proposed and existing dwellings the scheme is not considered to result in an overdevelopment of the site.

Amenity

Plot A is at least 9.5 metres from the side elevation of No 479, at this distance and given the nature of the windows in the side elevation of No 479, there are no overbearing issues arising as a result of this scheme in relation to this property. There are no windows in the side elevation of this plot facing No 479. Plot A has got a tapered rear garden. The openings would not overlook living accommodation associated with No 479, but would be in close proximity to its boundary. The garden associated with No 479 is at a significantly lower level than the application site. Due to the extent of the land level differences the main outlook of the windows would be over and beyond the land rather than directly down. Significant loss of privacy would not arise.

No overlooking or overshadowing issues arise between the two new properties.

There would be a separation distance of approximately 15 metres between the side elevation of the proposed dwelling and the existing dwelling of 285. The proposed dwelling would have landing windows facing the existing property. These can be conditioned to be obscured to protect the privacy of the existing dwelling and its associated garden area.

Highways

Two parking spaces are proposed per unit which is an acceptable level for dwellings of this size. Visitor parking can be accommodated on site.

Mobility housing

Policy H7 states that a proportion of mobility housing to meet local needs will be encouraged. Plot A has been designed to meet mobility standards.

Landscape

One tree is shown to be removed as part of the scheme, although close to the site frontage, there is a tree closer to the highway that will be retained, which is appropriate as it contributes most to the streetscene. The removal of the tree is disappointing, however is not worthy of preservation through TPO. A condition can be attached to secure the protection of the trees to be retained during construction works.

Other issues

Minor land level alterations are proposed as part of the scheme to accommodate the lower ground level and obtain level access from Loxley Road. In addition land levels are shown to be altered to achieve an appropriate gradient of access road. This does not result in any adverse impact on the adjoining Green Belt

RESPONSE TO REPRESENTATIONS

Many of the points raised have been discussed above or where previously established at outline stage. The remaining issues are discussed below;

Objection is raised to surface water being drained into the pond due to contamination issues and impact on wildlife. The surface water should be piped to existing drainage. Concern is raised regarding serious runoff. - The applicant has amended the plans to show the runoff to be filtered through an oil interceptor. This is considered to be acceptable. Furthermore the Environment Agency has been consulted and make no comment regarding this. It is concluded that the scheme would not be harmful to this environment. It is also not felt that the amount of run off would be unacceptable as a result of the scheme.

Comment is made that the barn conversions should be considered alongside this plan for the new builds. This would show what an overdevelopment this is. Comment is made that with the position of the car port and landscaping the access to plot 3 has been removed, making the plan untenable without further amendment. - The entire scheme was considered in principle in the previously approved scheme. The plans show a pedestrian access to plot 3.

Comment is made that the incremental tinkering with this plan should end and the whole scheme rethought. - As the applicants have submitted the scheme for consideration, it must be assessed and determined.

Query is raised as to where the bus stop would be moved to. This is not known at this stage. - The applicant will be asked to liaise with the Highways department regarding this.

Comments are made regarding works taking place in the garden of the site at present. - This is a separate issue and should not prejudice the outcome of this scheme.

SUMMARY AND RECOMMENDATION

It is considered that this amended application addresses the previous reasons for refusal and the scheme will contribute to the varied character and appearance of the streetscene and visual amenities of the locality. The dwellings will not detrimentally affect the amenity of neighbouring properties.

Acceptable levels of parking have been incorporated within the scheme and the single new access point shown would not jeopardise highway safety.

It is concluded for the reasons outlined above that the scheme would comply with Policies H14, H7, BE2, BE5, and GE4, of the Sheffield Unitary Development Plan and Loxley Valley Design Statement Supplementary Planning Guidance.

Case Number 08/04908/FUL

Application Type A Full Planning Application

Proposal Erection of a dwellinghouse (amendments received 29.10.2008)

Location Land Adjacent 42 Thrush Street Sheffield

Date Received 18/09/2008

Team NORTH & WEST

Applicant/Agent Mr J Fielding

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 the following samples shall have been submitted to and approved in writing by the Local Planning Authority:

i) proposed facing materials and ii) proposed roofing materials and iii) proposed hardsurfacing material

Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

3 The first-floor windows on the rear elevation of the new dwellinghouse facing the rear garden of No. 233 Providence Road shall be glazed with obscure glass to a minimum privacy standard of Level 4 Obscurity and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

70 4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the dwellinghouse shall be constructed without prior planning permission being obtained from the Local Planning Authority.

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

5 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no windows or other openings shall be formed in the side elevation of the dwellinghouse facing Nos. 42 and 44 Thrush Street hereby permitted without the prior written consent of the Local Planning Authority.

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

6 The dwellinghouse hereby permitted shall not be used unless the screen fencing has been provided in accordance with the approved plans.

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

7 The dwellinghouse shall not be used unless the car parking accommodation for three 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.

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

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

Attention is drawn to the following justifications:

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

This informative is intended as a summary of the reasons for grant of planning permission.

71 Attention is drawn to the following directives:

1. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

3. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

72 Site Location

LOCATION AND PROPOSAL

The application site is located approximately 3km northwest of Sheffield City Centre in an area known as Walkley Bank. The area is designated as a Housing Area in the Unitary Development Plan (UDP). The site is currently used as a parking area for 42/44 Thrush Street.

The streetscene consists of a mix of detached, semi-detached and terraced dwellinghouses constructed in a variety of styles, sizes and materials. Terraced dwellings dominate the west side of Thrush Street.

Directly to the south of the proposal site along Thrush Street are six newly built stone semi-detached dwellings with integral garages and an additional off-street parking bay within the front curtilage. These are one half of a recently approved

73 residential development that also comprises six semi-detached and one detached dwelling along Providence Road.

Planning permission is sought for the erection of a detached stone fronted dwellinghouse within the parking area of 42/44 Thrush Street. Two off street parking bays are to be provided within the front curtilage of the site to serve the new dwelling with an additional bay to be retained for use by 42/44 Thrush Street.

RELEVANT PLANNING HISTORY

02/03021/FUL: Erection of a dwellinghouse. REFUSED 14/11/2002.

04/01248/FUL: Erection of double garage with self contained living accommodation over. REFUSED 24/05/2004.

04/04820/FUL: Erection of double garage with self contained living accommodation over (Resubmission). REFUSED 26/01/2005 on the grounds that it was out of character in the street scene, constituted an overdevelopment of the plot, resulted in unacceptable overlooking of the garden of 233 Providence Road and that the driveway to the garage was an insufficient length that threatened highway safety.

Application 04/04820/FUL was appealed and the appeal was dismissed on the following grounds: - The cumulative affect of the detached nature of the building, the integral garages and the horizontal emphasis created by the windows result in a structure that appears out of character in the streetscene - Insufficient length of parking bays that may lead to vehicles overhanging the footway to the detriment of highway safety - Potential noise and disturbance to the first-floor flat from the use of one of the garages by 42 Thrush Street and the limited external space are cited as secondary issues that taken individually would not result in refusal of the scheme but that contribute to the overall unacceptability of the scheme - The Inspector considered that overlooking of the rear garden of 233 Providence Road could be prevented through the obscure glazing of rear facing windows

Members, at the meeting on 23rd October 2007, approved application 07/02811/FUL for the erection of 13 three-storey dwellinghouse with integral garages along Thrush Street and Providence Road. This followed the approval of outline permission and reserved matters in 2003 and 2004 respectively. Each of the new dwellings along Thrush Street granted in 2007 have three bedrooms and one parking bay on the frontage in addition to a single garage.

SUMMARY OF REPRESENTATIONS

There have two letters of representation received from local residents regarding this application objecting on the following grounds: - Current housing development (between 4 and 42 Thrush Street) increases the number of residents and reduces the number of parking

74 spaces available for the Walkley WMC therefore increasing the need for on-street parking whilst reducing parking space - Number 42 currently use the proposal site for parking and are not providing an alternative - Thrush Street is becoming very built up in a short space of time - Noise and disturbance from existing building works on Thrush Street will continue

A representation has been received from Cllr Jonathon Harston making the following comments: - No objection to an additional residential development on Thrush Street - Concerned about the steep, narrow nature of Thrush Street and the difficulty of seeing on-coming traffic - Movement conflict between traffic trying to move in opposite directions - Development of the eastern side of the road will exacerbate the highway issues - Suggest implementation of one-way traffic measures and request Highways to investigate and consult on this idea

PLANNING ASSESSMENT

Policy

As the proposal site is located in a Housing Area and is for a new dwellinghouse the following policies of the UDP apply:

BE5: Building Design and Siting

‘Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. The following principles will apply: Physical Design a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings’

H14: Conditions on Development in Housing Areas

‘In Housing Areas, new development or change of use will be permitted provided that: a) new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and c) the site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and d) it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and e) it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and g) it would comply with Policies for the Built and Green Environment, as appropriate’

75 Design

The new dwellinghouse has been well designed to fit in with the character of the traditional terraced dwellings in the Thrush Street streetscene and wider area. Design cues have been taken from the older terraced dwellings rather than the new three-storey dwellings that have more of a townhouse appearance. Due to the limited size of the proposal site and the detached nature of the new dwelling it is considered more appropriate that it is two-storey and of a smaller scale as it will sit more comfortable in the site and not appear overly prominent in the streetscene.

The Inspector cited the detached nature of the previous proposal as an issue that contributed to its unacceptable design. It is acknowledged that terraced housing dominates the wider area. However, the newly constructed dwellings along Thrush Street and Providence Road comprise six semi-detached dwellings with an additional detached dwelling at the end of the row on Providence Road. Therefore, due to the small scale of the proposed dwellinghouse and the recent development along Thrush Street and Providence Road it is not considered that the proposed detached dwelling will be out of character with the streetscene.

The windows have a strong vertical emphasis that is characteristic of the streetscene. A criticism of the Inspector in the 2004 appeal was that the windows had a horizontal emphasis and it is considered that this has been successfully addressed in this current proposal.

The new dwelling is to be stone fronted with red brick side and rear elevations. This is a characteristic of other properties in the streetscene and will not appear out of character or incongruous. The roof is to be tiled in natural slate and again this reflects the traditional character of the streetscene.

Amenity Issues

The distance from the proposed dwellinghouse to the rear boundary with 233 Providence Road is approximately 3.5 metres. To ensure that the privacy of the garden of Number 233 is not threatened by the proposal the internal layout has been revised so that the first-floor windows can be obscure glazed without harming the internal living conditions of the dwelling and the rear facing rooflight has been removed. There are no windows on the side elevations and the windows on the property frontage are a sufficient distance from directly facing neighbouring windows to prevent any overlooking.

The land level rises to the rear of the site and this will prevent the ground floor windows from overlooking the rear garden of No. 233. A screen fence is proposed to a height of 1.9 metres to ensure the privacy of the adjacent properties is protected from the clear glazed rear facing ground floor windows.

Despite its restricted dimensions the rear garden of the site is a regular, useable shape and is comparable in size to the new dwellings along Providence Road. The previously refused proposal provided a considerably smaller rear garden for a similar sized dwelling and the Inspector felt that this alone did not warrant a planning refusal.

There are several windows in the side elevation of the new dwelling immediately to the south of the proposal site that may experience some overshadowing from the proposed dwellinghouse. These windows do not appear to be main windows to habitable rooms and although their slight overshadowing is not ideal it is not deemed sufficient grounds to warrant a planning refusal.

Highways

Two parking bays are proposed in the front curtilage of the site for the new dwelling and one bay for the existing property at 42/44 Thrush Street. There is an access gate directly to the garden of Number 42/44 that will allow direct access from the proposed parking bay to the existing dwelling without causing significant disturbance to the occupants of the new property. The parking provision is comparable to the new dwellings in the street and is considered sufficient to serve the new and existing dwellings.

The vehicular access to the site is established and offers good visibility of on- coming vehicles from both directions. The length of the parking bays is 4.8 metres and this is slightly below the 5 metres usually required. To create 5 metres parking bays would mean the loss of rear garden space which is already limited. On balance it is considered that the proposed parking bays are a sufficient length to accommodate the vast majority of vehicles without posing a threat to pedestrian or traffic safety.

SUMMARY AND RECOMMENDATION

The proposed dwellinghouse reflects the scale, character and materials of other properties in the street scene and sits comfortably in the site. It is considered that the previous reasons for refusal in terms of design have been successfully addressed and the proposed dwelling is now appropriate to the locality.

The privacy issues have also been addressed from the previous refusal by reconfiguring the internal layout so that windows suitable for obscure glazing have been located on the rear.

The parking provision within the site is sufficient to serve the new dwelling and existing dwelling at 42/44 Thrush Street and on balance it is considered that the size of the bays is adequate to prevent an unacceptable threat to pedestrian or traffic safety.

Grant conditionally.

Case Number 08/04958/FUL

Application Type A Full Planning Application

Proposal Erection of 3 dwellinghouses with attached garages (amended resubmission of application 07/04545/FUL)

Location Curtilage Of 86 Bellhagg Road Sheffield S6 5BS

Date Received 23/09/2008

Team NORTH & WEST

Applicant/Agent DLP Planning 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 of all proposed external materials and finishes, including windows, shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Before the commencement of development, large scale details, including materials and finishes, at a scale of 1:20 of the items listed below shall be approved in writing by the Local planning Authority:

(i) windows and reveals (ii) doors (iii) eaves and verges (iv) coursing of facing materials and quoins (v) heads and cills (vi) chimney stacks and pots

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

78 In order to ensure an appropriate quality of development.

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

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

5 Building operations shall not commence until details of the surface water and sewage disposal proposals serving the site have been submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

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

8 The first floor rear windows on the elevation of the dwellinghouses on plots 1, 2 and 3 facing the eastern boundary shall be glazed with obscure glass to a minimum privacy standard of Level 4 Obscurity and shall be top hung only and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no windows or other openings shall be formed in the side elevations of the dwellinghouses hereby permitted without the prior written consent of the Local Planning Authority.

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

10 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to footway, and means of vehicular

79 access shall be restricted solely to those access points indicated in the approved plans.

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

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

In the interests of traffic safety and the amenities of the locality and to ensure access is available at all times.

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

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

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

In the interests of the safety of road users.

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

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

15 The development shall not be begun until details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure the reconstruction of the footways adjoining the site before the development is brought into use. The detailed materials specification shall have first been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

16 Development shall not commence until actual or potential land contamination and ground gas contamination at the site has been investigated and a Phase I Preliminary Risk Assessment has been submitted to and approved in writing by the Local planning Authority. Reports shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004).

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

80 17 Should further intrusive investigation be recommended in the Phase I Preliminary Risk Assessment Report, development shall not commence until a Phase II Intrusive Site Investigation Report has been submitted to and approved in writing by the Local Planning Authority. The Phase II Intrusive Site Investigation Report shall be prepared in accordance with Contaminated Land Report CLR 11 (Environment Agency 2004), and PPS23.

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

18 Should remediation be recommended in the Phase II Intrusive Site Investigation Report, development shall not commence until a Remediation Strategy Report has been submitted to and approved in writing by the Local Planning Authority. The Remediation Strategy Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23.

In the event that remediation is unable to proceed in accordance with an approved Remediation Strategy, or unexpected contamination is encountered at any stage of the process, the Local Planning Authority shall be notified immediately. Revisions to the Remediation Strategy shall be submitted to and approved in writing by the Local Planning Authority. Works shall thereafter be carried out in accordance with the approved revised Remediation Strategy.

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

19 Following completion of any measures identified in the approved Remediation Strategy or any approved revised Remediation Strategy a Validation Report shall be submitted to the Local Planning Authority. The Validation Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23. The site shall not be brought in to use until all the validation data has been approved in writing by the Local Planning Authority on completion of the works outlined in the approved Remediation Strategy Report.

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

Attention is drawn to the following justifications:

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.

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.

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.

You should apply for a consent to: -

Highways Adoption Group Development Services Sheffield City Council Howden House, 1 Union Street Sheffield S1 2SH

For the attention of Mr S Turner Tel: (0114) 27 34383

4. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers

82 must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

6. 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.

83 Site Location

LOCATION AND PROPOSAL

The application site relates to part of the rear garden of the house at no.86 Bellhagg Road which currently comprises of two outbuildings; one is a small outbuilding with a monopitched roof and the other is a larger ridged roof building. No.86 Bellhagg Road is a detached dwellinghouse on a corner plot located at the junction of Bellhagg Road with Lark Street and its garden runs alongside Lark Street.

The site and the surrounding land slopes falling from south to north (from Bellhagg Road down to Providence Road). The fall in level along the site’s 32 metre frontage to Lark Street is approximately 4.5metres (approximately a 1 in 7 gradient). The frontage of the site is bound by a stone boundary wall approximately 2 metres high for most of the frontage. There is also a gated vehicle

84 access in part of the boundary wall located in front of the larger of the two outbuildings.

The site falls within a Housing Policy Area as defined in the adopted Sheffield Unitary Development Plan and the surrounding area is predominantly residential in nature with the rear gardens of surrounding dwellings adjoining the site. Opposite the site, on the west side of Lark Street is the Walkley Club and its access. At the corner of Lark Street and fronting Providence Road, construction of 7 dwellinghouses recently permitted is nearing completion.

Full planning permission is sought for the erection of three dwellinghouses; one three-bedroomed detached dwellinghouse and attached garage and two two- bedroomed semi-detached dwellings on the site also with attached garages.

RELEVANT PLANNING HISTORY

Full planning permission was granted conditionally for alterations to the car port at no.86 Bellhagg Road and for the construction of a pitched roof on the existing first floor extension (application reference 08/00001/FUL)

Full planning permission was refused for the erection of 3 dwellinghouses and 3 garages (access from Lark Street but facing towards no.86 Bellhagg Road) on the application site by reason of the inadequate visibility splays forming the accesses which would be detrimental to the safety of road users, unacceptable overlooking and thereby, loss of privacy to adjoining residential properties and by reason of its layout, siting, form, massing, scale and design which would be out of keeping with the character of the area (application reference 07/04545/FUL)

Full planning permission was refused for the erection of 2 dwellinghouses and garages (access from Lark Street and fronting Lark Street) also on the application site. Reasons for refusal are as for scheme above with an additional reason cited as the over-provision of car parking spaces which would not reduce the reliance on the car for work and other journeys (application reference 07/04544/FUL)

Full planning permission was granted conditionally for the erection of 13 dwellinghouses and garages on land between Lark Street and 231 Providence Road and opposite 7 to 23 Thrush Street (application reference 07/02811/FUL)

Outline planning permission was granted conditionally for an extension to dwellinghouse of no.86 to form two additional flats and a flatlet (application reference 75/02882/OUT) and a prior application for alterations to the dwellinghouse to form three self contained flats (application reference 75/01499/OUT). Outline permission was also refused for the erection of four flats in one block with garages under (75/01835/OUT)

SUMMARY OF REPRESENTATIONS

There have been 7 letters of representation received from local residents regarding the application. Comments made are summarised below: - Loss of sunlight to houses and gardens of neighbouring dwellings

85 - Loss of privacy - Noise pollution - Loss of remaining open space in an area which will destroy valued walled garden and setting of iconic house and will affect the visual appearance and amenity of the area through the loss of the existing street scape - Loss of natural habitat - Feeling of overbearing, and overdevelopment - Already a number of new build houses in the area which has been subject to much development in recent years - Mature trees have already been lost - Increase in traffic - Disturbance during construction - Considers that siting of garages would be too close to boundaries of surrounding properties and the boundaries themselves would also result in a loss of the general environment and block open views - There are existing parking problems when the social club is open and pressure for parking on Lark Street which will be exacerbated by any further development (photos submitted as evidence) - Consider the land does not constitute brownfield land as the structures are of local value - Raised issue with inaccuracies in the supporting statement supplied with the application - Pedestrian safety issues along Lark Street - Increase in surface run off - Consider previous reasons for refusal are still valid

PLANNING ASSESSMENT

Policy Issues

The site comprises part of the residential garden of no.86 Bellhagg Road and as such falls within the definition of previously developed land contained in the national planning policy statement on housing PPS 3. PPS 3 also states there is no presumption that land that is previously developed is necessarily suitable for housing development nor that the whole of the curtilage should be developed.

The existing rear garden of no.86 is large compared to most gardens in the locality having a width of approximately 19 metres. The proposal would result in the rear garden of no.86 being reduced to approximately 10 metres in length and it is considered that this would form sufficient garden space to meet the needs of occupiers of the existing dwelling of no.86 as well as providing an appropriate setting to the original dwellinghouse.

The site falls within a Housing Policy Area where housing is the preferred use as outlined in policy H10 and therefore and with the above in mind, the proposal is acceptable in principle.

However, the proposal must also satisfy the requirements of other relevant policies including UDP policy H14 ‘Conditions on Development in Housing Areas’ which

86 seeks to ensure new buildings are well designed, and that sites would not be overdeveloped or deprive residents of their amenity and ensure safe access to the highway network. UDP policy BE5 is also relevant and states that new buildings should complement the scale, form and architectural style of surrounding buildings.

Highways and Access

It is proposed for each of the three dwellinghouses to have a separate attached garage and each would be set back approximately 5 metres from the footway providing a total of two off-street parking spaces per property which is in accordance with Council guidelines and as such, it cannot be considered that the proposal would result in any increase in on-street parking.

The access points are off Lark Street and have been positioned such that 2 metre by 2 metre intervisibility splays can be provided without requiring adjustment to the boundary wall at the side of no.205 Bellhagg Road. As such, safe access to the public highway network can be provided, also complying with the objectives of UDP policy H14.

Scale, Design and Layout

The immediate surrounding area comprises properties fronting onto the street either with short front gardens or no front gardens. The traditional character of the older properties is of two-storey terraced/lined buildings mostly stone fronted. Later semi-detached and some detached dwellings have infilled along some of the nearby frontages with a variety of facing materials.

The proposed detached and semi-detached dwellings with link attached garages are to be sited fronting Lark Street with a small front garden providing defensible space and reflecting the urban grain of the surrounding area. The siting of the dwellings fronting the street allows for surveillance and enclosure to the street and forms an appropriate relationship with the street. The height of the dwellings responds to the topography of the site as the dwellings step down with the slope of the road which is also appropriate.

The design and scale of the dwellings including the fenestration details are considered in keeping with surrounding buildings and reflects the design of recent new build properties on the opposite corner from the site. It is proposed for the facing materials to be artificial stone with stone quoins and for the side and rear elevations to be red brick with an artificial slate roof and chimneys. Whilst it may be preferable for natural stone to be used, the materials proposed are the same as those used on the new development under construction which were chosen to respond to the local context and therefore, with the above in mind, the approach is considered acceptable. Details of materials are to be submitted and tied by condition

87 Impact on residential amenity

This is a sloping site with the house at no.86 Bellhagg Road being at a higher level than the proposed dwellings and the houses at no’s 203 and 205 Providence Road being at a lower level.

The proposed layout allows a separation distance of 14 metres between the rear elevation of no.86 and the side elevation of the new dwellinghouse which accords with recommended distances indicating that the proposed development would not overbear of overdominate occupiers of no.86.

The off-shot addition at nos 203 and 205 Providence Road has no windows in the rear facing elevation and the proposed new dwellinghouse would be sited 13 metres away from main windows on the rear elevation, which is satisfactory with regards to recommended distances indicating that there would not be any unreasonable overbearing or overshadowing from the new development.

There would be no windows on the side elevations of the dwellings protecting privacy levels to these neighbouring properties.

The rear elevations of the new dwellings have been designed to account for the proximity of neighbouring rear gardens, the boundary of which is 6.5 metres away from the rear elevations of the dwellings. As such, the internal layouts of the dwellings show bathrooms and landing areas at first floor level to the rear. As such, all windows serving these rooms at first floor level can be obscure glazed and top opening to protect privacy levels to the rear and can be tied by condition. It is considered that the ground floor rear doors and windows would not result in unreasonable overlooking to the rear as the rear boundary treatment which would comprise of a 2 metre high fence would provide adequate screening to ensure privacy levels are protected to surrounding gardens.

Although the garden lengths are relatively short, this is not an uncommon arrangement in this area of the City. Moreover, the rear gardens for the two- bedroom dwellings are 60 square metres and 75 square metres and the three- bedroom dwelling has 103 square metres. These sizes are considered appropriate and more than adequate areas of useable amenity space relative to the size of the properties.

The proposed development is to be sited on land which comprises of private residential gardens as well as outbuildings which appear to have been used for commercial storage purposes. There are also a couple of historic quarries within 200 metres of the site and as such, a number of conditions are attached in order to protect the healthy and safety of future occupiers of the dwellinghouses.

RESPONSE TO REPRESENTATIONS

Many of the points raised have been addressed in the above sections. However, it is also considered necessary to note that loss of view is not considered a planning matter. Also, concerns raised with regard to issues of noise during construction are not controllable through the planning process although the appropriate directive

88 has been attached. A condition has also been attached requesting submission of surface water drainage details.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the erection of three dwellinghouses fronting Lark Street; one three-bedroomed detached dwellinghouse and attached garage and two two-bedroomed semi-detached dwellings also with attached garages on a site comprising of part of the private garden of no.86 Bellhagg Road and associated outbuildings.

The revised proposals show a much improved layout to that previously refused as the dwellings would front the street reflecting the pattern of the locality and the siting of the dwellings allows acceptable separation distances between surrounding properties protecting amenity of existing residents. The design of the houses is similar to that used in surrounding new developments which is a reasonable approach and the internal layouts of the dwellings have been arranged to avoid overlooking issues to the surrounding gardens. An appropriate level of off-street parking is provided and access points are positioned to enable acceptable visibility levels.

Therefore, it is considered that the revised scheme overcomes the previous reasons for refusal and is satisfactory with regards to UDP policies H14 and BE5. As such, it is recommended that planning permission be granted conditionally.

Case Number 08/04961/FUL

Application Type A Full Planning Application

Proposal Re-roofing of dwellinghouse including erection of dormer windows to both side elevations (as amended 22.10.2008)

Location 485 Loxley Road Sheffield S6 6RP

Date Received 25/09/2008

Team NORTH & WEST

Applicant/Agent Trevor Birchall Design Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced the following samples shall have been submitted to and approved in writing by the Local Planning Authority:

i) proposed facing materials and ii) proposed roofing materials

Thereafter, the development shall be carried out using the approved materials

In the interests of the visual amenities of the locality.

90 4 The side cheeks of the proposed dormer windows shall be finished in hanging slate to match the main roof of the property.

In the interests of the visual amenities of the locality.

5 The dormer window on the west facing roof slope and the bathroom window on the south facing elevation shall be glazed with obscure glass to a minimum privacy standard of Level 4 Obscurity and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority. Any opening lights shall be positioned a minimum of 1.7m above internal floor levels.

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

6 The proposed rooflights to front and rear roof slopes shall be Conservation Style rooflights, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to installation.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

BE2 - Views and Vistas in the Built up Area BE5 - Building Design and Siting H14 - Conditions on Development in Housing Areas

This informative is intended as a summary of the reasons for grant of planning permission.

Attention is drawn to the following directives:

1. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

91 Site Location

LOCATION AND PROPOSAL

The application relates to a two storey detached stone built property that is sited at right angles to Loxley Road with dual pitched blue slate roof with central valley. The property is located in substantial grounds, with extensive garden areas to the east and south of the property. The garden and property is bounded to its Loxley Road frontage by a 1.8 metre high stone wall.

The application property and most of its garden area falls within a Housing Policy Area as defined by the UDP. The site is bounded to the rear by the Open Green Belt the boundary of which also extends partly into the garden of the application property.

The current application seeks permission to replace the dual pitched roof with a more traditional pitched roof with raised ridgeline. In addition two dormer windows

92 will be added to the main front roof slope/ elevation of the property with a single dormer to the rear roof slope.

RELEVANT PLANNING HISTORY

80/00924/FUL - Two garages and storage buildings was granted 16.04.1980

08/01836/REM - Erection of two 2/3 storey dwelling houses and garages and car ports (for use with proposed dwellings and approved barn conversions) (Amended plans received 23/05/2008) – Refused 27/05/08

08/03118/REM - Erection of 2 dwelling and erection of car ports (for use with proposed dwellings and approved barn conversions) (Re-submission of 08/01836/REM) (In accordance with amended plans received 01/08/2008 and 06/08/2008) – Refused 27.08.08

08/04746/REM Erection of two dwellings and erection of car ports (for used with proposed dwellings and approved barn conversions). This application is due for determination at this Area Board

SUMMARY OF REPRESENTATIONS

Bradfield Parish Council: - Recommends refusal of this application for all the reasons given on the numerous applications for this address.

Loxley Valley Design Group: - Dormer windows are not part of the street scene. There are none on the same side of Loxley Road as the subject property for several hundred metres each way. - The scheme accentuates the overlooking of the curtilages of the proposed new properties to the east and other neighbouring property to the west.

Loxley Valley Protection Society: - The re-roofing of the property involves the considerable raising of the roof level in order to increase the habitable dwelling space. The creation of a large single span pitched roof rather than the existing lower profile, double range roof will totally alter the character of this Victorian dwelling which is a focal point of the village. - Similar works have been carried out to a similar property which stands at the top of the drive to Loxley Park. This used to be a solid rectangular Victorian property with a low profile roof. It was also constructed, as the application property, with its front elevation at right angles to Loxley

93 Road. The raising of the roofline and addition of dormer windows to this property has completely altered the character of the house. - There is an almost complete lack of dormer windows on Loxley Road showing that these are out of keeping with the area and contrary to UDP policy and supplementary planning guidance - The proposed dormer windows will deny privacy to the future occupiers of the proposed houses and gardens which are currently under consideration within the garden are to this property. The high dormer windows and other windows on front elevation will overlook future amenity space and consequently this application should be considered after the application for the new builds is resolved. Overlooking is increased due to the removal of trees within the curtilage. - The back of the application property closely abuts the taller gable of the adjoining property on Loxley Road. This will mean the rear dormer will look onto a brick wall, breaking the rear roofline for very little purpose.

Policy Issues

Unitary Development Plan Within Housing Policy Areas Policy H14 ‘Conditions on Development in Housing Areas’ is applicable and seeks to ensure that buildings are well designed, do not lead to the site being overdeveloped or deprive residents of light, privacy or security or serious loss of garden space that would harm the character of the neighbourhood.

Policy BE2 ‘Views and Vistas in the Built up Area’ seeks to ensure new development respects the skylines, roofscapes and views that are particularly visible within the city.

94 The Design Statement Development states, amongst other things, that:

- Any new development especially along Loxley Road should reflect the consistency of the existing roofline except in exceptional circumstances where a varied roofline may be more appropriate.

- The angle of roof pitches should be in keeping with the local tradition (within the range of 35 and 45degrees)

- Development should not damage important views in and into the Loxley Valley and :

- that new structures should harmonise in design and scale, and be of materials consistent with neighbouring buildings, to produce a sense of unity

PLANNING ASSESSMENT

Design and impact on street scene and Loxley Valley.

The submitted plans have been amended since first submission in order to improve the appearance of the proposed roof extension as viewed from Loxley Road and to reduce the number and size of the proposed dormer windows to the main front elevation.

The plans as amended will result in the eaves line to the front of the property being raised by 350m with the proposed single ridgeline being 2.5m above the existing dual ridgelines with a 40 degree roof pitch. The proposed ridgeline, which will be stepped down from and at right angles the ridgeline to the neighbouring property at 487 Loxley Road, does not exceed a line drawn between the existing ridgeline to both neighbouring properties on Loxley Road. The proposed roof pitch is consistent with that outlined in the Loxley Valley Design Statement and reflects the roof height of neighbouring properties.

The proposed two front dormer windows which are to be inset from the main front wall of the property are well designed incorporating pitched rooflines set down from the new ridgeline to the property. The two dormers are relatively small features (1.45m wide) which are positioned so they line up with existing windows to the ground and first floor of the property. The side cheeks of the dormer windows will be finished in hanging slate to match the main roof of the property. The dormers, which will be visible from Loxley Road, whilst sited above the ridgeline to the original property, are not considered to dominate the new roof plane on which they sit. A single rooflight will be positioned centrally between the two dormer windows. It is considered that a conservation style rooflight should be used and this will be conditioned in any subsequent approval.

The dormer to the rear roof has also been designed with a pitched roof and will be finished in hanging slate to both the face and side cheeks. The dormer, which will be built off the main rear wall to the property, is at 2.7m wide larger than those proposed to the front roof slope as it is required to give adequate headroom over

95 the internal stair access to the roofspace. The dormer however will be largely unseen from Loxley Road being screened by the existing side gable to 487. In addition two rooflights will be added to this roof slope. As on the front roofslope it will be conditioned that these are conservation style rooflights.

Whilst the application property is a traditional Victorian property, is not a Listed Building and is sited in neither a Conservation Area nor an Area of Special Character. The proposed dormer windows are not considered to detract from either the dwelling on which they are sited or the general appearance of the street or locality and do not damage important views into the or out of the Loxley Valley. As submitted the proposal is considered to be fully compliant with Guideline 2 of the Councils SPG on House Extensions.

Impact on amenities of existing and future residents.

The proposed dormer windows will look onto the side elevation of one of the new dwellings facing Loxley Road. The side elevation of this dwelling, which will contain two obscurely glazed windows to non habitable rooms, is sited 15m away from the existing front elevation of the application property. The proposed dormer windows will directly overlook the proposed access driveway to these new properties and not their private amenity space. The separation distance between the properties exceeds minimum requirements as identifies by SPG which indicates 10m as being a reasonable garden length to protect neighbours privacy.

The dormer to the rear roof plane looks directly onto the blank side gable of the other neighbouring property at No. 487 Loxley Road. It will be conditioned that this dormer is obscurely glazed in order to prevent any overlooking of the rear garden area of this neighbouring property.

The proposal to build up the rear gable of the property introduces a first floor bathroom window to the rear elevation of the property. In order to prevent any unacceptable overlooking this window will be obscurely glazed with any opening lights positioned at least 1.7m above internal floor level. The proposed built up rear gable does not project beyond the existing rear wall of the neighbour’s property and consequently will not appear overbearing or cause unreasonable overshadowing to this property.

SUMMARY AND RECOMMENDATION

The submitted plans have been amended since first submission in order to reduce their impact on both the character and appearance of the application property and visual amenities of the locality.

Case Number 08/05043/FUL

Application Type A Full Planning Application

Proposal Erection of conservatory to rear of dwellinghouse

Location Shawdene Sunny Bank Road Sheffield S36 3ST

Date Received 02/10/2008

Team NORTH & WEST

Applicant/Agent SEA Planning Limited

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed conservatory, in addition to the previous extensions to the dwellinghouse, would not constitute a minor addition to the original dwellinghouse and would therefore be an inappropriate development in the Green Belt which would harm its open character. The conservatory is therefore contrary to Policies GE2, GE4, GE6 of the Sheffield Unitary Development Plan, Guideline 9 of the Supplementary Planning Guidance: Designing House Extensions and Planning Policy Guidance Note 2: Green Belts.

97 Site Location

LOCATION AND PROPOSAL

The application site is located approximately 12km northwest of Sheffield City Centre in the village of Bolsterstone. The area is designated as Green Belt and an Area of High Landscape Value in the Sheffield Unitary Development Plan (UDP) and is also part of the Bolsterstone Conservation Area.

There are a mix of detached, semi-detached and terraced dwellings in the streetscene constructed in a variety of styles, sizes and materials.

The proposal site slopes down from north to south and is set slightly lower than the Sunny Bank Road highway from which it is accessed.

Planning permission is sought for the erection of a conservatory to the side of the subject dwelling. Permission was refused for a larger conservatory in the proposed

98 location in 2005 and for a similar sized conservatory in both 2006 and 2007. The planning position has not changed since these earlier refusals.

RELEVANT PLANNING HISTORY

85/01387/FUL: Extension to form porch and new roof over part of house. GRANTED CONDITIONALLY 11/09/1985.

05/02449/FUL: Erection of conservatory to side of dwellinghouse. REFUSED 12/08/2005.

06/01624/FUL: Erection of conservatory to dwellinghouse. REFUSED 27/06/2006.

07/02297/FUL: Erection of conservatory to side of dwellinghouse. REFUSED 24/07/2007.

SUMMARY OF REPRESENTATIONS

One representation has been received from Cllr Jack Clarkson expressing support for the application on the following grounds: - Conservatory will not be visible from the highway or neighbouring properties and will be screened by landscaping on the open aspect - Conservatory is to be constructed from natural materials - Suggests a site visit

PLANNING ASSESSMENT

National Policy

PPG2: Greenbelts states that ‘provided that it does not result in disproportionate additions over and above the size of the original building, the extension or alteration of dwellings is not inappropriate in Green Belts’.

Local Policy

The proposal site is located in the Green Belt and an Area of High Landscape Value and as such is subject to the following policies of the Sheffield Unitary Development Plan (UDP):

GE2: Protection and Improvement of the Green Belt Landscape

‘In the Green Belt, measures will be taken to: a) maintain and enhance those areas with a generally high landscape value; and b) improve poor landscapes in priority areas’

GE4: Development and the Green Belt Environment

‘The scale and character of any development which is permitted in the Green Belt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment’

GE6: House Extensions in the Green Belt

‘In the Green Belt, extensions to existing houses will be permitted only where the proposed extension would: a) form a minor addition to the original house; and b) use matching materials and be sited and designed to complement the style of the original building or in the local building style, as appropriate’

GE8: Areas of High Landscape Value and the Peak National Park

‘In Areas of High Landscape Value, protection and enhancement of the landscape will be the overriding consideration. Development which is permitted: a) in Areas of High Landscape Value; or b) on land conspicuous from Areas of High Landscape Value or the Peak National Park; must protect, and wherever appropriate enhance, the appearance and character of the Area of High Landscape Value and Peak National Park’

Guideline 9 of the Supplementary Planning Guidance: Designing House Extensions states that ‘extensions in the Green Belt will be allowed only if they are a minor addition to the dwelling and are not visually intrusive’ and this will also apply to the proposed conservatory. The main considerations of this Guideline are the impact of the extension on the character of the original house and on the open character of the Green Belt. Minor additions are defined as no more than a one- third increase in the volume of the original dwelling, however larger properties will normally only be allowed more modest extensions as an increase of one-third would be more likely to have an adverse impact on the open character of the Green Belt.

The site is also located in the Bolsterstone Conservation Area and as such is subject to UDP Policies BE15 ‘Areas and Buildings of Special Architectural or Historic Interest’, BE16 ‘Development in Conservation Areas’ and BE17 ‘Design and Materials in Areas of Special Architectural or Historic Interest’. These policies require the use of traditional materials and a high standard of design that preserves and enhances the character and appearance of the particular Conservation Area.

Impact on Green Belt

The proposed conservatory is identical in size and design to the previously refused applications in 2006 and 2007, and is only slightly smaller than the conservatory refused planning permission in 2005. The reason for the refusal of these earlier applications is that the conservatory does not constitute a minor addition to the original dwellinghouse and as such has a detrimental impact on the open character of the Green Belt. There has been no change in national or local policy since these previous refusals that make the conservatory acceptable. Therefore, the previous reason for refusal remains valid.

The issue with this proposal is the extension of built development within the Green Belt beyond the original dwellinghouse. The original dwelling was a modest two-

100 storey red brick structure that has been extensively extended at ground and first- floor levels. These extensions are clearly evident due to their different materials and the different styles in which they have been constructed.

The agent contends that this latest application is now acceptable due to the relaxation of the Government’s stance on house extension through the publication of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008. However, the proposed conservatory does not fall within the new permitted development criteria as it is located on the side elevation of a dwellinghouse within a Conservation Area. Therefore, the proposal must be assessed against current national and local policy.

When assessed against PPG2, Policy GE6 of the UDP and SPG Guideline 9, the conservatory is unacceptable as it does not constitute a minor addition to the original dwellinghouse. As such the conservatory must be considered inappropriate development in the Green Belt.

It is stated in the letter of representation that the conservatory will not be visible. However, due to the location of the proposal site on one side of a valley and the reflective nature of a predominantly glazed structure such as the proposed conservatory it is contended that the conservatory will be visible from within the Green Belt. The conservatory will be clearly seen as a further extension of built development within the proposal site and will contribute to its already built up appearance.

Impact on the Bolsterstone Conservation Area

The conservatory will not be visible from Bolsterstone village or from any areas within the Conservation Area and as such it will have a minimal impact on its character and appearance. When viewed from the south the conservatory will be a visible part of the Conservation Area however as it is to be constructed from natural materials it satisfies the provisions of UDP Policies BE15, BE16 and BE17 and is deemed acceptable with regard to the Conservation Area. However, this does not outweigh the harm the proposal causes to the character and appearance of the Green Belt.

SUMMARY AND RECOMMENDATION

Whilst the proposed conservatory is relatively small in scale the cumulative impact of the conservatory and the previous extensions do not constitute a minor addition to the original dwellinghouse. As a result the conservatory is deemed inappropriate development in this sensitive Green Belt location in line with PPG2. The conservatory will further contribute to the developed appearance of the proposal site. This is considered detrimental to the generally open character and appearance of the Green Belt. As such the proposal is contrary to UDP Policies GE2, GE4 and GE6 and Guideline 9 of the Supplementary Planning Guidance: Designing House Extensions.

It is therefore recommended that the application be refused.

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Case Number 08/05419/COND

Application Type Approval of Detail Reserved by Condition

Proposal Submission of 03/00020/OUT condition details. Condition number: 11 part b. Removal, containment or otherwise rendering harmless any contamination

Location Land Between Station Road & Manchester Road Stocksbridge Sheffield

Date Received 31/10/2008

Team NORTH & WEST

Applicant/Agent JS Bloor (Measham) Limited

Recommendation Conditions Discharged with Advice

Subject to:

1. The City Council, as Local Planning Authority, confirms that in respect of condition 11 part b the details submitted are acceptable and the condition is hereby discharged.

You are advised that:

There are other conditions attached to the planning permission that will need to be discharged.

102 Site Location

INTRODUCTION

This application relates to the discharge of part of a condition attached to outline permission for the development of a site. Members previously considered the condition on 8th July 2008 when the condition was partially approved. Further details addressing other elements of the condition have now been submitted.

LOCATION AND PROPOSAL

The application site is situated on the eastern edge of Deepcar and to the east of the River Don and Manchester Road (A6102). The site is located on a steep west facing slope running up from the river to the former railway sidings at the former

103 Deepcar Station and extends south from Station Road for some 800m along the bank of the River Don.

The site has been vacant for many years having previously been primarily occupied by the R G Stein Brickworks. The buildings relating to this activity were cleared in the late 1980s although some roadways, hardstanding areas etc. remained. On the northern portion of this area, this site comprises an extensive plateau where the principal group of buildings were previously located. The Plateau extends southwards at a similar level to an area where tipping has previously taken place and which now supports groups of naturally regenerated saplings. On the western edge of this area, the land forms falls steeply down to the River Don, the slopes of which are densely treed.

Immediately to the west of where the main brickworks stood, the land form slopes away less steeply to a lower, smaller plateau where some secondary buildings were previously located. The western edge of this lower area is defined by a line of tall popular trees, beyond which is the former works cricket ground and bowling green, now overgrown, natural in appearance and occupied by reed beds, enclosed by the curve of the river. The bank of the river in this area is bordered by a substantial belt of mature trees.

On the west bank of the River Don at similar level to the former works’ sports ground is the Stocksbridge Waste Treatment Works. Immediately to the west of the works but at a higher level is Manchester road (A6102). Along the majority of the eastern boundary of the site is the former Sheffield to Manchester railway, which ran via Penistone and the Woodhead Tunnel. This section of the line is still operational but for freight only, as far as the Stocksbridge Steelworks, which is reached by a branch just to the north of the former Deepcar Station.

To the east of the railway, the valley side is steeply contoured with pronounced rock outcrops, known as Wharncliffe Craggs. The slope is heavily wooded.

To the north of the application site is an existing employment area comprising manufacturing, office and open storage uses on both sides of Station Road, together with some cottages and a public house. Station Road at present provides the only vehicular access to the site.

Members will recall that a large part of the site was covered by dumped tyres that were engulfed by a large fire on the site, with resulting toxic pollution of the ground.

The application site is within an area identified for Fringe Industry and Business Area in the Unitary Development Plan (UDP).

This application seeks the approval of reserved matters attached to an Outline planning permission that has been granted for residential development of the site. (Ref: 03/00020/OUT).

This application specifically relates to one condition (Condition 11) attached to the permission.

104 This condition states that: “No development approved by this permission shall be commenced until: a) The application site has been subjected to a detailed scheme for the investigation and recording of contamination, and remediation objectives have been determined through risk assessment and agreed in writing with the Local Planning Authority. b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the Reclamation Method Statement) have been submitted to and approved in writing by the Local Planning Authority. This should include details of a reed bed treatment plant to treat contaminated/polluted water from the site. c) The works specified in the Reclamation Method Statement have been completed in accordance with the approved scheme. d) If during reclamation works any contamination is identified that has not been considered in the Reclamation Method Statement, then remediation proposals for this material should be agreed with the Local Planning Authority.”

The current application relates to b) above.

The applicants state that there is a gravitational mine water discharge on the site, which discharges into the River Don at three locations. There is localised ochre staining of the river bed at the discharge sites. The water discharge is the culmination of groundwater flows through numerous historic mine workings. As a result, the water is elevated in iron and low in dissolved oxygen. The proposed scheme aims to replace the existing capacity for mine water treatment occurring as a result of the naturalised wetland. This will involve reforming the existing wetland plus the addition of a small settlement pond. The scheme will be designed in such a way to enhance the existing wetland, therefore improving the local ecology and biodiversity. The scheme will be designed to be aesthetically pleasing as viewed from the proposed houses, utilising tree and shrub plantings, wetland and grassed areas.

The applicants have also provided details of a remediation strategy for the site The main aims of the strategy can be briefly summarised as follows: - -To satisfy the local authority environmental health department and Environment Agency that the remediated site will provide a site fit for development and that it is environmentally suitable for its proposed use (residential with areas of parking, public open space and/or gardens, a commercial area and access road), ultimately leading to the discharge of the relevant planning conditions imposed upon the proposed development; - To satisfy the requirements of the Local Authority Building Control and the National House Building Council (NHBC), where appropriate; - To ensure construction workers are not put at an unacceptable short term risk during the remediation and redevelopment of the site.

105 Previous investigations have highlighted the presence of relict structures, shallow mine workings and contamination on the site that without remedial action would render parts of the site unsuitable for residential redevelopment. The strategy details the works required to remediate such contamination and to prepare a stable development platform.

RELEVANT PLANNING HISTORY

The site was subject of an outline application (03/00020/OUT) for residential development that was approved following the completion of a legal agreement in June 2007.

Condition 11 attached to this permission is the subject of this application.

At the meeting of this Board on 8th July 2008 members were given additional information they had requested at the previous Board. The information requested and the responses given were considered acceptable to allow part approval of this condition. A partial permission was therefore granted subject to the following conditions:

1. This permission approves only part a) of Condition 11 of planning permission reference 03/00020/OUT. Details relating to b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the Reclamation Method Statement) have been submitted to and approved in writing by the Local Planning Authority. This should include details of a reed bed treatment plant to treat contaminated/polluted water from the site. c) The works specified in the Reclamation Method Statement have been completed in accordance with the approved scheme. d) If during reclamation works any contamination is identified that has not been considered in the Reclamation Method Statement, then remediation proposals for this material should be agreed with the Local Planning Authority, are not approved at this time. In order to define the permission and as insufficient details have been provided to discharge the complete condition.

2. At all times that works associated with this permission 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.

3. The hours of operation of the site for ground remediation and site clearance works shall be between the hours of 0700 hours and 1800 hours Monday to Friday and 0700 hours and 1300 hours on Saturday. No operations shall take place on Sundays or Public Holidays.

106 In order to protect the living conditions of residents living in the locality.

OTHER RELEVENT APPLICATIONS

A separate planning permission was granted to Yorkshire Water Services for the relocation and upgrading of the existing adjoining Waste Water Treatment Works to an alternative site further down the valley. This relocation is a requirement before residential occupation of the site.

Currently, 2 planning applications are under consideration for residential development of the site. Application 08/01849/REM is a reserved matters application in relation to the approved outline permission and is for the erection of 408 dwellinghouses/apartments and associated engineering works, including site remediation works, construction of access road & bridge, emergency access and associated landscaping.

Application 08/01847/FUL is an associated application and relates to land at the former sidings site off Station Road. It is for the erection of 35 dwellinghouses and associated engineering works, including construction of access road, emergency link, realignment of private vehicle access, erection of park & ride platform to railway, drop off area and associated landscaping.

These applications will be reported to the Board in the future.

SUMMARY OF REPRESENTATIONS

3 letters were received and reported to the Board previously, objecting on the grounds of: - increased traffic movements - access arrangements, concerns over the use of Station Road - noise and fumes associated with the works - impact on wildlife - impact on local services - loss of area to development

PLANNING ASSESSMENT

Policy Issues

The application site is within an area identified as a Fringe Industry and Business Area in the UDP. Although housing is not the preferred use in such areas it can be an acceptable use. In granting outline permission for residential development of the site, the view was taken that it was probably the only use that would secure the removal of the remnants of the previous uses on the site and securing a beneficial future use.

Policy IB9 refers to conditions on development in such areas. The relevant sections of this policy are that new development should not cause residents to suffer from unacceptable living conditions, be well designed and of an appropriate scale and be served adequately by public transport, provide safe access and

107 appropriate parking. It should also comply with appropriate Policies for the Built Environment.

Highway Issues

Currently, the only access into the site is from Station Road. In the future it is proposed to erect a bridge across the River Don to provide access into the site from Manchester Road. The existing access road is currently used by lorries accessing a waste transfer station on the site of the former Deepcar railway sidings and a tip to the east of the application site.

The proposed remediation works will not result in a significant increase in traffic on the local highway network. Once the remediation equipment is on site the process will involve material being graded and crushed for re-use. Material from the site will be used to re-grade site to required finished levels including backfilling of excavations. Therefore it is anticipated that no large scale haulage activity will be associated with this phase of the development of the site.

Environment Agency Consultation

The Environment Agency does not consider that Condition 11 can be fully discharged. However, they consider parts of it can be discharged and would have no objection to the developer commencing works.

In relation to the various elements of Condition 11 they have already stated that they have no objection to the discharge of Condition 11 (a) in response to a previous consultation. That related to the partial approval in July 2008.

The Environment Agency have now considered the information submitted by the applicant regarding proposals for ground remediation, and proposals for a reed bed treatment plant to treat the contaminated/polluted water from the site. The Agency states these details are considered adequate to enable the discharge of Planning Condition 11 (b).

They further state that 11(c) cannot be discharged yet because a Validation Report has not yet been received. 11(d) is written to deal with any unexpected contamination that may occur during the development works and so cannot be discharged until works are complete.

The Environment Agency therefore considers that while Condition 11 cannot be fully discharged yet the developer should now be able to commence remediation works in accordance with Condition 11 (b).

These details have also been considered and approved by Environmental Protection Services and the City Ecologist.

SUMMARY AND RECOMMENDATION

This application seeks the approval of reserved matters attached to permission for residential development of the site. Outline planning permission (03/00020/OUT)

108 for residential development was approved following the completion of a legal agreement in June 2007. This application specifically relates to one condition (Condition 11) attached to the permission.

It is considered that a further part of this condition can now be discharged allowing further remediation to commence on site. In line with the recommendation of the Environment Agency part (b) of Condition 11 can be approved at this stage.

109