Planning Applications Numbered

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH DATE 15/01/2008 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Vernon Faulkner TEL NO: 0114 2734183

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

07/04384/FUL L Furness & Sons 6 Thompson Hill High Green Sheffield S35 4JS

07/04357/FUL 222-224 Middlewood Road 16 Sheffield S6 1TE

07/04260/FUL Thorn View 23 New Mill Bank Bolsterstone Sheffield S36 3ZG

07/04200/OUT Land Adjacent 227 32 Southey Green Road Sheffield

07/04191/FUL 604 Stannington Road 37 Stannington Sheffield S6 6AE

07/04145/OUT Land To The Rear Of 425 To 443 45 Manchester Road Stocksbridge Sheffield S36 1DJ

07/03368/OUT 182 School Road 52 Sheffield S10 1GL

07/03345/OUT Land Between 37 And 43 57 Storrs Hall Road Sheffield S6 5AW

3 07/03298/FUL New Hall Farm 62 New Hall Lane Stocksbridge Sheffield S36 4GH

07/03176/FUL Site Of Former Grenoside Primary School 70 Norfolk Hill Grenoside Sheffield S35 8QB

07/02409/FUL Land Opposite 3 To 7 84 Staindrop View Chapeltown Sheffield S35 2YS

07/00268/CHU 162 Infirmary Road 91 Sheffield S6 3DH

4 5 SHEFFIELD CITY COUNCIL

Report Of The Direction of Development Services, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 15/01/2008

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 07/04384/FUL

Application Type A Full Planning Application

Proposal Erection of 18 dwellinghouses and 4 apartments and laying out of associated access - resubmission of planning permission

Location L Furness & Sons Thompson Hill High Green Sheffield S35 4JS

Date Received 09/11/2007

Team NORTH & WEST

Applicant/Agent Elite Homes (Yorkshire) Ltd

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 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

6 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 The soft landscaped areas shall be managed and maintained for a period of 5 years from the date of implementation and any plant failures within that period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

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

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

5 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 the predicted energy needs of the development will be reduced by at least 10% through the use of on-site renewable energy equipment. Before any part of the development is occupied, the renewable energy equipment shall have been installed and thereafter retained and used.

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

6 Before the development is commenced, full construction details of the proposed access road and junction onto Thompson Hill (including cross- sections, long-sections, drainage details, proposed street lighting, 700mm margins, geometric standards, any accommodation works to the existing system of street lighting along Thompson Hill shall have been submitted to and approved in writing by the Local Planning Authority. The access road shall have been constructed in accordance with the approved details prior to the accommodation becoming occupied, and retained/maintained thereafter.

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

7 7 The gradients within the site shall not exceed 1 in 12, unless otherwise agreed in writing by the Local Planning Authority.

To ensure safe and adequate vehicular and pedestrian access.

8 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 be retained thereafter.

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

9 The dwellings shall not become occupied unless the car parking accommodation has been provided, surfaced, sealed, drained, illuminated and formally marked out in accordance with the approved plan, to the satisfaction of the Local Planning Authority and thereafter retained for the sole purpose intended.

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

10 The development shall not be used unless all redundant accesses have been permanently stopped up and reinstated, 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.

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

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

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

In the interests of the safety of road users.

8 13 Unless otherwise agreed in writing by the Local Planning Authority prior to the development becoming occupied, arrangements shall have been entered into securing the installation/improvement of bus stops/shelters in the immediate vicinity of the development, with raised footway and tactile paving to assist boarding/alighting.

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

14 Within 3 months of the development becoming occupied, the footway abutting the development site shall have been resurfaced to the satisfaction of the Local Planning Authority (owing to damage caused by trenches dug for connections to services, hoardings, provision of pedestrian paths to the new properties and construction plant) with new pin kerbs and full face kerbing provided if necessary.

In the interests of pedestrian safety.

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.

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.

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

If you require any further information please contact Mr S A Turner on Sheffield (0114) 273 4383.

3. The development will require the issuing of a formal postal address(es) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on 0114 273 6127 for details.

4. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 273 6677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

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

Head of Transport and Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S Turner Tel: (0114) 273 4383

10 Site Location

LOCATION AND PROPOSAL

This application relates to a transport/coach depot on the south-east side of Thompson Hill in High Green. The site is primarily open in appearance with a large garage/workshop building and a small single storey office block at the entrance. It is a relatively level site. Most of the site has a gravel surface but there are some areas of concrete and tarmac as well. The frontage of the site is a highway verge with a tree screen. There are a number of trees around the boundary of the site. The surrounding area is residential, with a mixture of house types including recent 3-storey dwellings, traditional stone terraced housing and estate houses.

It is proposed to clear the site of the existing buildings and ancillary plant and redevelop the site with 22 dwellings. The site area is approximately 1/3 hectare.

11 There would be a mixture of house types that would comprise 3 1-bed flats, 6 2- bed units, 9 3-bed and 4 4-bed dwellings. Most would be 2-storey in height but there would be 9 dwellings with accommodation in the roof. The proposed materials will be facing bricks with a contrasting brick detail. This has been used in more recent developments in the locality. It is also proposed to use some areas of render within the development for variation.

The existing vehicle access would be closed. A new vehicle access into the proposal would be created midway on the site frontage. This would lead onto a block paved shared surface that would serve the proposed houses. Parking spaces, garages and parking courts would be accessed off this shared surface. 5 houses would have direct vehicle access off Thompson Hill. On the frontage to Thompson Hill it is proposed to remove the existing hedge and replace it with 1.2m high railings. A 1.8m high fence would surround the other 3 sides of the site.

RELEVANT PLANNING HISTORY

Following a visit by members, an application for the erection of 23 dwellings on the site was refused planning permission on 11th September 2007. (Ref:07/01860/FUL). At the meeting members expressed support for the development of the site but were concerned about the overbearing impact and overlooking from a couple of the proposed dwellings. The application was refused on those grounds.

SUMMARY OF REPRESENTATIONS

3 letters of objection on the grounds:-

- the proposal will result in overlooking and loss of privacy - it will result in loss of sunlight/daylight - concerns relating to the loss of a legal right of way - the proposal will result in increased traffic and associated pollution - there would be a loss of trees - no significant alterations from previous refusal

Ecclesfield Parish Council have objected on the grounds:-

- the proposal is overdevelopment and will be detrimental to surrounding residents - vehicle access requirements and increased traffic would have an impact on the area and bus routes - they support the objections of local residents - request a site visit

PLANNING ASSESSMENT

Policy Issues

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

The site has also been previously developed, it is therefore considered to be a brownfield site. Planning Policy Guidance Note 3: Housing, (PPG3) states that even within urban areas previously developed land should be developed prior to land that has not previously been developed. Previously developed land is defined as being: ‘land which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure.’ A key objective is that Local Planning Authorities should continue to make effective use of land by re-using land that has been previously developed. The development of this site would be in accordance with this objective.

Highway Issues

There are no objections to the proposal from a highway point of view subject to conditions being imposed on any permission granted.

Possible Contamination

The use of the site as a transport/coach depot has left the site with some areas of contamination that will require removal and have been identified by the applicants.

A survey undertaken by the applicants has shown that there are asbestos containing materials around the site. The removal of these materials would be in accordance with Control of Asbestos Regulations. The Environmental Protection Service has examined the proposal and has no objections to the proposed development subject to conditions relating to the removal of any contaminants.

Design and Layout

Good design is fundamental to the development of high quality new housing, which contributes to the creation of sustainable, mixed communities. Reflecting policy in National Planning Guidance, PPS1, good design should contribute positively to making places better for people. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.

The application site is neither within a conservation area nor an area of special character. It is considered that the new houses would be well designed and in scale and character with neighbouring dwellings. The predominant use of 2-storey houses is appropriate for the area. The frontage to Thompson Hill will provide a varied appearance to add interest to the street scene.

It is considered that the tight layout of the proposed development, around a shared surface, would provide an interesting, enclosed scheme.

Effect on residential amenities

The existing use of the site as a transport/coach depot could potentially have a more damaging effect on the amenities of local residents than the proposed residential development. There are no restrictions on the scale and hours of operation from a planning point of view that an operator could use the site, so it is possible that an intensive 24hour operation could be carried out. It is considered that the residential development of this site, surrounded by existing houses would have less of an impact.

The previous application was refused on the grounds of the overbearing impact and overlooking from a couple of the proposed dwellings, in a corner of the site.

The current application has addressed this by removing one of the dwellings in the area of concern and siting the remaining dwelling further away from the boundary. In the previous application the proposed dwelling was 4.7m away from the boundary with properties off Foster Way. This has been increased to 7.0m.

The applicants have also reduced the impact on less sensitive areas by setting back some dwellings on the boundary by a further metre.

Sustainability Issues

In accordance with government guidance and Council policy new developments should demonstrate how the issue of sustainability is being addressed.

It is considered that the site is in a sustainable location in relation to local facilities and on a local bus route.

A condition should be imposed on any permission granted requiring applicants to identify how the predicted energy needs of the development will be reduced by at least 10% through the use of on-site renewable energy equipment.

Open Space Issues

Since the development proposal is for more than 5 residential units, it has been assessed against the criteria set out in UDP Policy H16, and the Supplementary Planning Guidance ‘Open Space Provision in New Housing Development’.

An assessment of open space provision has been carried out. The catchment area is well below the minimum guideline requirement for informal open space, having 0.82 hectares per thousand population, compared to the minimum guideline figure for such space of between 4.1 and 4.3 hectares per thousand population. The catchment area is equivalent to the guideline for formal open space, having 1.87 hectares per thousand population, compared with the minimum guideline provision of such space of 1.7 to 1.9.

The overall provision is 2.69 hectares per thousand population, well below the minimum guideline of 6.00.

The applicants will therefore be expected, should planning permission be granted, to enter into a legal agreement to make a contribution to the provision or improvement of recreation space in the catchment area. The sum required in accordance with the approved guidance would be £28,798.80

SUMMARY AND RECOMMENDATION

The proposal is for the residential development of an existing commercial site within a housing area. It is a brownfield site and would comply with government policy on the effective use of land by re-using land that has been previously developed.

The proposed development would also comply with Policy H14 of the UDP. It is recommended that the application be granted planning permission subject to the receipt of a legal agreement relating to open space provision.

Case Number 07/04357/FUL

Application Type A Full Planning Application

Proposal Erection of a three storey building with retail unit on ground floor and 4 flats above

Location 222-224 Middlewood Road Sheffield S6 1TE

Date Received 06/11/2007

Team NORTH & WEST

Applicant/Agent SLA Design

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, 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.

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

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

4 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

16 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.

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

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

6 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 the predicted energy needs of the development will be reduced by at least 10% through the use of on-site renewable energy equipment. Before any part of the development is occupied, the renewable energy equipment shall have been installed and thereafter retained and used.

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

7 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.

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

To ensure that the development can be properly drained.

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

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

Attention is drawn to the following justifications:

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

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

Site Location

LOCATION AND PROPOSAL

The application relates to a site located on Middlewood Road, which is currently a vacant retail unit with residential at first floor, which is also vacant. There is a detached building within the curtilage to the rear of the site also vacant; its previous use may have been workshop/storage. The site abuts retail at either side, with residential opposite. The site, although located within a Housing Area, is located close to the Hillsborough Shopping District.

The rear garden area of No.1 Territorial Army Middlewood Road backs on to the site. This property is part of the Territorial Army training centre, which is located to the rear of the site. A large car park area abuts the site on the western side, which serves a tile shop, No.228 Middlewood Road. This retail unit incorporates a single storey rear extension, which is part of the workshop and studio for the tile shop. To the eastern side is No.220 Middlewood Road a retail unit with residential above.

Planning permission is sought for demolishing the existing buildings within the site and to construct a two and half storey building, accommodating retail at ground floor with 4 one-bedroom flats above. Private amenity space to the rear has also been shown. The proposed building will have a footprint of approx. 9m by 15.5m and will project approx. 1.5m beyond the rear wall of No.220 Middlewood Road. The proposed building will be set forward from the single storey workshop/studio building of No.228 Middlewood by approx. 2m.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

SUMMARY OF REPRESENTATIONS

One letter of concern has been received. Issues raised are outlined below;

- concern with lack of on-street parking indicated - other non-planning issues

PLANNING ASSESSMENT

The site is located within a housing area as defined in the UDP. Policy H14 of the UDP states that acceptable living conditions are provided for existing and future occupants and sites are not over developed, or deprive residents of light privacy or security. New development should be well designed in scale and character with surrounding property and provide safe access to the highway network. As the site is considered an extension of the shopping area, the proposed retail unit is also welcomed.

The footprint of the building, although larger than the current situation, is considered acceptable and can be accommodated sufficiently without harming the character of the area, or the causing detriment to the neighbouring properties, albeit the neighbouring being non residential.

Policy BE5 ‘Building Design and siting’ states amongst other things that new buildings should complement the scale, form and architectural style of surrounding buildings.

Design Issues

The immediate area comprises rendered or brick built structures, two/three storeys in height and of traditional design and appearance. The proposed building has been designed to reflect some of the more traditional buildings in the locality through its use of local pallet of materials and building style. Back edge of the footpath development principles have been applied, together with active frontage, this achieves a continuous level of frontage addressing the street and responding to the proportions of existing traditional buildings on this street, giving a greater vertical emphasis to the façade and increase levels of visual interest, which complements the main trend of the vicinity and requirements of the council. The entrance to the flats on first, and second floors is located to the side of the building, which is passageway with security gates at the front. This passageway also leads to the rear where the bins will be stored and the garden area.

The scheme has been designed utilizing the internal space without detriment to the external appearance. To the front there is an entrance to the ground retail unit. Openings to the building follow the same form of other buildings within the immediate vicinity.

It is considered that the application site is large enough to accommodate the proposed development without overdeveloping the site.

The scheme shows the design of the proposed development to be in scale and character with neighbouring buildings. The proposed block of apartments responds to the strong building line on Middlewood Road. The massing of the apartment block will integrate well with the building line of the current buildings and thus will not cause disamenity in terms of over bearing, to the residents living in close proximity.

Overall the proposal will provide a reasonable number of residential apartments to an existing mix use area. The proposed building is large but its design and massing will not be unduly intrusive. The internal layout of the apartments generally provides one bedroom, a kitchen/living room, and a bathroom. It is considered that this internal design and layout would ensure that an apartment would not be over intensely occupied by persons sharing an apartment. It is considered that this density of development can be accommodated on the site without harming the character of the area.

The proposal complies with polices H14 and BE5.

Effect upon residential amenity

The building adjoins a residential flat above No.220 Middlewood Road. This flat will not detrimentally affect by the proposed development. There is a distance of

20 approx. 8.5m between the proposed residential flats and the garden area of the dwelling located to the rear. Although this is below the required standard distance of 12m, the angle of the proposed flats will make it difficult to overlook significantly into the rear garden of this dwelling. As such the distance between the two is therefore considered acceptable.

Highways Issues

The scale, type and location of the development proposal lend itself to not being car dependent. The 4 flats are single-bed roomed. The site is situated in a high sustainable location, opposite/close to good public transport links, there are main bus routes and Supertram, which provide high frequency connections to Sheffield town centre and Hillsborough local shops. There are also local shops within 5metres of the site and main Hillsborough district shopping area within close proximity. No cycle and motorcycle parking has been shown; as such a condition will be imposed suggesting this to be provided.

The development would appeal to first time buyers/tenants, and sits comfortably with the advice contained in National Planning Guidance PPG3 & PPG13.

Noise Issues

Middlewood Road is a busy strategic road with large volumes of traffic throughout the day and into the night. This raises concern relating to the disamenity to the living conditions that could be caused to future occupants of the flats. As such adequate conditions will be imposed to provide sound attention works to rectify such concerns.

Drainage Issues

There are no drainage issues.

Landscape Issues

There are no landscape issues.

Ecological Issues

There are no significant ecological issues.

Disability Access

Appropriate conditions will be imposed to provide provisions for disabled users.

Opens Space requirement.

The proposed number of flats is below and such open space provision is not required.

21 SUMMARY AND RECOMMENDATION

The Unitary Development Plan identifies the proposal as an acceptable use within the Housing Area.

It is considered that subject to appropriate conditions the development is acceptable in highway terms. It is considered that the design of the proposed building and its separation is sufficient to ensure that the development would not significantly overbear, overshadow or overlook the nearby residential properties.

It is considered that the massing and design of the proposed building respects the street scene.

It is considered that the application site is large enough to accommodate the proposed development without overdeveloping the site.

The proposal complies with Polices BE5 and H14 of the Unitary Development Plan.

It is recommended that, planning permission is granted subject to conditions.

Case Number 07/04260/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse (amendments/additional information received 30/10/2007, 23/11/2007 & 19/12/2007)

Location Thorn View New Mill Bank Bolsterstone Sheffield S36 3ZG

Date Received 30/10/2007

Team NORTH & WEST

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

In order to ensure an appropriate quality of development.

3 Prior to the dwelling becoming occupied the car parking accommodation shall have been provided as indicated on the approved plan, surfaced, sealed and drained to the satisfaction of the Local Planning Authority, thereafter to be retained/maintained for the sole purpose intended.

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

4 The dwellinghouse 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

23 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.

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.

6 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.

7 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. In the interest of pedestrian safety.

8 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 elevation of the new dwelling house hereby permitted facing Fair View without the prior written consent of the Local Planning Authority.

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

9 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 shall be constructed without prior planning permission being obtained from the Local Planning Authority.

To ensure that the traditional architectural character of the area is retained and there is no visual intrusion which would be detrimental to the amenities of the locality. In the interests of the amenities of occupiers of adjoining property, bearing in mind the restricted size of the curtilage.

24 Attention is drawn to the following justifications:

BE5 - Building Design and Siting GE1 - Development in the Green Belt GE4 - Development and the Green Belt Environment GE5 - Housing Development GE6 - House Extensions in the Green Belt

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.

You should apply for a consent to: -

25 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

Site Location

26 LOCATION AND PROPOSAL

The proposal site comprises of a semi-detached bungalow and flat-roofed, detached garage, both rendered. The main dwellinghouse has a slate roof and a single-storey, flat roofed rear extension. The adjoining bungalow is similar to the subject dwellinghouse but has a large flat roofed side extension.

The site is located in the Green Belt, as defined by the Sheffield Unitary Development Plan (UDP) adopted 1998. There are two detached dwellinghouses in the immediate vicinity of the proposal site and the adjoining semi-detached bungalow. The site is situated on the south facing side of the Ewden Valley near the Broomhead and Moor Hall Reservoirs.

This application seeks permission to demolish the existing semi-detached bungalow and garage on the Thorn View site and construct a two-storey detached stone dwellinghouse house. It is also proposed to create a new access from New Mill Bank and private driveway.

RELEVANT PLANNING HISTORY

There is no relevant planning history for the proposal site.

The dwellinghouse house opposite the site (Castle Armstrong) was granted planning consent for two-storey and single-storey rear extensions in 2002 and these have subsequently been constructed.

SUMMARY OF REPRESENTATIONS

Three representations have been received, two objecting on the following grounds:

− Blocking up of the access used by Broom Cottage (this access has been used since before the original Thorn and Fair View were built) − Excessive size and scale of development − Increased noise nuisance − Concerns over impact of “deconstruction” of Thorn View on adjoining property and issues with the chimney − Concern over the capacity of the existing septic tank in relation to the size of the new dwellinghouse and associated odour − Access to empty the septic tank − Previous idea of leaving the existing semi-detached bungalows intact and building a modest bungalow in the grounds is preferable

− The additional representation expresses support for the proposal: − House style and materials are in keeping with other properties in the Ewden Valley − Improvement to street scene and current outlook − The design is imaginative and sits well, providing family accommodation for the future − New access gives better sight lines for traffic

27 − Proposed alterations to Fair View should be dealt with sensitively and in accordance with good building practice − Hope that the access to Broom Cottage will be resolved amicably

PLANNING ASSESSMENT

Policy

As the proposal site is located in the Green Belt the UDP Policies GE1, GE4, GE5 and GE6 will apply, as well as BE5.

GE1 ‘Development in the Green Belt’ states that:

“In the Green Belt, development will not be permitted, except in very special circumstances, where it would:

(a) lead to unrestricted growth of the built-up area; or (b) contribute towards merging of existing settlements; or (c) lead to encroachment of urban development into the countryside; or (d) compromise urban regeneration”

GE4 ‘Development and the Green Belt Environment’ states that:

“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” GE5 ‘Housing in the Green Belt’ states that:

“New houses in the Green Belt, other than those needed to support agricultural and other acceptable uses, will be permitted only where this would involve:

Either

(a) infilling of a single plot within the confines of an existing village, group of buildings or substantially developed road frontage; or (b) replacement of an existing house on the same site, providing that the new house is not significantly larger than the one it replaces”

GE6 ‘House Extensions in the Green Belt’ states that:

“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”

BE5 ‘Building Design and Siting’ will also apply to the proposal and this states that: “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:

28 Physical Design

(a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings”

Design

The existing bungalow does not reflect the local building style. Dwellinghouses in the Ewden Valley are predominantly constructed from natural stone and are two- storey with timber windows and slate roofs. The existing bungalow has been unsympathetically extended and the flat-roofed garage does not fit in with the character of the area. The design and materials of the bungalow do not reflect the local character and cannot be considered to conserve or enhance the landscape.

The proposed dwellinghouse house better reflects the local built form and the materials have been sensitively selected to match the traditional stone dwellinghouses and farmhouses of the Ewden Valley. To ensure the materials are an accurate match a condition will be attached to any planning approval to require samples. The windows will be timber with stone cills and lintels and are of a pattern and proportions that balance the appearance of the dwellinghouse and reflect other properties in the locality. The pitch of the roof is representative of other high quality dwellinghouses in the vicinity of the site and the eaves will be timber to match the windows.

Amenities

The new dwellinghouse has been designed and orientated in such a way as to prevent any overlooking of the adjoining dwellinghouse, Fair View. Windows and glazed doors will face towards the boundary with Broom Cottage however these are a sufficient distance from this neighbouring dwellinghouse to ensure no unacceptable loss of privacy.

The proposed dwellinghouse will not project significantly beyond the front and rear building lines of the existing bungalow. The two-storey projection that extends approximately 4 metres beyond the existing rear building line will not have an overbearing impact on the occupiers of Fair View as it is located approximately 5 metres from the common boundary and is located to the north, preventing any overshadowing of this neighbouring property.

The proposal site has an established residential use and is sufficient size to accommodate a dwellinghouse of the proposed size whilst providing adequate external amenity space as well as parking and turning areas for vehicles.

Green Belt

UDP Policy GE5 states that a dwellinghouse can be demolished in the Green belt and replaced with one on the same site provided that it is not substantially larger than the original structure. The proposal contains a semi-detached dwellinghouse with a single-storey rear extension and a detached garage. The combined footprint of the bungalow and garage is similar to the proposed new dwellinghouse however

29 the new dwellinghouse is concentrated in one area of the site rather than spread out as existing.

When considering domestic extensions in the Green Belt it is generally accepted that an increase of one-third of the existing volume is allowable provided that it does not detrimentally impact on the open character of the Green Belt. This is also applicable for the demolition and re-built of dwellinghouses in the Green Belt with more than a one-third increase being considered “significantly larger” than the original (in line with Policy GE5). Having calculated both the volume of the original bungalow and garage and the new dwellinghouse the total increase in volume is approximately 35%. This is slightly more than a one-third (33%) increase in volume however there are examples of house extensions in the vicinity of the proposal site that have been allowed significantly larger extensions. The extension in 2002 to Castle Armstrong was more than a 50% increase in volume and added a two-storey element to an otherwise single-storey structure. This extension was allowed as it was set in to the hillside and did not impact on the open character of the Green Belt.

Due to the slope of the land the ridge height of the existing bungalow at the highest point is approximately 6.4 metres from ground level. The new dwellinghouse is proposed to be set in to the slope of the valley and due to the slightly lower pitch of the roof the maximum height of the new dwellinghouse will be approximately 7 metres. This is a modest increase in ridge height that will prevent the site from appearing substantially more developed than at present. The slope of the land also prevents the dwellinghouse from appearing overly prominent when viewed from New Mill Bank and other local highways, and the mature vegetation surrounding the site helps to obscure it further.

Therefore, although the new dwellinghouse is marginally taller than the existing bungalow and has been slightly increased in volume above the permissible one- third the design, siting, mature screening vegetation and slope of the land will prevent it from appearing overly prominent or detrimentally impact on the open character of the Green Belt.

Highways/access

The proposed new access to the site offers better visibility when exiting the site on to New Mill Bank.

Highways Development Control has raised no specific concerns about the development subject to the imposition of conditions.

It is proposed to block up the existing access to New Mill Bank however the occupiers of Broom Cottage also use this access. Whether they have a right to do so is unclear and this is a private matter between the two parties.

SUMMARY AND RECOMMENDATION

The existing semi-detached bungalow and detached garage within the site are unsympathetic to the local built form and in a poor state of repair. The proposed

30 new dwellinghouse house marginally increases the footprint and overall height of the original dwellinghouse and the total volume increase is more than the generally accepted one-third at approximately 35%. However, the design, materials, detail, scale and siting of the new dwellinghouse vastly improve upon the existing situation and better reflect the character of the Ewden Valley, and due to the slope of the land and location of the dwellinghouse in relation to the highways the impact on the openness of the Green Belt is minimal. Therefore, on balance the replacement of the existing semi-detached bungalow with a detached stone dwellinghouse is considered acceptable.

The application is recommended for approval subject to the imposition of conditions.

Case Number 07/04200/OUT

Application Type Outline Planning Application

Proposal 18 apartments in 2 x 2/3 storey blocks with associated landscaping and car parking

Location Land Adjacent 227 Southey Green Road Sheffield

Date Received 24/10/2007

Team NORTH & WEST

Applicant/Agent Self Architects

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority considers that the proposal represents the development of a green field site that is of local amenity value. An extensive supply of previously developed land exists within the city, and as such the proposal is considered to be contrary to the need for sustainable forms of development and Planning Policy Statement 3 'Housing'.

2 The proposed development represents a departure from the provisions of the adopted plan. In the absence of special circumstances to justify a departure from the adopted plan on this occasion, the Local Planning Authority consider that the proposal is contrary to the aims of Policy LR4 and LR10 of the Unitary Development Plan by reason of the loss of open space within an area where provision is below the minimum guideline.

Attention is drawn to the following directives:

1. The Assistant Chief Executive Legal and Governance has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure compliance with Condition 4 attached to planning permission reference 02/02414/FUL. The Local Planning Authority will be writing separately on this matter.

32 Site Location

LOCATION AND PROPOSAL

The application relates to an area of open space on the north side of Southey Green Road, almost opposite the junction with Galsworthy Avenue. The site slopes from Southey Green Road up to the rear of properties on Dryden Road and slopes down from a recent development, Hilltop Green on the east to existing 3-storey flats on the west boundary. The site is overgrown and used by local residents as a desire line to local shops and informal recreation, including dog walking.

The surrounding area is residential in nature.

The outline application is for a total of 18 apartments on the site, comprising 12 2- bed and 6 1-bed apartments. The application seeks the approval of details of siting and means of access at this stage.

Details submitted with the application show a residential development in 2 blocks. One block would be on the lower Southey Green Road frontage, in line with the existing flats. The other, a smaller block would be to the rear and higher part of the site adjoining the rear of properties on Dryden Road. It would appear as a continuation of the Hilltop Green development.

Indicative details submitted with the application show both blocks would be 3- storey in height, the upper storey being partly within the roof space.

Vehicle access to the development would be from the road serving the recent development on Hilltop Green to the east.

The submitted plans indicate pedestrian access to one block from Southey Green Road. They also indicate parking areas and landscaping.

RELEVANT PLANNING HISTORY

In December 2002 planning permission was granted for the erection of 17 2-storey, 3-bedroomed houses on land to the east of the application site. This development has been completed as Hilltop Green. (Ref: 02/02414/FUL). This development was on the site of the former Southey Hall hostel and within an area identified for housing in the Unitary Development Plan (UDP).

The approved plans for this development showed the current application site being retained as open space. Condition 4 attached to the permission required details of arrangements to secure the management and maintenance of the open space and its subsequent retention.

SUMMARY OF REPRESENTATIONS

3 letters objecting on the grounds:

- loss of open space - increased traffic on Hilltop Green will be a risk to children’s safety - loss of parking space, already a problem in Hilltop Green - increased noise and pollution - overlooking

A letter signed by 3 residents of Southey Green Road objecting on the grounds:

- overlooking, loss of privacy - loss of open space they were led to believe was to be landscaped - increased traffic hazard

PLANNING ASSESSMENT

Policy Issues

34 The application site is identified as being an area of open space in the UDP. Policy LR4 states that Open space will be protected from built development where it is needed for outdoor recreation, or where it makes a valuable contribution to the natural environment, urban heritage or quality of life. As opportunities arise, open space will be: a. improved, where it is of poor quality; and b. created, where there is a shortage.

Policy LR10, Improving Open Spaces, states that as opportunities arise, appropriate improvements will be made to public open spaces, which would: a. serve areas of known poverty; or b. improve access and facilities, especially for people with disabilities or with young children; or c. enhance the personal safety of users; or d. improve their appearance.

Loss Of Open Space

The application proposal would result in the loss of open space within an area where provision is below the minimum guideline. The development of this site would only exacerbate the shortfall in open space.

National Planning Policy Statement 3 (PPS3): Housing states, amongst other things that Local Planning Authorities should continue to make effective use of land by re-using land that has been previously developed. Previously developed land is that which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated fixed surface infrastructure. The application relates to land that is considered not to be previously developed.

There is an adequate supply of brownfield sites within Sheffield to prevent the need to develop the application site.

The planning permission granted for the development of Hilltop Green, referred to above, showed the current application site being retained as open space.

Condition 4 attached to the permission required details of arrangements to secure the management and maintenance of the open space and its subsequent retention. These details have never been received and the developer of that site, the current applicant, is therefore in breach of that condition.

Highway Issues

There are no objections to the principle of developing the site from a highway point of view. If permission were to be granted a number of conditions would be required.

Effect on residential amenities

35 It is considered that a scheme could be devised that could address issues relating to any possible overlooking or overbearing of surrounding residents at a detailed stage. It is therefore considered that there are no objections to the proposal from an amenity point of view.

ENFORCEMENT

It is recommended that authority should be given to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure compliance with Condition 4 attached to planning permission reference 02/02414/FUL.

SUMMARY AND RECOMMENDATION

The application relates to an area of open space, as identified in the Unitary Development Plan. Policy LR4 states that Open space will be protected from built development. The application proposal would result in the loss of open space within an area where provision is below the minimum guideline. It is considered that the application site represents a greenfield site as defined by Government Guidance PPS3 and there is an adequate supply of brownfield sites within Sheffield to prevent the need to develop the application site.

The application site was shown as an area of retained open space within the previously approved scheme for housing on the adjoining site.

Case Number 07/04191/FUL

Application Type A Full Planning Application

Proposal Erection of a dormer bungalow (Amended scheme to 07/03593/REM)

Location 604 Stannington Road Stannington Sheffield S6 6AE

Date Received 24/10/2007

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, 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 The windows to the stairwell, dining room and en-suite bathroom, and door to the utility room on the side elevations of the dwellinghouse hereby permitted facing No. 63 High Matlock Avenue and the rear curtilage of No. 606 Stannington Road shall be glazed with obscure glass to the satisfaction of the Local Planning Authority 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.

4 The existing tree within the site located adjacent to the boundary with No. 63 High Matlock Avenue near to the highway shall be retained and protected from construction activity. Any damage during construction / demolition works shall be made good to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

5 Prior to the dwelling becoming occupied the car parking accommodation, drive and turning area shall have been provided as indicated on the approved plan, surfaced, sealed and drained to the satisfaction of the Local Planning Authority, thereafter to be retained/maintained for the sole purpose intended (including resurfacing of the existing vehicular crossing which is currently a trip hazard for pedestrians).

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

6 The dwellinghouse 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.

7 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 the amenities of occupiers of adjoining property.

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

In the interests of the safety of road users.

9 No gate shall, when open, project over the adjoining pedestrian footway or highway.

In the interests of pedestrian safety.

Attention is drawn to the following justifications:

38 BE5 - Building Design and Siting H14 - Conditions on Development in Housing Areas and SPG - Designing House Extensions

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

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.

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

You should apply for a consent to: -

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

3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

39 Site Location

INTRODUCTION

This application is for a fifth dwelling house in the rear curtilages of 590 – 604 Stannington Road that face on to Cliff Road at the point in the bend where it becomes High Matlock Avenue. The first dwelling was granted planning permission in 2002 with the additional three granted in two separate applications during 2007.

LOCATION AND PROPOSAL

The application relates to the rear curtilage of 604 Stannington Road. The properties on Stannington Road are semi-detached with long gardens backing onto Cliff Road at the point where the road bends and becomes High Matlock Avenue.

40 The bend in the road is fairly sharp and there is a crash barrier on the apex of this bend with a hedge behind.

The site is surrounded by residential properties constructed in a variety of styles, sizes and materials. It is identified on the Sheffield Unitary Development Plan Proposals Map (adopted 1998) as being within a designated Housing Area.

Planning permission is sought for the erection of a 4 bedroom detached dwelling. An integral garage is proposed and the materials of the dwelling are to match surrounding properties.

The dwelling would be sited next to the dwelling at 63 High Matlock Avenue. Vehicle access would be taken off Cliff Road/High Matlock Avenue via the existing rear access to 604 Stannington Road. A vehicle turning area would be provided to allow cars to enter and leave the site in a forward gear.

RELEVANT PLANNING HISTORY

07/00198/OUT: Erection of dwelling and detached garage. GRANTED CONDITIONALLY 10/04/2007.

07/03593/REM: Erection of dwellinghouse. WITHDRAWN 01/11/2007.

Planning permission was granted for 2 dwellings on a neighbouring site (which also included part of the garden of 598 Stannington Road) under application reference 04/00294/FUL. Members of the North Area Board considered this on 24th May 2004 and both dwellings are now under construction. An amended scheme for a dwelling house in the curtilage of 63 High Matlock Avenue (application reference 07/04110/FUL) was recently granted planning permission by Members of the North Area Board at the meeting held 11th December 2007.

SUMMARY OF REPRESENTATIONS

Two representations have been received, one from the Loxley Valley Protection Society, objecting to the proposal on the following grounds:

− Overlooking and loss of privacy − Hedgerows should be retained − Turning area should be hand excavated to protect tree roots − Given that there are already three dwellings under construction on this sharp bend it is considered that if this application is permitted that construction should not begin until the other developments are completed in the interest of traffic safety − Emphasis should be put on off road parking for all the new properties and restrictions put on parking on the bend.

Bradfield Parish Council recommend approval of this application subject to protection/retention of the trees and hedgerows.

41 PLANNING ASSESSMENT

Policy

As the proposal site is located in a Housing Area, Unitary Development Plan Policies H10 “Development in Housing Areas” and H14 “Conditions on Development in Housing Areas” will apply. Policy H10 states that housing is the preferred use in Housing Areas. Policy H14 states that:

“In Housing Areas, new developments 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 overdeveloped 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”

Unitary Development Plan Policy BE5 “Building Design and Siting” also applies. This states that:

“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:

(a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings; (f) designs should take full advantage of the site’s natural and built features”

Design

The proposed new dwelling house has picked up on design features from the neighbouring dwelling, 63 High Matlock Avenue, and the recently granted (and under construction) dwellings immediately adjacent to Number 63. The roof sloping back from the front elevation and front dormer windows are similar to Number 63 and the pitched roof, forward projecting integral garage is reflected in all four of the new dwellings. The half hipped roof helps to reduce the mass of the structure and allows it to sit more comfortably within the site. The overall height of the structure will be higher than the ridgeline of Number 63 and this is contrary to the outline planning consent on the site. The land slopes naturally down from the proposal site to the other new dwellings and the ridgelines also step down to follow the fall of the land. Therefore, the proposed dwelling will fit in with the step down in the ridge heights of the roofs and the proposed half hipped roof will reduce the overall mass of the building and prevent it from being overly dominant in the street scene.

The new dwelling will reflect the even spacing of the four other new dwellings creating a pattern of even distribution that will enhance the appearance of the street scene.

The proposed dwelling is to be set approximately 15 metres back from the highway. There is a mature tree adjacent to the boundary with 63 High Matlock Avenue near to the highway. This tree is well established and its retention and protection during construction will be secured by condition. The east boundary with Number 63 is mark by a fully enclosed wooden fence of approximately 1.5 metres in height and the west boundary is a hedge. These are both to be retained and this is considered acceptable.

Amenity

A distance of approximately 10 metres will be left between the rear elevation of the new dwelling and the rear boundary. This is sufficient to protect occupant and neighbouring privacy and provide adequate private amenity space to the rear of the property.

Three windows and a partially glazed door are proposed on the side elevations of the new dwelling facing Number 63 and the rear curtilage of 606 Stannington Road. These windows and door are not to main habitable rooms, aside from the dining room window which is secondary, and will be conditioned to be obscure glazing in the interest of neighbouring and occupant privacy. There are no other issues relating to privacy or overlooking.

There are four windows in the side elevation of 63 High Matlock Avenue that may experience some overshadowing from the proposed dwelling. Several of these windows are not to main habitable rooms however one of the windows is to the kitchen. This window is located approximately 1 metre from the site boundary and faces directly on to the fully enclosed panel fence of approximately 1.5 metres in height. The forward projecting single-storey garage will be directly adjacent to this window. This garage has a pitched roof that slopes away from the site boundary and will only be approximately 0.5 metres higher than the existing boundary fence. The garage will be approximately 2 metres away from the neighbouring kitchen window. Although the slight overshadowing of this window is not ideal, on balance the increase in height of adjacent to this window is minimal and it is not considered sufficient grounds to warrant a planning refusal.

Highways

Vehicular access to the site would be gained via the existing access to the rear of 604 Stannington Road.

Highways Development Control has raised no specific concerns about the development subject to the imposition of conditions.

The adjacent proposal, reported to this Board, commissioned and funded Sheffield City Council’s Street Force Department to undertake feasibility work associated with repositioning the barrier to accommodate a new vehicular access location. This exercise raised no insurmountable issues.

43 SUMMARY AND RECOMMENDATION

The neighbouring sites have been established as residential housing plots, as has the proposal site under outline planning permission 07/00198/OUT. The site is of sufficient dimensions to accommodate the proposed dwelling and allow adequate external amenity space as well as parking and turning areas. The proposed dwelling will not unacceptably deprive neighbours of light or threaten privacy nor will it have a detrimental impact on the street scene or general local environment.

The application is recommended for approval subject to the imposition of conditions.

Case Number 07/04145/OUT

Application Type Outline Planning Application

Proposal Erection of 14 apartments and provision of car parking accommodation and associated landscape works

Location Land To The Rear Of 425 To 443 Manchester Road Stocksbridge Sheffield S36 1DJ

Date Received 22/10/2007

Team NORTH & WEST

Applicant/Agent Architectural Design Studio

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed design of the development by reason of scale and massing is out of keeping with the character of the area and would be injurious to the visual amenities of the locality. This would be contrary to Policy BE15 and S10 of the Unitary Development Plan.

2 The Local Planning Authority consider that the proposed development would constitute an overdevelopment of a site of restricted dimensions which would result in an unsatisfactory environment for occupiers of the proposed dwellings as well as causing occupiers of existing residential properties to suffer from increased noise and general disturbance, overlooking and loss of light. This would be contrary to Policy S10 of the Unitary Development Plan.

3 The Local Planning Authority consider that none of the proposed units would be to mobility standards and the communal amenity area would be accessed via steps. No special circumstances have been put forward as to why none of the units are to mobility standards and so in these respects the development would be contrary to Policy H7 of the Unitary Development Plan.

45 Site Location

LOCATION AND PROPOSAL

The application relates to a site on sloping land to the rear of dwellings on Manchester Road, Stocksbridge. Part of the site has previously been developed and the remainder is covered by rough grass and self set trees and shrubs. A footpath runs along the western boundary of the site with the Lidl store and car park beyond. A mature hedge runs along the eastern boundary and to the south of the site, further up the hill, is an area of informal open space that is also within the applicants ownership.

The site is identified on the Unitary Development Plan Proposals Map as being within a District Shopping Centre with the land to the rear being within an Open

46 Space Area. The dwellings along the Manchester Road frontage are also within an Area of Special Character.

Outline planning permission is sought for the erection of 14 apartments and associated car parking on the site. The applicant has indicated that access is to be considered at this stage with all other matters reserved for subsequent approval. However indicative plans have been submitted showing a three-storey building (plus roof) that would be set into the hillside. At ground floor level car and cycle parking is proposed. Above this are two floors of accommodation, each containing 5 x 2 bedroomed and 2 x 1 bedroomed apartments. No accommodation is proposed within the roof space.

This is a resubmitted application, a previous application for 22 apartments on this site having been withdrawn in October 2006.

RELEVANT PLANNING HISTORY

06/01978/OUT – An application for the erection of 22 apartments and associated car parking accommodation was withdrawn prior to the application going to the North and West Planning and Highways Area Board on 24th October 2006.

The application was not viewed favourably by Planning Officers with a recommendation that the application be refused on the grounds that the proposal would represent an overdevelopment of a site of restricted dimensions; the design of the development, by way of its scale and massing would be out of keeping with the character of the area; and the building would also be positioned on a Greenfield site which contributes to the natural and urban environment.

SUMMARY OF REPRESENTATIONS

4 letters and emails of representation have been received objecting to this application. This includes an email from Stocksbridge Town Council, setting out concerns over the access/ egress, overdevelopment of the site, overbearing relationship with nearby houses and concerns over sewerage and drainage problems.

Local residents have raised concerns that the apartments would be out of keeping with the area, which is designated as an Area of Special Character. The height of the building and gradient of the hillside would result in increased overshadowing. The development would result in a loss of privacy, overlooking the rear of dwellings on Manchester Road. The development would increase surface water run-off, exacerbating existing problems. The development would created additional traffic that would be hazardous and insufficient parking would be provided.

Issues of loss of view and disturbance during construction works were also cited, however these are not planning considerations.

PLANNING ASSESSMENT

Policy

The site is identified on the Unitary Development Plan Proposals Map as being within a District Shopping Centre. Policy S7- Development in District and Local Shopping Centres sets out that within such areas shops (Use Class A1) are the preferred use with housing being an acceptable use.

Policy S10 – Conditions on Development in Shopping Areas sets out, amongst other things, that development will be permitted provided it would:

- not lead to a concentration of uses which would prejudice the dominance of preferred uses in the area or its principle role as a shopping centre;

- not cause residents to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health or safety;

- be well designed and of a scale and nature appropriate to the site;

- be adequately served by transport facilities and provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

As the site is next to an Area of Special Character, and would be visible from Manchester Road, Policy BE15- Areas and Buildings of Architectural or Historic Interest, also needs to be taken into account. This states that development which would harm the character or appearance of an Area of Special Character will not be permitted.

Policy H7 – Mobility Housing sets out that in all new or refurbished housing, a proportion of mobility housing to meet local needs will be encouraged.

Impact Upon Character and Appearance of the Area

Located on sloping land, the site is within a prominent position and the development would be viewed from Manchester Road across the open car park of the Lidl store to the west. Properties along the Manchester Road frontage are within an Area of Special Character with the terraced row immediately to the front of the proposed development being two-storey stone built dwellings.

Whilst the application is in outline with siting, design, external appearance and landscaping reserved for subsequent approval, indicative plans have been provided.

The proposed car park would be built largely on the site of the existing buildings with the proposed apartment block being built largely on grassed land to the rear. Although the number of units proposed have been reduced from the number proposed by the previous application the building in terms of its external appearance, scale and massing, is still very similar.

The development would be three-storeys in height (plus roof) and elevated above the level of properties on Manchester Road.

No supporting information has been provided to justify why this level of development is proposed or any special reasons why development should occur upon the part of the site that has not been previously developed.

The proposed building does not appear to relate to any of the neighbouring properties and the design of the building has little regard to the adjacent Area of Special Character. In order to fit the building onto the site the car park has been positioned close to the boundary of properties on Manchester Road (which have small rear gardens) and much of the building is dug into the site, requiring several retaining walls in order to allow windows to be inserted in the rear elevations.

It is still considered that the level of development would be out of scale with the size of the site and the proposed building would be out of character with the area.

Impact Upon Residential Amenity

The proposed building would be dug into the hillside with retaining walls required in order that the apartments on the first floor can have windows. At the rear of the development the lounge windows of the 2 x 1 bedroomed apartments would only be positioned 1m from the retaining wall, and these apartments would still be virtually subterranean, with only around 4m from the top of the windows and ground level beyond the retaining walls.

It is assumed that the land to the rear of the apartments would be used as amenity space, however given the sloping nature of the site this may not be particularly useable and would create privacy issues for occupiers of the units with windows facing the land. In addition the public footpath that runs along the western boundary of the site would be within 4m of the building, again raising issues of privacy.

The cross section through the site indicates that a distance of 26m would be maintained between existing properties on Manchester Road and the new building. Generally, on a level site 21m are required between buildings to prevent overlooking, however on sloping land this figure should be increased. Given the scale of the proposed development the perception of being overlooked would be increased and the proposed building may also result in increased overshadowing to the existing properties at the lower level.

Given the proximity of the car park to residential properties on Manchester Road and the access to the bin store between 431 and 429 Manchester Road it is also considered that the proposed development would result in increased noise and disturbance to occupiers of these dwellings.

It is thereby considered that the proposed development would result in unacceptable living conditions, both for occupiers of the new development as well as occupiers of neighbouring dwellings.

49 Mobility Housing

The accompanying access statement sets out that all of the ground floor units would be accessible for people in wheelchairs. However no apartments are proposed on the ground floor, with this level of the building being taken up with car and cycle parking. No lifts are provided to the upper floors and so none of the units would be accessible for people in wheelchairs. The development is thereby contrary to UDP Policy H7.

Highways Issues

The entrance of the site is opposite the entrance to the Corus site. In principle an access in this location may be acceptable, subject to fairly minor modifications to the access and possibly the use of lights to control access.

Concerns have been raised that the footpath along the western edge of the site just peters out and there could be conflict between vehicles and pedestrians, particularly given the kink in the access road and narrowness of the access.

SUMMARY AND RECOMMENDATION

Outline planning permission is sought to erect 14 apartments on a fairly prominent site next to an Area of Special Character on Manchester Road, Stocksbridge. The site is in an elevated position and slopes fairly steeply down from south to north.

An indicative plan has been submitted showing the apartments in a single three- storey block with a pitched roof. The building would be close to the eastern and western boundaries of the site with a large area of car parking provided in front of the building butting up to the rear boundary of properties on Manchester Road. The rear of the building would be dug into the hillside.

Part of the site has been previously developed with buildings and hardstanding and the remainder of the site is covered by rough grassland that extends up into an informal open space area.

No justification has been put forward as to why this site should be developed with the level of accommodation that is proposed.

The proposed building would be visible from Manchester Road, with long views towards the site across the car park beside the Lidl Store. It is considered that the development would not be in scale or character with neighbouring residential properties and would adversely impact upon the adjoining Area of Special Character.

The development would result in increased noise and general disturbance, overlooking and loss of light. Given the slope of the site several of the apartments would also be set below the level of the surrounding land, with retaining walls erected close to the building to enable windows to be inserted.

50 It is considered that the proposal would represent overdevelopment of the site, to the detriment of occupiers of existing dwellings on Manchester Road as well as potential occupies of the proposed development.

None of the units would be capable of being accessed by people in wheelchairs, with all the units accessible only via staircases.

The proposed development would not accord with UDP Policies BE15, H7 or S10 and so it is recommended that planning permission be refused.

Case Number 07/03368/OUT

Application Type Outline Planning Application

Proposal Erection of two dwellinghouses

Location 182 School Road Sheffield S10 1GL

Date Received 15/08/2007

Team NORTH & WEST

Applicant/Agent Mr I Weeks

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

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

4 Notwithstanding the submitted plans, before the development is commenced, full details of suitable and sufficient car parking accommodation within the site shall have been submitted to and approved

52 in writing by the Local Planning Authority and the development shall not be used unless such car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

53 Site Location

LOCATION AND PROPOSAL

The application relates to the site of a large dwelling on the corner of School Road and Leamington Street. The property has a vehicular access onto Spring View Road. The stone-built property has been converted into 4 flats. To the north of the property is a garden and parking area. A mature hedge surrounds the site.

The street scene consists primarily of brick built terraced properties, many of which are occupied by students. Some families still live in the area however. There are also recent flat developments in the near vicinity. During the University term time there is a high level of on-street parking.

This outline application proposes the erection of a single dwelling on the site (the application having been amended from 2 dwellings). All matters have been

54 reserved for subsequent approval, although an indicative plan submitted with the application shows a possible location of the proposed dwelling.

The applicant has stated he wishes to construct a dwelling on the site for his family and is keen to encourage families back to the area.

RELEVANT PLANNING HISTORY

Planning permission was granted for conversion of the property on the site to 4 one -bed flats in 1980. This permission has been implemented.

SUMMARY OF REPRESENTATIONS

4 letters objecting to the proposal on the grounds that:

- the area has changed over the years - dominance of multiple occupation in the area - problems during term time of noise, disturbance and anti-social behaviour - refuse/litter problems - on-street parking problems will be exacerbated - loss of a tree on site

Councillor Sylvia Anginotti objects on the grounds that:

- it will be detrimental to local residents - there will be more noise, litter and anti-social behaviour - car parking problems

PLANNING ASSESSMENT

Policy Issues

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

Highway Issues

There are no objections to the proposal from a highway point of view subject to the imposition of a condition on any permission imposed. The application was amended to a single dwelling following discussions between the applicant and officers regarding the need to retain off street parking for the flats as well as provide some for the proposal.

55 Design Issues

The application is in outline but it is considered a dwelling could be designed and sited on the site that was in scale and character with neighbouring dwellings. There is adequate space within the site to ensure that it would not be over-developed and suitable amenity space could be retained for the existing flats and provided for the new dwelling.

Effect on residential amenities

Most of the objections to this application relate to issues arising from the large number of dwellings in the area in multiple occupation. This issue should not prejudice consideration of the application on its planning merits.

Suitable separation distances would exist between a new dwelling and existing surrounding dwellings to retain light and privacy. There are also few windows to habitable rooms on the elevations of adjoining dwellings. There is a large gable wall with no windows to the west of the site. It is considered that a dwelling could be erected on the site without having an adverse impact on the amenities of surrounding residents.

SUMMARY AND RECOMMENDATION

The application proposes the erection of a single dwelling on a site that would not be over-developed and would retain suitable amenity space. The application has been amended to take into account concerns expressed by highway officers regarding on-street parking. It is considered that a dwelling could be erected on the site without having an adverse impact on the amenities of surrounding residents.

It is therefore recommended that outline planning permission be therefore granted.

Case Number 07/03345/OUT

Application Type Outline Planning Application

Proposal Erection of a dwellinghouse (Re-submission of 07/01104/OUT)

Location Land Between 37 And 43 Storrs Hall Road Sheffield S6 5AW

Date Received 14/08/2007

Team NORTH & WEST

Applicant/Agent Mr B Thompson

Recommendation Grant Conditionally

Subject to:

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

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

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

Attention is drawn to the following justifications:

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

H10 - Development in Housing Areas

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

Site Location

INTRODUCTION

The application relates to a site between No. 37 and No. 43 Storrs Hall Road and forms part of an extended garden area to No. 37.

Outline Planning Permission is being sought for the erection of a detached dwelling with parking. All matters have been reserved. Indicative plans have been submitted, illustrating a dwelling, abutting the boundary with No. 43, having the same front and rear building lines as No. 43. a parking bay to the front of the

58 proposed dwelling, alongside a large rear private garden area has been indicated. However these are all indicative and must be only assessed in detail at full planning stage.

Storrs Hall Road is a cul-de-sac and as such the site in question is located opposite a vehicular turning area. The ground level of the site rises significantly from west to east. Most of the rear garden areas of existing properties located on the same side as the site appear to be significantly elevated from the ground level of the highway.

The site is located to the side of No.37, it is over grown and is of a rectangular shape, and forms part of an extended garden area to No.37.

The immediate area consists of a variety of different house styles, with ample off- street parking. The immediate neighbouring property, No.43 is a large dormer bungalow whilst No.37 is a small semi-detached Victorian semi, which has been converted into two flats.

RELEVANT PLANNING HISTORY 07/01104/OUT – Erection of a dwelling. This application was withdrawn

SUMMARY OF REPRESENTATIONS 6 letters of objections have been received. Objections raised are as follows;

- loss of privacy - loss of light - out of character, due to building lines and rooflines being compromised - noise increase - potential flood problems - loss of mature tree - increase of on street parking - incorrect site indication and site description, stating that the land is currently used as a dwelling, but in actual fact is garden area. - other non-planning issues

PLANNING ASSESSMENT

Policy

The site is identified within a Housing Area as defined in the adopted Sheffield Unitary Development Plan (UDP). Policy H10 ‘Development in Housing Areas’ states that housing is the preferred use within such areas.

As the application is for outline only, Policy H14 ‘Conditions on Development in Housing Areas’ cannot be considered at this stage, as plans are only indicative. However the main principles outlined in this policy need to be taken into account to assess at this stage if the proposed dwelling will meet the criterions outlined in this policy.

59 The total amount of garden area (approx.400meters squared), which No.37 benefits from, is considered substantial enough to allow part of the garden area to be developed. It is part of the side garden area, abutting neighbouring property No.43 that is to be developed. By sectioning off the overall curtilage, No.37 will be left with ample garden area of approx. 150meters squared for a total of 130meters- squared approx. is allocated for the proposed dwelling.

It can be demonstrated that a dwelling can be sufficiently erected without being detrimental to the immediate neighbouring properties in terms of loss or light, loss of privacy or have an overbearing impact, if it was designed carefully taking these issues into account.

Design issues

As the application is outline, no detail plans have been submitted. However the design and access statements suggest a 2 or 3 ½ storey dwelling to be erected. This need to be carefully considered once the full application is submitted indicating the design details, as the area incorporates a mixture of design, 3 ½ storey house could be constructed, depending on its designs and impact to the locality and neighbours.

Effect on the neighbouring properties.

As the plans submitted are for illustrative purposes only, the effect on the immediate neighbouring properties cannot be assessed in-depth. However, assessing the site plans and from the site visit, it can be concluded that a dwelling can be erected within this part of the garden area, without harming the living conditions of the immediate neighbouring properties. No.43, is a large dormer bungalow and slightly elevated above the ground level of the site in question, as long as the proposed dwelling sits within the front and rear building line of No.43 and No. 37 then the potential loss of light and overbearing will be non existent. Secondly, provided that no windows are proposed in the side elevation, especially facing No.37, then loss of privacy issues will be removed. And finally provided that the proposed dwelling is designed taking into account the design of other neighbouring properties, then it will integrate well with its surrounding area. Neighbours located to the rear of the site are located at a sufficient distance from the proposed dwelling.

Highways

Concern has been raised regarding ample parking. As the plans are only indicative and the application is outline, it will be difficult to request parking provisions as no indication of the number of bedrooms have been suggested. Nevertheless the plans submitted show-parking bay to the front of the proposed dwelling and a parking bay for No.37 as well. This parking provision will be similar to the other situations within the immediate vicinity. Nevertheless as it has been indicated in the design and access statement for 2 or 3 ½ storeys dwelling to be constructed, it can be assessed that the dwelling will entail 3 or more bedrooms and assuming this, two off street parking bays will be required in accordance with UDP policies.

60 Drainage Issues

There are no drainage issues.

Landscape Issues

There are no landscape issues.

Ecological Issues

There are no significant ecological issues.

SUMMARY AND RECOMMENDATION

The site is located within a housing Area as defined by the UDP. As such residential developments are a preferred use. As the application is outline only, no indicative layout has been submitted and all matters have been reserved for subsequent approval.

The proposed change of use from garden area to residential is acceptable in policy terms. It is considered that the total amount of garden area to be constructed upon will not have a detrimental impact on the neighbouring properties, due to the proposed siting. Furthermore, the total amount of private garden for both existing dwellings and proposed will be significant, to allow this development.

GRANT

Case Number 07/03298/FUL

Application Type A Full Planning Application

Proposal Alterations and extensions to form 5 dwellinghouses and erection of garage block (Amended scheme to 03/02994/FUL)

Location New Hall Farm New Hall Lane Stocksbridge Sheffield S36 4GH

Date Received 08/08/2007

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

In order to ensure an appropriate quality of development.

3 Before the development commences, details, specifications and finishes of all new external doors, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of 1:10 scale shall have been approved in writing by the Local planning Authority. Thereafter, the new doors shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

5 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.

6 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.

7 Details of the rainwater goods shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work on site. The works shall then be carried out in accordance with these details unless first receiving the written express consent from the Local Planning Authority.

In the interests of the visual amenity.

8 Before any work on site is begun, including site clearance/preparation works, an ecological survey of the site 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:

a) to ascertain whether the buildings are used by protected species as a living, breeding, roosting or hibernating habitat; b) 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;

The survey shall be submitted to and approved in writing by the Local Planning Authority before any work, including site preparation works, on site is commenced and any approved measures shall be carried out in accordance with the approved schedule.

In the interests of protecting the natural habitat of protected species.

63 9 If bats are found, or reported to be present during construction work, the work shall stop immediately and the advice of English Nature taken.

In the interests of protecting the natural habitat of protected species.

10 The boundary treatment and enclosures shall be carried out in accordance with the details shown on Drawing No. 07.226.55 Rev A. Any revisions to the boundary treatment shall first be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

11 Before the dwellings are occupied, the existing access serving the development shall have been surfaced for a distance of 15m back from the highway boundary to the satisfaction of the Local Planning Authority, and thereafter the surfacing shall be retained/maintained.

In the interests of pedestrian safety.

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.

Attention is drawn to the following justifications:

GE9 - Re-use and Adaptation of Rural Buildings PPG2 PPS7

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

64 Site Location

LOCATION AND PROPOSAL

The application relates to an attractive range of traditional farm buildings at New Hall Farm. New Hall Farm is located within the Green Belt and previously functioned as a dairy business. It is situated in open countryside some 0.7km southwest of Stocksbridge. Access is taken direct from New Hall Lane via a small stone track that leads into the buildings’ central courtyard.

The farm comprises an ‘L’ shaped range of primarily two-storey stone faced buildings consisting of a farmhouse and farm cottage (both occupied) and redundant stone outbuildings on the northern and eastern side of the courtyard. Along the side of the stone buildings to the north and east are large agricultural

65 sheds. On the south side of the courtyard is a dilapidated building used for garaging and to the southwest is a small stone-faced former bull house.

The application proposes to convert the traditional stone buildings into 4 four- bedroom and 1 five-bedroom dwellinghouses. The application is an amendment to an earlier planning approval, which allowed the buildings to be converted into 6 dwellinghouses. This was conditionally approved in January 2004.

The proposed scheme involves an element of new build with the most southerly outbuilding (Unit 5) extended and increased in height, the existing rear off-shoot located to the northern range of buildings (Unit 1) re-built with pitch roof added and light wells to allow basements to two of the units (Units 3 and 4). Also, the existing detached garage to the south of the courtyard would be replaced by a new stone- faced garage block and the bull house converted into a communal bin store. This garage block would provide secure parking for 4 vehicles and built with an upper floor for storage use. The central courtyard would provide dedicated parking for both the existing farmhouse and cottage and three of the five units (1,2 and 4). Parking for Units 3 and 5 would be provided to the east and south side of their buildings’ respective elevations. Front and rear gardens are provided for each of the units with low stone walling enclosing the gardens, the adjacent highway and fields. The site of the demolished slurry tank to the north east of the buildings would be re-used as a landscape compound containing LPG tanks and bio-tec sewage treatment equipment. This would be surrounded by a low bund planted with indigenous saplings and shrubs.

RELEVANT PLANNING HISTORY

03/02994/FUL – Alterations and extensions to form 6 dwellinghouses and erection of garage block – Approved 21/01/04

04/02770/FUL – Erection of stable block – Approved 27/08/04

SUMMARY OF REPRESENTATIONS

Stocksbridge Town Council are objecting to the development on the grounds of its unsuitability of the location of the farm in the Green Belt.

PLANNING ASSESSMENT

Planning Policy

The relevant policy of the UDP is GE9. The policy is relatively permissive in respect of the conversion and re-use of rural buildings to alternative uses provided that the existing building is capable of such conversion without significant alteration, extension or structural rebuilding, the new use would not harm the landscape or character of the countryside, and in the case of a building of local interest, the conversion would not harm its historic character, fabric, essential features or setting.

66 Government guidance is contained within PPG2: Green Belts. It states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. There is a general presumption against inappropriate development within Green Belts with government advice clear in that planning permission should only be granted for the construction of new buildings in very special circumstances. However, Paragraph 3.8 advises that the re-use of buildings are an appropriate form of development in such areas providing there is no material effect on their openness and that strict control is exercised on extensions and associated uses of land. The latter to include hardstandings, car parking, boundary walling and fencing etc.

Further guidance is given in PPS7. At Paragraph 17 it states that the government's policy is to support the re-use of appropriately located and suitably constructed existing buildings in the countryside where this would meet sustainable development objectives. Re-use for economic development purposes will usually be preferable, but residential conversions may be more appropriate in some locations, and for some types of building.

Principle of development

The policy position with regard the conversion of agricultural buildings to alternative uses including housing is generally accepted subject to meeting the criteria set out in Policy GE9. This policy requires the buildings to be capable of conversion without significant, alteration or structural rebuilding and the new use not harming the landscape character of the area.

Inspection of the buildings clearly show the buildings are in reasonable structural order and suitable for residential conversion. The plans also show all proposed external amenity areas being closely contained around the farm buildings so avoiding any unnecessary encroachment into the open countryside. The principle of converting these former agricultural buildings to five dwellinghouses as an amendment to the earlier approved and extant scheme should therefore be viewed acceptable.

Highway Issues

It is not considered that the conversion of the buildings to five dwellinghouses gives rise to any significant highway concerns. Officers are satisfied with the proposed number of off-street parking spaces afforded to both the existing and proposed properties on site, while the scale of the development is unlikely to put pressure on the local road network to the detriment of highway safety. It is recommended that the proposed access be surfaced for a distance of 15m from the highway edge to avoid debris being deposited on the road and the car parking accommodation provided before occupation of the units. These can be secured through planning condition.

Design Issues

The proposed external treatment of the buildings is relatively consistent to the scheme approved in 2004. The applicant has endeavoured to utilise existing

67 openings wherever possible and kept new openings to a minimum. Officers are satisfied with the treatment of the buildings and consider that the proposal represents a sensitive and sympathetic conversion scheme that retains the agricultural integrity of the buildings. The plans show well-proportioned fenestration detailing across the range of buildings, the use of natural stone slates throughout, timber painted windows and doors and use of conservation style rooflights.

While the proposal involves an element of new build, most notably the erection of a new garage block, extension to Unit 5, rebuilding the existing rear off-shot to Unit 1 and creation of two basements, the amount of new build is not materially greater from that allowed under the previous scheme and combined represents approximately 7% of the total volume of the buildings. This amount of new build when viewed across the entirety of the scheme is considered to be acceptable and unlikely to have any significant impact on the openness of the Green Belt. Officers have also secured design improvements from that originally submitted with the lowering of the garage block, revisions to the window and door details and retention of the bull house as built for bin storage.

Residential amenity

Officers are satisfied that the occupants of each of the five properties would be afforded with a good level of amenity with generous accommodation provided across the buildings' floors and gardens commensurate to the size of accommodation being provided. Following amendments secured in respect of Unit 4, it is also considered that the outlook from all of the properties would be acceptable with views from each property benefiting from open aspects of the adjoining countryside upon removal of the adjacent sheds.

The proposed conversion is not considered to raise any disamenity issues with regard the two existing properties on site given the configuration and layout of the buildings with any overlooking likely to be minimal.

Open space provision

Policy H16 of the UDP requires developers to make an appropriate financial contribution towards the provision and enhancement of recreation space in cases where the provision is below the minimum guideline or recreation space within the catchment area is in need of significant enhancement. With regard to this application, it has been assessed that the site lies within a catchment area where both the formal and informal recreation space is below the minimum guidelines. Based on 4 four-bedroom dwellinghouses and 1 five-bedroom dwellinghouse, it has been calculated that a financial contribution of £8,420.25 should be secured for the provision and enhancement of recreation space within the catchment area.

Protected Species

It is important that the conversion of the buildings do not cause disturbance or destruction to roosting bats and their roosting sites. While no bat survey has been carried out, it is recommended that a condition should be attached to the grant of

68 planning permission seeking the undertaking of a bat survey prior to any work commencing on site.

SUMMARY AND RECOMMENDATION

It is considered that the conversion of these buildings is acceptable. The plans show a sensitive conversion scheme with the integrity of these former agricultural buildings remaining intact. While the development involves some new build including the erection of a new garage block and extension to Unit 5, this is limited and represents approximately 7% of the total volume of the buildings. With conditions attached that include the removal of 'PD' rights, protection of bats and large scale fenestration detailing, it is considered that the proposal is acceptable and Policy GE9 of the UDP and national guidance contained in PPG2 and PPS7 met.

The applicants have not at the time of drafting this report submitted a section 106 agreement in accordance with Policy H16 of the adopted UDP and adopted SPG Open Space Provision New Housing Development. It is recommended therefore that the Board grant planning permission conditionally subject to a legal agreement being signed to secure a financial contribution of £8,420.25 towards the provision and enhancement of new recreation facilities within the relevant catchments areas of the application site.

Case Number 07/03176/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse with integral garage and alterations to former school building to form 8 dwellinghouses (amended plans received 3/12/2007)

Location Site Of Former Grenoside Primary School Norfolk Hill Grenoside Sheffield S35 8QB

Date Received 01/08/2007

Team NORTH & WEST

Applicant/Agent Norfolk Hill Partnership

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 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 development shall be constructed without prior planning permission being obtained from the Local Planning Authority.

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

3 The existing boundary wall fronting around the site shall be retained and details of the proposed treatment of any new access through the wall shall be submitted to and approved in writing by the Local Planning Authority before work on site is commenced and the development shall not be used unless such treatment has been carried out in accordance with the approved details.

In the interests of the amenities of the locality.

4 No dwelling which is shown on the plans to be provided with screen fencing shall be used unless such screen fencing and walling has been erected in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such screen that shall have first been submitted to shall be retained.

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

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

In the interests of the amenities of the locality.

6 The 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 traffic safety and the amenities of the locality.

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

8 Before the development becomes occupied, all vehicular areas shall have been surfaced, sealed and drained to the satisfaction of the Local Planning Authority, with the car parking formally marked out as indicated on the approved plans, and thereafter retained / maintained for the sole purpose intended.

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

9 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.

10 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

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

Highway Improvements:

Illumination review and potential improvements to the illumination along the public footpath flanking the development sites western boundary and resurfacing of said footpath; within 3 months of full occupation of the development, the footway abutting the development site on Lump Lane and Norfolk Hill shall have been resurfaced to the satisfaction of the Local Planning Authority (owing to damage caused by trenches dug for connections to services, hoardings and construction plant) with a new pin kerb provided to the rear of the footway if necessary; provision of signage on Lump Lane to alert motorists leaving the site of the One-way nature of Lump Lane; any accommodation works to street furniture, road markings, traffic signs, lamp columns.

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

11 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.

12 Prior to any works commencing on site, full details of the following shall have been submitted to and approved in writing by the Local Planning Authority, and the construction works shall only be progressed in accordance with the approved details:

- Times when construction works and movement of construction traffic might be restricted so as not to conflict with arrivals/ departures of children from the adjacent school.

- Location of site compound and temporary car parking arrangements for contractors.

- Any temporary site access for construction traffic.

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

13 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.

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 Notwithstanding the submitted plans, before the development is commenced, full details of the vehicular access arrangements shall have been submitted to and approved in writing by the Local Planning Authority (to include geometric standards, vehicle / pedestrian intervisibility splays, materials/specifications, any drainage implications, demarcation of the highway boundary, maybe tactile paving). Prior to any dwellings becoming occupied, the vehicular access shall have been constructed in accordance with the above-mentioned approved details.

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

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

In order to ensure an appropriate quality of development.

17 All areas of external masonry shall be in natural stone, before the commencement of the development a sample of the stone shall have been submitted to and approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

73 18 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local Planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

19 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match the original mortar before weathering, should be achieved by the use of appropriate sand. No propriety coloured mixes of pigments shall be used. The joints should be finished flush then brushed back to expose the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks. A sample panel of proposed pointing shall be approved by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

20 Heads and cills shall match in size, style, construction and materials those of the existing building.

In order to ensure an appropriate quality of development.

21 The abutment of new walls to the existing building shall not be bonded into existing walls by removing existing masonry unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure the protection of the original fabric of the existing building.

22 Prior to commencement of works, details of the extent and specification of brick/stone repair and cleaning shall have been submitted to and approved in writing by the Local Planning Authority and shall thereafter be carried out in accordance with the approved details.

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

23 Repairs and new areas of infill masonry shall match the existing surrounding masonry in bonding, colour, size, shape and texture and in the colour and finished treatment of mortar joints.

In order to ensure an appropriate quality of development.

24 There shall be no replacement, alteration or repair of any part of the original roof structure without the prior approval, in writing, of the Local Planning Authority of details of timbers to be removed, altered and repaired and details and specifications of all new replacement timber members.

In order to ensure that inappropriate alterations are avoided.

25 Before the commencement of development, details and specifications of the following items shall have been submitted to and approved in writing by the Local Planning Authority:

- Roof materials – including bat bricks or gaps in soffit boards to provide a habitat for bats - Ridge - Valleys - Eaves - Verges - Rainwater goods

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

26 The roof shall be retained in natural slate with original materials re-used as far as practicable. Any new slates shall match the size, colour and coursing of existing natural slates.

In order to ensure an appropriate quality of development.

27 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.

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

In order to ensure an appropriate quality of development.

29 Chimney stacks and pots shall be retained and, where repaired, should be reinstated to their original appearance using materials to match existing unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

30 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

75 31 The windows shall consist of timber frames with timber opening casements. The glazing pattern, the thickness and profile of the frame and glazing bars and the reveal depth shall match those of the existing windows in the property and the windows shall be finished in gloss paint.

In order to ensure an appropriate quality of development.

32 Before the commencement of development, the details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority. Drawings shall be of a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

33 Before the development commences, details, specifications and finishes of all new external doors, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale shall have been approved in writing by the Local planning Authority. Thereafter, the new doors shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

35 Before the development commences, details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

36 This development shall be carried out in complete accordance with amended plans received on 3rd December 2007, unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

76 37 Prior to any development on site, a method statement detailing the work programme of the building should be submitted to and approved by the Local Planning Authority. A licensed bat worker should be present on site, particularly when work on the roof / roof space begins.

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).

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas

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

Attention is drawn to the following directives:

1. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

You should apply for a consent to: -

77 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. Failure to carry out this development in accordance with the approved plans may result in enforcement action. Please contact the Planning Department if you wish to amend any design or specifications for your proposed development.

Site Location

LOCATION AND PROPOSAL

The application relates to the site of the former Grenoside Primary School, situated between Lump Lane and Norfolk Hill. The school has closed and relocated to a site on the opposite side of Norfolk Hill, leaving the old stone built school buildings and prefabricated block vacant. The stone buildings are not Listed but do make a significant contribution to the character of the Grenoside Conservation Area.

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area as well as a Conservation Area and is surrounded by residential properties.

Planning permission is sought for the alteration and extension of the existing stone school buildings to create 8 dwellings, as well as the erection of a new dwellinghouse within the playground of the site. The existing building that faces onto Norfolk Hill would be altered to provide 3 dwellings. The building facing towards Lump Lane would be divided to provide 5 dwellings. Each of the properties would have its own private amenity area and associated car parking would also be provided.

RELEVANT PLANNING HISTORY

In December 2006 planning permission was granted for the conversion of the school buildings to create 5 dwellings and the erection of an additional dwellinghouse within the playground (application 06/03941/RG3 refers).

SUMMARY OF REPRESENTATIONS

7 letters and emails of representation have been received. This includes a letter from Ecclesfield Parish Council requesting the plans be amended to retain the original bell housing.

A letter from The Grenoside Conservation Society raised similar concerns regarding the bell housing, and also stipulated preferred materials for the new build property. This letter also set out concerns about traffic using Lump Lane. Councillor Trevor Bagshaw has also forwarded the same letter to the Planning Department.

The other letters and emails question whether the existing buildings are to be retained and the materials for the new property and boundary treatments. They also raise concerns over highway safety

PLANNING ASSESSMENT

Policy

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

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

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

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

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

The site has been previously developed and this proposal to re-develop the site for housing falls within the spirit of PPG3 which encourages the re-use of such land, known as Brownfield sites.

Policy H16 – Open Space in New Housing Developments is also applicable. This states that for sites of less than one hectare which involve the construction of five or more dwellings, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site if provision of recreation space within the area is below the minimum guideline.

As the site is within the Grenoside Conservation Area Policy BE15 – Areas and Buildings of Special Character also needs to be taken into account. This states that buildings and areas of special architectural or historic interest which are an important part of Sheffield’s heritage will be preserved or enhanced. Development which would harm the character or appearance of a Conservation Area will not be permitted.

Policy BE16 – Development in Conservation Areas is also applicable. This sets out that buildings which make a positive contribution to the character or appearance of a Conservation Area will be retained.

Design Issues

The two stone school buildings date back to 1884 and are typically Victorian in design. The buildings have elaborate full height windows on the gable ends and also on the south elevation of the north building.

The proposed alterations and extensions have been designed to reflect the scale and architectural style of the existing school buildings and will be less intrusive than the alterations that have been previously approved.

Amended plans have been received showing the bell housing and chimney being retained, thereby addressing the concerns raised by Ecclesfield Parish Council and also the Grenoside Conservation Society.

Amended plans have also been received for the new build property so that it is very similar to the new dwellinghouse that has approval. This has been designed to

80 be in keeping with the original school buildings having the appearance of a caretaker’s cottage. This would also be constructed from stone with a slate roof to match the rest of the development.

Boundary walls along the road frontages of the site are also to be retained as far as possible and any new walling will match what is there at present.

It is considered that the proposed development would preserve the character of the Conservation Area. Re-use of the stone buildings and the removal of the prefabricated buildings would enhance the current appearance of the site.

Highways Issues

A new vehicular access is proposed from Lump Lane. This would be in the same position as the access approved by the previous consent. This would provide access to an area with 10 parking spaces for the dwellings within the building facing Lump Lane and also the new build dwellinghouse.

On Norfolk Hill the existing vehicular entrance is to be related to provide access to a further 7 parking spaces for the 3 dwellings within the building that fronts onto Norfolk Hill.

The level of off-street parking provision is considered to be acceptable and the new access arrangements are considered to be satisfactory.

A public footpath runs along the western boundary of the site. As it is likely the boundary wall will be increased in height once rear gardens are created it may be necessary for the developer to carry out improvements to this footpath in the interest of pedestrian safety. This may include measures such as reviewing the existing illumination of the footpath and resurfacing works.

Impact Upon Residential Amenity

The extensions will elongate the footprint of the buildings bringing them closer to the boundaries with neighbouring dwellings. However it is considered that the proposed extensions would not result in significant levels of overshadowing and the development would not be particularly overbearing upon the occupiers of these properties. The internal layout of the converted buildings has also been carefully looked at to ensure that significant levels of overlooking would not occur.

The new build property would be located fairly centrally within the site and has been carefully positioned to ensure that it would not directly overlook or overshadow neighbouring dwellings or the proposed new dwellings within the converted school buildings.

The existing playground would be divided up to ensure that each property would have it’s own garden, each of which would provide adequate amenity space.

81 It is thereby considered that the development would not adversely impact upon occupiers of neighbouring dwellings and conditions for the occupiers of the proposed development would also be satisfactory.

Provision of Open Space

The site is within an area where the amount of informal recreation space falls below the recommended minimum requirement, having 3.27 hectares per thousand population compared with the minimum guideline of between 4.1 and 4.3 hectares per thousand population.

Formal recreation space is above the minimum guideline having 2.48 hectare per thousand population compared with the guideline of between 1.7-1.9 hectares.

Unitary Development Plan Policy H16 – Open Space in New Housing Developments sets out that for sites of less than one hectare which involve the construction of five or more houses the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area.

Consequently a unilateral undertaking will need to be entered into to provide a financial contribution towards open space provision/enhancement. The sum required has been calculated in accordance with the Councils Supplementary Planning Guidance on Open Space Provision in New Housing Developments (Appendix 4, Table 1 and Table 2) and is £8,317.25 (including an administration fee of 3%).

SUMMARY AND RECOMMENDATION

Planning permission is sought to extend and convert the former Grenoside School into 8 dwellings and to construct an additional dwellinghouse within the school grounds. Planning permission has previously been granted for a similar scheme that would have provided 5 dwellings within the existing buildings as well as a new build dwelling.

The north building would be accessed from Lump Lane and would be divided into five dwellings. 10 car parking spaces would be provided for these dwellings.

The new build property would be two-storeys in height, constructed from materials to match the existing buildings and would have the appearance of a caretakers cottage. This would share the access with the north building from Lump Lane and would have its own garage with room to park additional cars in front.

The south building would be accessed from Norfolk Hill and would be divided to create three dwellings. The existing vehicular access would be relocated and a small car park provided for 7 cars.

The proposed extensions to the buildings have been carefully designed to respect the character and appearance of the buildings and to minimise the impact upon the Grenoside Conservation Area. Materials to match the existing buildings are to be

82 used and the large elaborate arched windows will be carefully dismantled and re- used within the development.

The internal layout of the converted dwellings have been carefully considered, as has the siting of the new build dwellinghouse, to ensure that unacceptable levels of overlooking to and from neighbouring dwellings will not occur. The extensions will bring the building closer to neighbouring properties on either side of the site; however there will still be sufficient distance between the properties to ensure that significant levels of overshadowing and loss of light do not occur.

The site is within an area where the amount of informal open space falls below the recommended minimum guidelines whilst the amount of formal open space is above. A financial contribution towards the provision and enhancement of open space has been sought.

It is considered that the proposed development accords with UDP Polices H14, BE15 and BE16 and so it is recommended that planning permission be granted with conditions.

Case Number 07/02409/FUL

Application Type A Full Planning Application

Proposal Erection of a dwellinghouse and alteration of existing vehicular access (resubmission of application no. 06/03334/FUL)

Location Land Opposite 3 To 7 Staindrop View Chapeltown Sheffield S35 2YS

Date Received 13/06/2007

Team NORTH & WEST

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

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

3 The vehicular areas must be surfaced, sealed and drained to the satisfaction of the Local Planning Authority prior to occupation of the dwellinghouse.

4 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.

84 In order to ensure an appropriate quality of development.

5 Finished floor levels of the development allowed by this permission shall be set no lower than 300 millimetres above the frontage road level on Staindrop View.

To reduce flood risk.

6 Finished ground levels of the development allowed by this permission shall not be raised above existing ground level as shown on drawing number JBA.2608.SL1 dated August 2007.

To reduce flood risk.

7 A permanent strip of land 3 metres wide adjacent to the top of the bank of Charlton Brook shall be kept clear of all new building and structures (including decking, gates, walls, fences and trees) unless otherwise agreed in writing with the Local Planning Authority in consultation with the Environment Agency.

To ensure access to the watercourse for maintenance and inspection.

8 A permanent parking area as shown on drawing number JBA.2608.SL1 dated August 2007 shall be left free of buildings and structures (including decking, gates, walls, fences and trees) unless otherwise agreed in writing with the Local Planning Authority in consultation with the Environment Agency.

To ensure access to the watercourse for maintenance and inspection as shown on drawing number JBA.2608.SL1 dated August 2007 submitted with the Flood Risk Assessment.

Attention is drawn to the following justifications:

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.

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

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

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

2. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

Site Location

LOCATION AND PROPOSAL

Located within a predominantly residential area, to the rear of No 28 Bridge Inn Road and opposite to No’s 3 and 7 Staindrop View, access to the site is gained off Staindrop View, which is a dead end street. The site currently forms part of the side/rear garden of No 30 Bridge Inn Road. The site is level and enclosed by a 1metre high brick wall, and high mature leylandi, which dominates the site along this boundary and forms a very dense visual screen, with the houses opposite the site on Staindrop View, which currently have no views into the site. Small brick wall, fencing and natural vegetation also enclose the site to the north, east and west boundaries.

The rear garden of No 26 and No 28 Bridge Inn Road abut the boundary of the site. These properties have limited rear garden areas. No 26 in particular has a maximum rear garden length of 12 metres and has natural vegetation, which forms the boundary with the site in question. The Charlton Brook watercourse runs in a culvert through the site.

The plans submitted show the dwelling positioned approximately 2.5 meters into the site and approximately 18 metres away from the rear elevation of No 26 Bridge Inn Road and approximately 23m from No 28. No habitable windows are indicated within this side elevation, which faces these properties. The proposed dwelling is to be two storeys with the principal windows facing east and west, into the proposed rear garden of the site and the rear garden of No 30. Properties on Staindrop View are approx. 15m away from the site.

HISTORY

06/03334/FUL- Application for the erection of dwellinghouse, was refused on the basis that the Local Planning Authority considered that the proposed extension would result in unacceptable overlooking to and/or from adjoining residential property, leading to unacceptable loss of privacy and would, therefore, be contrary to Policy H14 of the Unitary Development Plan and Supplementary Planning Guidance on Designing House Extensions.

SUMMARY OF REPRESENTATIONS

5 letters of objections have been received. The main points are as follows;

- potential flooding again - loss of light and privacy - highway safety - loss of trees - out of character with neighbouring properties - accuracy of plans that illustrate incorrect land ownership and scale of - no pathway indicated and thus proposed build would open directly on to the road, causing visibility problems - other non-planning issues

Ecclesfield Parish Council – supporting the local objections and request for site visit by the committee members

PLANNING ASSESSMENT

The site is located within a Housing Area as defined within the UDP. Policy H14 ‘Conditions on Development in Housing Areas’ states amongst other things that, 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. (d) it would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians; and

Highway

There are no objections in principal to the proposal. There is ample parking accommodation as indicated on the plans for the provision of 2 off street parking with sufficient turning area. The existing access into the site off Staindrop View will be used as a vehicular and pedestrian access into the site.

Drainage

There were originally concerns with the existing Brook in terms of flooding. However, Environment Agency have confirmed no objections are raised as the agent has provided sufficient information in the Flood Risk Assessment illustrating minimal impact to the flood zone area and as such conditions have been recommended.

Ecology

There are no objections in principle. There is an Ash Tree within the site, which is the subject of a Tree Preservation Order. However some deterioration has occurred in its condition and as such the tree has less amenity value now than when the order was made in December 1981. The tree is largely obscured from public view by the existing coniferous hedge.

Design Issues

The proposed scheme has taken into account the issues that raised concern with the previous application, which was refused (06/03334/ful). The plans submitted illustrate a detached property, similar to many within the immediate vicinity. The main entrance into the dwelling located to the western side of the property facing Staindrop View. The detached property incorporates a gable-end roof. With all its main habitable windows facing east and west (i.e. away from neighbouring houses). The proposed materials match other immediate neighbouring properties, consisting of brick and tiles. It is considered that the proposed design would integrate well with the surroundings.

Effect on residential amenities

The nearest dwellinghouse affected by the proposal are No 30 Bridge Inn Road and No.’s 5 and 7 Staindrop View. The proposed dwellinghouse will be approx. 15 metres away from the side and front elevation of these neighbouring properties. Facing the properties on Staindrop View there will be only one bathroom window

89 (obscurely glazed) on this elevation at first floor. The front elevation faces No 30 bridge Inn Road, and as there is good boundary treatment, which creates screening, any potential overlooking will be limited from the ground level. Roof lights to the two bedrooms at first floor are proposed; these will not over look the rear garden area of No 30 Bridge Inn Road. The high mature leylandi trees and 1.8m brick wall across the southwest elevation facing the neighbouring property at the rear and a distance of 16meters will prevent any loss of privacy into the dwelling.

The main habitable room windows would face in an east and west direction and would have little impact, therefore, on either the existing houses on Bridge Inn Road or those on Staindrop View.

Policy H14 has been complied with.

SUMMARY AND RECOMMENDATION

The site is within a Housing Area. The principle of residential development is, therefore, acceptable on this site. A culverted watercourse currently runs through the site, the Environmental Agency have raised no objections conditionally.

Plans show the proposed development to comply with the relevant UDP Policy H14.

Grant

Case Number 07/00268/CHU

Application Type Planning Application for Change of Use

Proposal Use of premises as hot food takeaway (Use Class A5) (as amended 25/04/07)

Location 162 Infirmary Road Sheffield S6 3DH

Date Received 23/01/2007

Team NORTH & WEST

Applicant/Agent Neville Curate

Recommendation Grant Conditionally

Subject to:

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

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

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

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

3 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

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

In the interests of the amenities of the locality.

91 5 The hot food takeaway shall be used for the above-mentioned purpose only between 1830 hours and 2330 hours, Mondays to Saturdays and not to be opened on Sundays or Public Holidays.

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

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas

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

92 Site Location

LOCATION AND PROPOSAL

The application relates to an end terrace property, located at the corner junction of Infirmary Road and Gilpin Lane. The building is currently retail. There is a flat over the shop, which is not in the same ownership as the retail unit.

The site is identified on the Unitary Development Plan Proposals Map as being within a Fringe Industry and Business Area. Opposite the site there are residential properties, and adjacent are retail units with residential above.

Planning permission is sought to change the use of the unit from a shop (Use Class A1) to a hot food takeaway (Use Class A5). There is no significant external alteration to the unit.

Amended plans have been submitted showing flue/fume extraction equipment details.

SUMMARY OF REPRESENTATIONS

No representations have been made.

PLANNING ASSESSMENT

Policy Issues

As the site is located within a Fringe Industry and Business Area, Policy IB6 suggests that in such areas, A5 uses are acceptable in principle. Policy IB9 ‘Conditions on Development in Industry and Business Areas’ states amongst other things, that change of use will be permitted provided that it would: not lead to a concentration of uses which would prejudice the dominance of industry and business in the areas or, not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health or safety.

Infirmary Road incorporates a long stretch of established non-residential uses. It is considered that with the proposed Hot Food Takeaway and the existing other uses on Infirmary Road, there will be no significant effect on the dominance of non- preferred uses.

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

Effect on Residential Amenities and the Locality

It is considered that the issue of noise and smells, which can cause detrimental effect to the neighbouring properties, especially to the flat at first floor, can be controlled with adequate conditions. It is clear that the current flat above the premises is not under the ownership of the applicant and as such it is vital to control any potential disamenity to the occupiers of this flat. Provision of sound attenuation to be provided to prevent noise disturbance to the flat will be requested.

There is restrictive parking immediately opposite the site and most likely any customers using the premise would park on the allocated lay-by adjacent the site or on the side streets, it is intended that as the shop unit is close to a tram stop, many customers will be on foot. There are no objections to the proposal from a highway perspective.

The Director of Environment and Regulatory Services has raised no objections and have recommended conditions.

94 Highway Issues

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

SUMMARY AND RECOMMENDATION

Drawing together all the above considerations, it is concluded that this is acceptable on the basis that permission is granted for the hot food takeaway to be opened Mondays to Saturdays 0630 to 2330 and not to be opened on Sundays or Public Holidays. The proposal will not detract from the character and appearance of the area. Relevant polices have been complied with.