Sheffield City Council Place Report to West and North

SHEFFIELD CITY COUNCIL PLACE

REPORT TO WEST AND NORTH PLANNING AND DATE 31/08/2010 HIGHWAYS COMMITTEE

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 0114 2734183 NO: AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

10/02474/FUL 488 Redmires Road Sheffield 6 S10 4LG

10/02434/FUL Ewden Barn Bank Lane 12 Sheffield S36 3ZL

10/02110/FUL Chestnut Grove Curtilage Of 485 Loxley Road 18 Sheffield S6 6RP

10/01805/FUL 5 St Mark Road Sheffield 33 S36 2TF

10/01530/RG3 Land Between Buckenham Street Clun Street And 41 Ellesmere Road Sheffield

10/01372/FUL Storrs Farm, Storrs Lane And Broad Oak, Stopes Road 64 Sheffield S6 6GY

10/01225/FUL Site Of Clinical Psychology Unit Northern General Hospital 73 Herries Road Sheffield S5 7AU

10/01128/FUL 69 Norwood Road Sheffield 87 S5 7BP

3 10/01017/CHU 261 Ellesmere Road North And 163 Scott Road Sheffield 99 S4 7DP

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 31/08/2010

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 10/02474/FUL

Application Type A Full Planning Application

Proposal Erection of outbuilding to rear of dwellinghouse (Part retrospective)

Location 488 Redmires Road Sheffield S10 4LG

Date Received 21/07/2010

Team NORTH & WEST

Applicant/Agent Calnan Cox

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the design of the outbuilding by way of its scale and siting is out of keeping with the character of the area and contrary to Policy H14 of the Unitary Development Plan.

2 The Local Planning Authority consider that the development will extend the built form closer to the Green Belt resulting in a conspicuous feature which will be detrimental to the appearance of the Green Belt and contrary to Policy GE4 of the Unitary Development Plan.

3 The Local Planning Authority consider that the development will be visible and conspicuous from the Area of High Landscape Value and Peak National Park and will be detrimental to the character and appearance of this area.

6 Consequently the scheme is contrary to the requirements of Policy GE8 of the Unitary Development Plan.

Attention is drawn to the following directives:

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

7 Site Location

LOCATION AND PROPOSAL

The application relates to a large two-storey detached dwellinghouse located in a housing area as allocated in the adopted Sheffield Unitary Development Plan (UDP).

The property is the last in a row of residential properties of varying sizes and designs. Immediately to the north and west of the house lies open Green Belt land with public footpaths running immediately to the rear of the property and approximately 40 metres to the west.

Permission is sought for an outbuilding to the rear of the garden to contain a large pond for the keeping and breeding of Koi Carp. The building has been partially constructed and therefore the permission is part retrospective.

RELEVANT PLANNING HISTORY

04/04744/FUL – erection of front and rear dormer windows – granted conditionally

04/03505/FUL – first floor side extension, alterations to loft to form habitable room including erection of three dormer windows to rear of dwellinghouse – granted conditionally

00/02738/FUL – alterations and single-storey front extension to dwellinghouse – granted conditionally

SUMMARY OF REPRESENTATIONS

At the time of writing this report no letters of representation have been received, however the neighbour consultation period has not expired. If any representations are received members will be updated at committee.

PLANNING ASSESSMENT

The property is located in a housing area and is thus subject to assessment under policy H14 of the Unitary Development Plan which states that development will be permitted provided that

(a) “new buildings and extension are well designed and would be in scale and character with neighbouring buildings (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 (g) It would comply with policies for the Built and Green Environment, as appropriate

The outbuilding is sited towards the rear garden boundary and has a footprint of 17.2 metres by 8.4 metres and a height to the ridge of 3.2 metres. It is considered that the scale and siting of the building is out of keeping with the residential

10 character of the area. The size of the development is excessive, there are no similar outbuildings to the rear of other dwellings on Redmires Road and therefore it is considered to be out of keeping with the character of the area. Furthermore, such development could set an unwelcome precedent in the area.

Owing to the height of the building and the fact that it is set slightly lower than the residential property to the east it is considered that there will not be a detrimental impact upon the amenities of neighbouring occupiers.

Policy GE4 of the UDP “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”. The development is currently visible from the Green Belt immediately to the west and north of the site and would be even more visible when completed with the proposed pitched roof. The extension extends the built form further towards the open Green Belt and thus will form a conspicuous feature which is out of keeping with the character of the area and will be detrimental to the landscape.

The applicant property is located at the top of a hillside and is visible from long range views from the Peak District and Area of High Landscape Value to the North. As previously highlighted the extension is out of keeping with the area owing to its scale and siting and extends development closer to open countryside than was previously the case. As such the development is considered to be detrimental to the character and appearance of the Area of High Landscape Value and Peak National Park and contrary to the requirements of Policy GE8 of the UDP which requires development which is conspicuous from such areas to “protect, and wherever appropriate enhance the appearance and character of the Area of High Landscape Value and Peak National Park”.

SUMMARY AND RECOMMENDATION

The proposed development is out of keeping with the character of the area owing to its scale and siting. The development extends the built form closer to open countryside to the rear and is detrimental to the openness of the Green Belt and the character of the Area of High Landscape Value and Peak National Park. The scheme is contrary to the requirements of UDP policies H14, GE4 and GE8 and is recommended for refusal. Authority is also requested to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the removal of the building.

Case Number 10/02434/FUL

Application Type A Full Planning Application

Proposal Erection of cart barn (Re-submission of 09/03984/FUL)

Location Ewden Barn Bank Lane Sheffield S36 3ZL

Date Received 19/07/2010

Team NORTH & WEST

Applicant/Agent Watson Batty Architects Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The development must be carried out in complete accordance with the following approved documents;

The development must be carried out in complete accordance with the following approved documents: plan reference number 3841-13-05 (dated June 09)

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

3 The approved building shall at all times remain an open fronted structure and shall not be enclosed without prior approval by the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

1. The decision to grant permission and impose any conditions has been taken having regard to the relevant policies and proposals from the Yorkshire and

12 Humber Plan, (also taking into account the Secretary of State's, stated intention to abolish Regional Strategies) the Sheffield Development Framework and the Unitary Development Plan set out below:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE4 - Development and the Green Belt Environment GE6 - House Extensions in the Green Belt GE8 - Areas of High Landscape Value and The Peak National Park

Overall it is considered that the development complies with the relevant policies and proposals in the development plan, and would not give rise to any unacceptable consequences to the environment, community or other public interests of acknowledged importance.

This explanation is only intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report at www.sheffield.gov.uk/planningonline or by calling the Planning Help Line at (0114) 273 4215.

13 Site Location

14 LOCATION AND PROPOSAL

The application relates to a residential property, part of a group of former agricultural buildings granted permission for conversion to dwellings. The group have a commanding position in the Ewden Valley, above More Hall Reservoir, and are visually prominent from a number of points. The buildings are constructed primarily of stone, with a few remnants of former metal clad farm buildings.

There are a number of ancillary buildings scattered around the group of dwellings, including a garden room, stables and a building used to garage a motor home.

The site is in the Green Belt and an Area of High Landscape Value. The land rises steeply behind the building group. Bank Lane, off Sunny Bank Road, serves the group of buildings. Bank Lane is a steep, narrow road. It feeds into a network of footpaths and bridleways.

It is proposed to erect a 2 bay oak timber barn to accommodate 1 vehicle and storage for agricultural/horticultural machinery. The barn would have a floor area of 33 sq.m. It would have a pitched roof with a maximum height of 3.95m and the roof would have natural stone tiles.

The building would be erected close to the entrance into the property on an existing flat area that has been excavated into the slope to the rear. Therefore the building would be fully or partially obscured on 3 sides. The front of the building would have an open frontage to the 2 bays. The building would be approximately 34m away from the house (a similar distance to the motor home garage referred to above from the house it serves).

RELEVANT PLANNING HISTORY

Following the former agricultural buildings being granted permission for conversion to dwellings in 1991 the group of buildings has been the subject of a number of applications.

Planning permission for the erection of a two-storey extension to the property was granted in January 2004 and has been constructed (Ref: 03/03821/FUL). An application for the erection of a detached garage within the curtilage of the property was withdrawn before a decision in March 2010.

SUMMARY OF REPRESENTATIONS

2 letters had been received at the time this report was prepared for Committee, any additional letters will be reported. Objections are on the grounds of: - the proposal is too close to the highway and public footpath - should be situated close to the dwelling - it is in a prominent position - it will result in the dispersal of buildings - contrary to Green Belt policies - the proposed lighting will exacerbate the negative visual impact - small hamlet already overdeveloped

15 - questioning accuracy of supporting statement

Bolsterstone Community Group object on the grounds: -Ewden Barn has already been extended from its original conversion size by about 50% - lies in a commanding position and is situated in the Green Belt - would stand some distance from the house, and be clearly visible from both Bank Lane and adjoining public rights of way - this proposal would breach green belt policies, be highly visible and, therefore, have a greater negative impact upon the area - the design of the cart barn is an improvement on that of the earlier garage proposal and slightly smaller it is still in the wrong place - would have far fewer grounds for complaint if the proposal was for a barn/garage next to the house itself where it would be mainly out of view - does not comply with Green Belt policies

PLANNING ASSESSMENT

Policy Issues

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

GE2 states that in the Green Belt measures will be taken to maintain and enhance areas of high landscape value (this is also underlined by GE8 relating to Areas of High Landscape Value). GE4 similarly states that the scale and character of any development in the Green Belt should be in keeping with the area and conserve and enhance the landscape.

Policy GE6 relates to house extensions in the Green Belt and 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. Policy GE8 states that in Areas of High Landscape Value, protection and enhancement of the landscape will be the overriding consideration. Development which is permitted must protect, and wherever appropriate enhance, the appearance and character of the Area of High Landscape Value.

Highway Issues

Bank Lane is a steep, narrow road that suffers from water run off and debris deposit. It has a sharp junction with Sunny Bank Road, which makes for difficult manoeuvring. It is a difficult road to negotiate, particularly in winter. The group of buildings has limited parking areas. However, there are no objections to the current proposal from a highway point of view.

16 Visual impact.

The timber barn would have a rustic appearance. Its wooden structure would not present any degree of prominence. The building would be lost to some extent, when viewed from a distance, against the existing group of buildings. Also the proposed siting, excavated into a grass bank, would also reduce the visual impact.

Within the envelope of the group of dwellings are a number of existing outbuildings including a garden room, stables and a building used to garage a motor home. It is considered the proposal would have no greater impact on the openness of the green belt than those. It is considered that, along with the number of existing ancillary residential buildings, this proposal would not have a greater impact on the Green Belt.

The design and scale are considered to be acceptable. The character of the building would be in keeping with the area. There are domestic and agricultural buildings of similar appearance in the vicinity.

SUMMARY AND RECOMMENDATION

It is considered that the proposed development would not have an adverse impact upon the open character of the Green Belt and would not harm the rural appearance of the area.

As with any planning application this proposal has to be considered on its merits. It should not be considered in the context of the planning history of other buildings within the overall group.

Examining the proposal in relation to planning considerations and policy it is considered the proposal is acceptable.

Case Number 10/02110/FUL

Application Type A Full Planning Application

Proposal Alterations and extensions to outbuildings to form two dwellinghouses - resubmission of planning application 09/03638/FUL

Location Chestnut Grove Curtilage Of 485 Loxley Road Sheffield S6 6RP

Date Received 23/06/2010

Team NORTH & WEST

Applicant/Agent Mr Peter A Rudd

Recommendation Grant Conditionally

Subject to:

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

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

2 The development must be carried out in complete accordance with the following approved documents;

1615/03 RevA plots 3 and 4 First floor plan, block plan and site location plan received 23/6/10

1615/01 Rev A plots 3 and 4. Lower Ground floor plan and elevations received 23/6/10

1615/02 Rev A plots 3 and 4 ground floor plan and elevations received 23/6/10

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

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

In order to ensure an appropriate quality of development.

4 Notwithstanding the submitted detail, details of new heads and cills shall be submitted to and approved in writing by the Local Planning Authority and installed only in accordance with the approved detail.

In order to ensure an appropriate quality of development.

5 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.

6 The landing window on the elevation of plot 3 facing west 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.

7 Notwithstanding the submitted details, prior to the commencement of development, details of boundary treatments proposed on site shall be submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be installed.

In order to ensure an appropriate quality of development.

8 The development must be carried out in accordance with the recommendations made in the bat survey submitted to the Local Planning Authority 23/6/10

To ensure protection to any bats on site and birds during breeding season.

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

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

10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008, Part 1 (Classes A to H inclusive), Part 2 (Class A), or any Order revoking or re- enacting that Order, no extensions, porches, garages, ancillary curtilage

19 buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the dwellings 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.

11 The area annotated as paddock on the approved plan associated with plots 3 and 4 shall be divided from the garden curtilage as per detail shown on the approved site plan. The paddock area shall not be used as part of the residential curtilage of these properties at any time.

In the interests of maintaining the character of the Greenbelt.

12 Notwithstanding the submitted details, prior to the subdivision of the paddock full details of the siting and nature of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenity of the area.

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

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

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

To ensure satisfactory drainage arrangements.

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

To ensure that the development can be properly drained

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

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

20 17 Excavated materials shall be removed from the site and shall not be stored or not tipped on the adjacent paddock

In the interests of the amenity of the locality.

Attention is drawn to the following justifications:

1. The decision to grant permission and impose any conditions has been taken having regard to the relevant policies and proposals from the Yorkshire and Humber Plan, (also taking into account the Secretary of State's, stated intention to abolish Regional Strategies) the Sheffield Development Framework and the Unitary Development Plan set out below:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting GE1 - Development in the Green Belt GE4 - Development and the Green Belt Environment GE9 - Re-use and Adaptation of Rural Buildings GE11 - Nature Conservation and Development Loxley Valley Design Statement Planning and Guidelines Supplementary Planning Guidance

The scheme involves the reuse and extension of existing buildings some of which fall within the greenbelt. Taking into account what has been allowed by previous approval the proposal only involves a minor additional projection within the green belt that would not significantly impact on the character of the area, with the remaining change to the previous approval being within the housing area.

The design of the extensions would be compatible with the existing character and built form of the area and location within and on the edge of the green belt. The scheme is considered to be sensitive to its locality and high quality. The impact on surrounding residential amenity is considered to be acceptable and would not detract from living conditions currently enjoyed by surrounding residents.

Acceptable levels of parking have been incorporated within the scheme

The applicant has submitted a bat survey and subject to appropriate conditions any wildlife of site would be protected.

It is concluded for the reasons outlined above that the scheme would comply with the above mentioned policies

21 Attention is drawn to the following directives:

1. Should the scheme involve the removal of existing hedging this should be done outside the bird nesting / breading season.

2. The applicant is advised that the use of barn owl and bat boxes are encouraged in new buildings and building conversions. The applicant is encouraged to incorporate these into the scheme.

3. The applicant is advised that the use of sustainable urban drainage systems are encouraged. The applicant is encouraged to incorporate these into the scheme where possible.

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

Site Location

LOCATION AND PROPOSAL

The application site is located on Loxley Road and relates to existing outbuildings to the south of No 485. The applicant is seeking consent to make use of the existing buildings and extend them to form 2 residential units. Recently 2 new dwellings have been constructed to the site frontage. Consent has been previously granted for the conversion of the existing buildings and extension works under application 07/00239/OUT.

Members may recall that the Green Belt boundary runs through the site and is staggered, with the land to the north falling within a designated housing area.

The previous approval referred to the plots as 3 and 4. This application refers to the plots in the same way. In the previous application it was concluded that plot 3 was in the housing area. The approved scheme saw the retention of the existing stone building, that abuts the rear of No 489 and then the removal of the existing breeze block store that straddles the retaining wall on site and extends partially into the field. The approved scheme allowed an extension to the retained stone building, that stepped down in two sections, that maintained the footprint of the existing buildings to be removed. The approved boundary to the garden curtilage was located slightly beyond the end of this building. This small strip is considered to fall just beyond the boundary of the housing area and in the Green Belt.

The approved scheme allowed the retention of an existing part brick and part stone building that formed plot 4. This unit was considered as being entirely within the Green Belt. The scheme allowed the addition of dormer windows and the rebuilding of the existing garage and car port to create a garage and kitchen. It was concluded that although this represented a substantial element of new build, which was contrary to policy GE9, the applicant had a fallback position where the existing

25 buildings could have been retained, but would have resulted in a scheme of poorer visual quality. This element of the scheme was also within the existing curtilage of No 485.

Permitted development rights where removed from both the plots to control further development in the Green Belt and due to the limited size of the plots.

The main differences shown in the scheme now presented includes larger extensions to plot 3. The plans show a wider extension at the same level as the building shown to be retained and a two storey element presented towards the south that steps beyond the retaining wall. This element would extend further to the south than previously approved with the additional element falling within the Green Belt. The retaining wall that currently forms the divide between the curtilage of No 485 is shown to be moved to the south by 0.85 metres. The area beneath this, at the lower level, is shown to form accommodation within the new face of the retaining wall that runs between the two units forming additional accommodation for both units. This would see the removal of the existing open sided hay store. The works to form the under build/ basement accommodation in the relocated retaining wall fall within the housing area. The extent of garden curtilage associated with the plots is shown to be similar to the previous approval, but without the area beyond the retaining wall being used as curtilage.

RELEVANT PLANNING HISTORY

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

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

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

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

08/04746/REM Erection of 2 dwellinghouses and erection of car ports (for use with proposed dwellings and approved barn conversions) (amended plans received 29.09.2008 and 29.10.2008) was approved

08/04961/FUL Re-roofing of dwellinghouse including erection of dormer windows to both side elevations (as amended 22.10.2008) was granted 12/11/2008

09/00968/FUL Erection of dwellinghouse (substitute of house type/minor revisions to approval 08/04746/REM) was granted 27.05.2009

26 09/03638/FUL Alterations and extensions to outbuildings to form two dwellinghouses was withdrawn 29.01.2010

10/00744/FUL Erection of car barn to be used in conjunction with dwellinghouses was refused May 2010.

SUMMARY OF REPRESENTATIONS

At the time this report was prepared the following representations had been received. Any further representations will be reported verbally to Members. The points raised are detailed below;

Bradfield Parish Council: Recommends refusal due to garden grabbing.

Loxley Valley Protection Society have submitted the comments summarised below together with comments previously submitted on the withdrawn scheme;

- Concerned about overdevelopment of site - Concern about subdivision of field. This should be conditioned, PD should be removed and this should not be left to purchasers to agree. - Surfacing to car parking areas should be permeable / semi permeable. - parking provision is unclear, Concern is raised regarding overspill onto highway and consequence of providing too much hard standing on site. - Materials are in keeping - The scheme is an improvement on the previous withdrawn application - objection is raised to removal of hedge and replacement with wall. This should not happen in bird nesting or breading season. - the removal of encroachment into the Green Belt is welcomed, though will need monitoring. - It is suggested that conversion to 1 dwelling would be more appropriate. - Request is made that this goes to committee given the previous history

Previous comments resubmitted;

- The scheme is an overdevelopment, given the previous development on site. What appeared more modest on the outline proposal appears to have been extended out of all proportion. - The lower ground floor of plot 3 has been extended significantly and involves considerable digging out and earth works to create this. - The scheme impinges into the Green Belt . - The field to the rear should be protected during any development to stop it being used to store materials, plant or dump soil. ( reference is made to another example in the area) - The two buildings have been joined together by a building of same depth from a lean to shed. - Plot three shows the extensions being deeper and higher. These would face onto the public footpath into the valley, and the construction phase would be detrimental to the users of this path. - The calculation of the existing building is used to justify the extension into the Green Belt being a third of the volume, however the existing is being doubled

27 to create a large pair of properties which should not justify an extra extension into the Green Belt or should obey the rule of less then a 1/3 on a larger building - The north gable of plot 3 does not show the existing small window that should be removed to prevent the overlooking to neighbours on Loxley Road. - The juliette balcony style windows are inappropriate and do not enhance the vernacular design of the outbuildings. – Town Houses will be created which encourage urban sprawl into the Green Belt. - Concern is raised that there would be inadequate levels of privacy between the created units, particularly the amenity space. - Pd rights should be removed and the division of the field should be decided at planning stage with a native hedgerow boundary. - Strong concern is raised that this division will not enhance the openness the Green Belt in the Loxley Valley. - The current proposal extends the outbuildings out of recognition. Suggestion is made that if the joining of the dwellings is agreed then a single unit could be created to remove the overlooking and over dominance issue and remove the need to divide the field.

PLANNING ASSESSMENT

Principle/ Design and impact on Character of Area:

The Green Belt boundary staggers through at the southern part of the site. The interpretation of this is that it runs directly to the rear wall of the existing store that runs north to south straddling the level difference. It runs through the centre of the open sided lean to structure and building in the field before turning to head north along the rear of the garage / car port buildings before turning at a right angle to meet the rear gardens of the properties to the east. The whole of the garage, car port and approximately half of the building to be retained and half the lean to hay store are in the Green Belt.

The vast majority of plot 3 is located within the housing area , where the principle of converting the existing building and extensions, subject to appropriate design are in line with policy H10. Part of the extension of plot 3 is now proposed be constructed in the Green Belt. This is a section of about 850mm. The previously approved scheme detailed that this 850mm would form part of the curtilage associated with this property. The proposed extension would take the building to the line of this curtilage, but would not extend beyond this.

Policy GE1 states that development will not be permitted except in very special circumstances where it would lead to encroachment of urban development into the countryside or unrestricted growth of built up areas amongst other things. Policy GE4 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 where ever possible conserve and enhance the landscape and natural environment.

As the site exists at present then the scheme would extend into the field beyond, however this would be within the approved curtilage associated with the previous consent. Having regard that this consent could be implemented up to 29/8/10 and

28 this situation has been previously accepted then it cannot be said that building would encroach into the countryside or lead to unrestricted growth and this is regarded as being acceptable in terms of Policy GE1. As detailed above all but 850mm would be within the Housing Area, the scheme is not therefore regarded involving a significant extension in the Green Belt.

The main issue with this scheme would be the impact on the character of the area. The whole extension to the retained building steps down in three separate stages. These elements are higher than previously approved, however not significantly. The small element that projects into the Green Belt now shows accommodation over two stories, however the extra storey shown is primarily accommodated within a void that was previously shown. The design of the scheme is similar to that approved. The overall additional projection into the Green Belt would have a very minimal impact over and beyond the existing approval.

The relocation of the retaining wall shows the retaining structure higher than existing, however there was always a retaining wall in this location so the visual impact is comparable. The addition of the windows in this bring domestification when viewed from the south compared to the existing situation, however given that this part of the site is within the housing area and the view from the south would be looking at the site and the associated urban area that it is seen in context with. For this reason the scheme is compliant with policy GE4 of the UDP.

With regard to plot 4, aside from the link element discussed above there are no significant changes from the previous application. The scheme involves the retention of the split level building with the addition of dormer and the rebuilding of the garages. Policy GE9 supports the reuse and adaptation of rural buildings providing that they do not need significant extension alteration or structural rebuilding. Significant was defined in the previous application as being a third. The extensions involved go beyond this however, there is a fall back position that this part of the site could be altered through PD rights to suit and then this accommodation used as part of the residential unit, which would result in a scheme of reduced design quality. In light of this position the scheme remains acceptable in terms of this policy.

The extensions are of appropriate scale and have been designed predominantly with pitched roofs and show appropriate style openings that are sympathetic to the existing structures and character of the site. The works are proposed to be carried on in stone with slate roofs and timber windows which are regarded appropriate.

The two new houses and No 485 are served by a newly formed access drive. This is of a standard that can cater for additional vehicles associated with the two proposed properties. This has been designed with stone walls to either side. The surfacing material is sets. It is noted that the surfacing materials for the far bays on the neighbouring site differ from that which have been approved, this should have been grasscrete, however it is considered that this does not appear excessive on site. The applicant is proposing to finish this to match the existing. This would not result in a larger degree of surfacing than what already exists at present and this has been broken up by a newly planted soft landscaped area where there is a slight level change. The applicant has been asked to look at ensuring this drains to

29 a porous area. This can be controlled by condition. The applicant has also verbally indicated that they will remove a car parking space that is considered unnecessary. The other area of new hard surfacing is to be to the rear of No 485. This would be sufficient to provide parking for 485 and plot 5. This are of hard standing would not be readily visible in the street scene.

The garden area between the plots is shown to be divided by a stone wall, given the character of the buildings this is considered to be acceptable.

Within the application site there are paddock areas to the south. No development is proposed within these areas, however they are proposed to be subdivided. A condition can be attached to control the means of division to maintain the character of the area.

It is concluded that overall the design and detailing of the scheme is acceptable and is compliant with Policies H14 and BE5 of the Sheffield Unitary Development Plan and guidance contained in the Loxley Valley Design Statement

Amenity

The plots are proposed to have adequate amenity space associated with them. It is acknowledged that in some areas this has reduced privacy due to the windows in the south elevation of No 485 and the east facing windows associated with plot 3, however this is a constraint of the site which has previously been accepted in the approved scheme. Some of this overlooking could be partially mitigated through the inclusion of boundary treatment. It is noted that this is proposed as a 1.2 metre high stone wall between the properties. It is not felt that this would give adequate privacy to No 3. This will need to be enhanced with some hedging. This can be controlled through condition. PD rights are also proposed to be removed to prevent future over development and loss of amenity from arising.

No overshadowing issues would arise within the site as a result of the scheme within the site.

To the west of the site there is a public footpath and beyond that a residential property of 491. This accommodation is well elevated and separated by the footpath. The extension work to the barn on the boundary would not cause significant overshadowing or overbearing issues to this property, particularly due to the stepping down of the extended element of the building.

Similarly with regards to the impact on the adjacent footpath then a similar degree of projection is proposed in comparison to the previous approval though there is some height increase, it is acknowledged that is would pose greater overbearing issues however the proximity of the south facing windows would enhance surveillance. Overall the impact is acceptable.

There are habitable room windows in the south elevation of the existing dwelling of 485. These would face plot the first floor bedroom windows and dining room associated with Plot 4. The separation distance is approximately 15 metres. Though this is under the recommended 21 metres recommended separation, the

30 windows are positioned at a slight oblique angle which would reduce the overlooking relationship. On balance the level of overlooking that would arise would not justify the refusal of this scheme.

The existing barn, plot 3 has existing openings facing east. The rear yards associated with Nos 487 and 489 are immediately adjacent and abut the northern elevation of this building. The ground floor windows in the conversion are screened by an existing wall. The upper floor window would serve a bedroom. It is acknowledged that the relationship between this window and neighbouring properties is very close, however this window is at a 45 degree angle from these yards and rear facing windows associated with these properties. Significant levels of overlooking would not arise at such an angle. A roof light is also proposed to be inserted serving this room, again given the nature of this significant overlooking issues would not arise. No windows are proposed in the north elevation facing the properties directly to the north. It is noted that a small opening has been previously formed in the upper element of the gable. The agent has confirmed that this will be blocked up. Permitted development rights could be removed to ensure that a future window is not inserted in this elevation. A window is also proposed in the west elevation of Plot 3 that would also serve the bedroom. The agent has indicated that this would be obscure glazed to prevent overlooking issues. It is concluded that no overlooking issues would arise as a result of the scheme.

Highways

The access works have already been carried out in association with the previous scheme. The presented scheme allows for at least 2 spaces per dwelling which is acceptable and would not encourage on street parking. No highway safety issues would arise as a result of the scheme.

Ecology

An updated bat survey has been submitted with the application. There is no evidence of roosting bats recorded. The survey has recommended some precautionary measure when the works are carried during construction works including measures to protect nesting birds. This can be controlled through condition. The scheme would be compliant with policy GE11 of the UDP.

RESPONSE TO REPRESENTATIONS

Many of the comments raised have been discussed above. The LVPS resubmitted comments that they made in connection with the withdrawn scheme. Some of these have now been overcome. The remaining are discussed below;

- Comments have been received raising issue that the scheme is garden grabbing an overdevelopment. The principle of the development of this site for these purposes have been established. It is acknowledged that plot 3 is shown with an additional bedroom, however this degree of intensification does not result in overdevelopment issues. -

31 - objection is raised to removal of hedge and replacement with wall. This should not happen in bird nesting or breading season. There is not a significant amount of hedging on site and the plans do not indicate any is to be removed. A directive can be attached to provide this advice

- Many of the comments raised have been discussed above. The LVPS resubmitted comments that they made in connection with the withdrawn scheme. Some of these have now been overcome . - The lower ground floor of plot 3 has been significantly extended and involves considerable digging out and earth works to create this. – This has been removed in this resubmitted application. - The field to the rear should be protected during any development to stop it being used to store materials, plant or dump soil. ( reference is made to another example in the area) Given the scale of the works it is not considered reasonable to prevent storage on this land during the construction process particularly as this would only be temporary. A condition can be attached to ensure that excavated earth is not permanently dumped in the field altering the character of the area.

SUMMARY AND RECOMMENDATION

The scheme involves the reuse and extension of existing buildings some of which fall within the Green Belt. Taking into account what has been allowed by previous approval the proposal only involves a minor additional projection within the Green Belt that would not significantly impact on the character of the area, with the remaining change to the previous approval being within the housing area.

The design of the extensions would be compatible with the existing character and built form of the area and location within and on the edge of the Green Belt. The scheme is considered to be sensitive to its locality and high quality. The impact on surrounding residential amenity is considered to be acceptable and would not detract from living conditions currently enjoyed by surrounding residents.

Acceptable levels of parking have been incorporated within the scheme

The applicant has submitted a bat survey and subject to appropriate conditions any wildlife of site would be protected.

It is concluded for the reasons outlined above that the scheme would comply with Policies H10, H14, BE5, GE1, GE4, GE9 and GE11 of the Sheffield Unitary Development Plan and Loxley Valley Design Statement Supplementary Planning Guidance

Case Number 10/01805/FUL

Application Type A Full Planning Application

Proposal Single-storey front extension including canopy and single-storey rear extension to dwellinghouse

Location 5 St Mark Road Sheffield S36 2TF

Date Received 08/06/2010

Team NORTH & WEST

Applicant/Agent Design Plans Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The development must be carried out in complete accordance with the following approved documents;

Drawing number 022/003 Rev A received 22/7/10 (proposed elevations) Drawing number 022/011 rev A received 22/7/10 (existing elevations and site plan) Drawing number 022/002 rev A received 22/7/10 ( Existing and proposed roof plan) 022/004 rev A received 22/7/10 Existing and proposed ground floor layout

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

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

In the interests of the visual amenities of the locality.

4 The proposed roofing materials shall match the roofing materials to the existing building.

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

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas and SPG - Designing House Extensions

The small residential extensions shown are acceptable in terms of their design and appearance and would not detract from the locality and the appearance of St Marks Road or the amenity of adjacent residents. The scheme would have an acceptable impact on highway safety

34 Site Location

LOCATION AND PROPOSAL

The application relates to a link detached property located on St Marks Road, Deepcar. The properties have a staggered frontage and step up the hill. The applicant is seeking consent to extend the garage forward by approximatly1.5 metres and extend across part of the frontage of the house to form a porch. A single storey extension is proposed to the rear, which would be formed adjacent to the one at the rear.

RELEVANT PLANNING HISTORY

94/02271/FUL Extension to form dining room was approved 18.04.1994

SUMMARY OF REPRESENTATIONS

A letter of objection have been received from the neighbouring property. This objection has also been submitted through Cllr Martin Brelsford on behalf of local councillors who request that the application is determined at Committee unless the objections can be overcome. Stocksbridge Town Council support Local Members views. The following points have been raised ;

-The garage would project to the front of the lounge of No 7 and be detrimental to amenity. Because of the proximity and height it would affect outlook and would be overbearing. The outlook would be directly onto the brick wall and canopy.

-No other properties in the vicinity have extended their garage forward of the original house. This may set a precedent.

-The extension projects further forward than set out in planning guidance.

-The extension would block views across the valley, reduce light and the value of property.

-The two doors in the garage will be suspended from the lounge wall of No 7. The way that they are hung means that there is potential for them to bang and noise and disturbance arising from opening and closing these doors.

- Local Councillors requested that the internal doors are resited or hung elsewhere to remove this objections and that the garage part is not included within the front extension so not to affect the amenity of the neighbours. It is detailed that if this part of the extension was not included or recessed back then the objection would be removed.

37 PLANNING ASSESSMENT

Policy

The application site is located within a Housing Area as allocated in the Sheffield Unitary Development Plan. Policy H14 is applicable as is Supplementary Planning Guidance on Designing House Extensions.

Design

The plans were originally submitted showing the front extension to project 1.8 metres to the front and form an extended garage and porch area and then continue the canopy all the way across the frontage of the house. Supplementary Planning Guidance on Designing House Extensions Guideline 2 states that porches should not normally project forward of the front elevation by more than 1.5 metres and on a street where the houses are of a similar and repeated then porches should blend in and use similar themes.

During the course of the application, amended plans have been submitted which have reduced the forward projection to 1450mm and has deleted the extended canopy element. It is now the case that the porch and garage project forward by the said amount and has a mono pitch roof spanning both.

The amended projection now sits within the parameters of the guidance and the omission of the canopy has reduced the prominence of the front projection and makes it respond more appropriately to the original house by not introducing an overly horizontal element.

Within the street scene on this side of the road the properties step up the hill and some have staggered frontages in relation to each others whilst others have the same building line. The two properties below the site stagger, then the application site and the next two properties have the same front building line. Within the street there are examples of porches of various sizes and designs that project forward and a couple of examples where the porch and garage extend forward than the front wall of the house or have a canopy extending forward. Opposite the site there are examples of front extensions that span the frontage of the house. Given the staggered nature of the street overall and the existence of a variation of porches., canopies and front extensions the revised scheme would not appear our of character or harmful to the appearance of the street. The scheme would accord with Guideline 2 of Supplementary Planning Guidance on Designing House Extensions and Policy H14 of the UDP.

To the rear of the property, the existing glazed extension is shown to be removed from the rear of the garage and a new single storey extension would continue across part of the rear elevation. This is shown with a flat roof and an atrium roof light feature. This element of the scheme will not be visible in the streetscene and is of acceptable design.

The materials are proposed to match the existing which is acceptable.

38 It is concluded overall that the design and appearance of the extensions are acceptable and accord with SPG on Designing House Extensions and Policy H14 of the UDP.

Amenity

Policy H14 seeks to ensure that new development would not lead to a site becoming overdeveloped or deprive residents of light, privacy or security.

The extension works allow for the retention of adequate garden space. No overdevelopment issues would arise.

Guideline 5 of Supplementary Planning Guidance on Designing House Extensions states that a single storey extension built adjacent to another dwelling may not extend more than 3 metres beyond that other dwelling. The front projection would only extend 1.5 metres beyond the frontage of No 7. The neighbouring property has a half bay adjacent to the boundary that serves a living room. This house is also located at a higher level. Taking this into account and the degree of projection overbearing or overshadowing issues would not arise. The projection is sufficient distance from No 3 so that loss of amenity would not arise.

With regards to the single storey extension to the rear. This would not project further than the existing extension and would be set away from the boundary with No 7. No 7 also has a single storey projection to the rear. The new extension would only extend a small way beyond this, not to the extent that overshadowing or overbearing issues would arise. No 9 would not be affected by this extension.

The main outlook of the openings is over the applicants own land. The openings are of a nature or are sufficient distance from neighbouring properties so that overlooking issues would not arise.

Highways

The scheme allows for the retention of 2 off street parking spaces. It is concluded that the scheme would not cause highway safety issues.

Response to representations

The majority of the issues raised have been discussed above. The remaining issues are discussed below;

Concern has been raised regarding loss of view and reduction in value of property. These are non planning issues.

Issue was raised regarding the siting of internal doors. This is not a planning issues. It is however noted that through the revisions one of these doors has been resited.

39 SUMMARY AND RECOMMENDATION

It is concluded that the small residential extensions shown are acceptable in terms of their design and appearance and would not detract from the locality and the appearance of St Marks Road or the amenity of adjacent residents. The scheme would have an acceptable impact on highway safety and would be compliant with Policy H14 of the UDP and Supplementary Planning Guidance on Designing House Extensions. Approval is recommended subject to conditions.

Case Number 10/01530/RG3

Application Type Application Submitted by the Council

Proposal Erection of 19 dwellinghouses with associated car parking and landscaping (Full application under Reg 3 - 1992)

Location Land Between Buckenham Street Clun Street And Ellesmere Road Sheffield

Date Received 26/05/2010

Team NORTH & WEST

Applicant/Agent Stephenson Bell

Recommendation Grant Conditionally

Subject to:

1 The development must 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 Unless otherwise agreed in writing by the Local Planning Authority, the development must be carried out in complete accordance with the following approved documents:-

Drawing No. al (05) 101 Revision A Drawing No. al (05) 103 Revision A Drawing No. al (05) 113 Revision A Drawing No. al (05) 121 Drawing No. al (05) 122 Drawing No. al (05) 123 Drawing No. al (05) 124 Drawing No. al (05) 131 Drawing No. al (05) 132 Drawing No. al (05) 141 Drawing No. al (05) 142

Received from Stephenson Bell Architects dated 26 May 2010;

Drawing No. al (05) 111 Revision B Drawing No. al (05) 112 Revision B

Received by e-mail from Craig Smith (Stephenson Bell) dated 12 July 2010

Drawing No. PL 1079.GA.200 Revision A

Received by e-mail from Craig Smith (Stephenson Bell) dated 23 July 2010

In order to define the permission.

3 Before the development is commenced samples of all proposed external facing and roofing materials and finishes 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.

4 Before the commencement of development large scale details, including materials and finishes, at a minimum of 1:50 of the items listed below shall be approved in writing by the Local Planning Authority:

Windows Window reveals Doors Eaves and verges External wall construction Brickwork detailing Rainwater goods

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

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

6 Before the development becomes occupied, the car parking accommodation shall have been provided in accordance with the approved plan, surfaced and drained to the satisfaction of the Local Planning Authority and thereafter retained/maintained for the sole purpose intended.

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

42 7 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

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

In the interests of the safety of road users.

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 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.

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

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

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

In order to ensure an appropriate quality of development.

13 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 development is brought into use.

Highway Improvements:

- Modification to the kerbing and tactile paving on the corner of Buckenham Street with Ellesmere Road (and realignment of the tactile paving on the opposite side of the junction) to accommodate the off-street parking of the proposed adjacent property - Replacement street lighting scheme

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.

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

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

15 Unless otherwise agreed in writing by the Local Planning Authority, before the development is commenced, arrangements shall have been entered into which secure the improvement/upgrading of two bus stops in the immediate vicinity of the site (shelters, raised footway, tactile paving) to assist boarding/alighting. Any measures approved are to have been provided to the satisfaction of the Local Planning Authority prior to occupation of the development.

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

16 The approved hard and soft landscape works shall be implemented prior to the use of the development commencing or within an alternative timescale to be first agreed 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.

17 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008, Part 1

44 (Classes A to H 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.

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

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

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

19 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 dwellings shall not be occupied 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.

20 In accordance with Policy H7 of the UDP, a minimum of 25% of the proposed dwellings shall be constructed to meet the Council’s Mobility Housing Standards.

To ensure a proportion of the dwellings can be easily adapted for persons with disabilities without major structural alterations.

21 The dwellings hereby approved shall be constructed to achieve a minimum standard of Code Level for Sustainable Homes Level 3 and before any dwelling is occupied (or within an alternative timescale to be agreed) the relevant certification, demonstrating that Code Level 3 has been achieved, shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of mitigating the effects of climate change, in accordance with Sheffield Development Framework Core Strategy Policy CS64.

45 Attention is drawn to the following justifications:

H7 - Mobility Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments BE5 - Building Design and Siting CF5 - Community Benefits CS24 - Maximising the Use of Previously Developed Land for New Housing CS26 - Efficient Use of Housing Land and Accessibility CS64 - Climate Change, Resources and Sustainable Design of Developments CS65 - Renewable Energy and Carbon Reduction CS74 - Design Principles

In the Local Planning Authority’s opinion, the scheme is considered to be of a high design quality that will contribute positively to the character and appearance of the area. The design approach provides a contemporary and distinctive new development that would add interest and complement the area’s existing and more traditional buildings. Funding permitting, the development would be the first scheme in Sheffield to achieve Code for Sustainable Homes Level 5 with design measures and renewable technologies built into the scheme that would significantly reduce the development’s overall predicted carbon dioxide emissions. The development is considered to be acceptable from a highway perspective, designed to meet Lifetime Homes and six of the dwellings would be built to full mobility standards. It is also considered that the layout of the houses avoids any adverse affects on the residential amenity of neighbouring properties in terms of overlooking, outlook or loss of light.

The applicant (neighbourhoods) has agreed to make a financial contribution towards open space within the catchment area of the site and public art but is seeking to forego the contribution towards education provision. Given the projected overrun of the scheme (approximately £137,000) and its viability, it is considered reasonable in the Local Planning Authority’s opinion to remove the requirement to provide funding towards primary and secondary provision, this is despite the acknowledged pressure and funding constraints to meet the education needs of a growing school population.

46 Attention is drawn to the following directives:

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

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

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

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

2. 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: -

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

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

Site Location

BACKGROUND

Members will recall that this application was reported at the last West and North Area Board on the 10 August 2010. At this meeting, Members decided to defer the application upon the receipt of further information. The information requested included (i) clarification on the public art scheme for the proposal, (ii) clarification that the trees lost on site will be replaced (iii) whether the development would be built in accordance with Code for Sustainable Homes Level 3 or Level 5, (iv) the availability of school places in the local area and information on the nearest school available with places available, (v) who would decide the open space provision allocated from the scheme and (vi) the eco measures proposed as part of the development. A response to these six points and further details is attached as an Appendix to the rear of this report.

LOCATION AND PROPOSAL

The application relates to a 0.43 hectare brownfield site that is situated on the eastern side of Ellesmere Road in Burngreave. The site was previously occupied by the Ellesmere Elderly Persons unit which was demolished in 2006. The site is now vacant and grassed over. The site is located in a prominent location in Burngreave and is open on three sides. It is bounded by Buckenham Street to its north, Clun Street to its south and Ellesmere Road to its west. Touching the site along part of its eastern boundary is the turning head of Ditchingham Street, residential cul de sac. Properties along Ditchingham Street, Buckenham Street and Clun Road are situated to the east of the site. Across Buckenham Street to the north of the site is Ellesmere Community Centre. A row of terrace houses lies across Ellesmere Road to its west.

The site contains a mixture of planting and several mature trees including a small cluster at its south-western corner at Ellesmere Road’s junction with Clun Street. It is enclosed by low timber fencing along its Ellesmere Road and Clun Street boundaries. The site slopes down towards its south western corner with a change in level across the site of approximately 5.5m. The change in levels is approximately 4m between Clun Street and Ditchingham Street.

Full planning permission is being sought to erect 19 dwellinghouses on this site (7 detached and 12 semi-detached houses). The development would include four different house types both 2 and 3 storey; made up of 6 two-bed (House type A), 4 three-bed (House Type B), 7 four-bed (House type C) and 2 five-bed (House Type D). The proposed houses would utilise all four adjacent highways and take their access from the highway that they would be built adjacent to, the majority being accessed from Ellesmere Road.

The application to develop the site follows the Council’s successful bid to the Homes and Community Agency (HCA) to allow the Council to construct houses through the Local Authority House Building Programme. As a requirement of the successful bid, the houses have been designed to achieve Code for Sustainable Homes Level 5. Funding permitting, the development would represent the first scheme in Sheffield to achieve Code Level 5.

The properties would be owned by the Council and managed with the rest of the Council’s housing stock by Sheffield Homes, which is an accredited manager under the HCA’s housing management scheme. The homes would be let out in accordance with the Council’s Lettings Policy.

Members may recall that at the 29th June 2010 West and North Area Board, planning permission was granted to build 8 houses on two sites at Chaucer, under planning reference No. 10/01529/RG3. This development would also be part financed through the Local Authority House Building Programme.

RELEVANT PLANNING HISTORY

None relevant

SUMMARY OF REPRESENTATIONS

The one letter received in response to the application made no comment with regard to the development’s planning merits.

PLANNING ASSESSMENT

Planning Policy

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

51 Policy H14 of the UDP relates to conditions on development in housing areas including matters of design, amenity and highway safety.

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

Principle of Development

The application site is a previously developed site (brownfield), which is situated within a housing area. The development of this site for housing is therefore accepted under Policy H10 of the UDP. Also relevant are Policies CS24 and CS26 of the Core Strategy. Policy CS24 relates to the development of previously developed land and Policy CS26 the efficient use of housing land and availability. With regard Policy CS24, a target is set of achieving 88% of new development on previously development land. The development of this brownfield site would therefore contribute towards meeting this target.

With regard Policy CS26, the recommended housing density in this area is between 50-80 dwellings per hectare. The density achieved by this development equates to 44 dwellings per hectare.

Whilst the proposal is contrary to the recommendations of the policy, CS26 does also states that, “densities outside these ranges will be allowed where they achieve good design, reflect the character of an area or protect a sensitive area”.

It is considered that in this instance there is sufficient justification for this development at the proposed density. The area is characterised by a mixture of house types and although semi-detached and terrace houses predominate, the density of the scheme is not dissimilar to the immediate neighbourhood, with a number of properties benefiting from good sized plots that allows for rear gardens and off-street parking. Also, to accommodate a higher number of units on the site would conflict with the aim of providing large, sustainable 3-5 bedroom family homes for rent. These types of housing have been identified as being in short supply in Sheffield something that would not be achieved at a higher density.

The principle of developing the site for housing at this density is therefore considered acceptable.

Highway Issues

The application is considered acceptable from a highway perspective. The site is situated close to shops in Spital Hill, schools, the Northern General Hospital and excellent public transport links. With exception of the two houses fronting Buckenham Street, each of the houses would be provided with off-street parking. House Type A (2 bed) would be allocated one space, with House Types B, C and D allocated with two spaces each.

The proposed level of parking provision is in line with the Council’s parking guidelines, while the proposed means of ingress and egress from the proposed driveways are unlikely to prejudice highway or pedestrian safety. A number of highway conditions are suggested including improvements to the kerbing and tactile paving on the corner of Buckenham Street and Ellesmere Road, a replacement street lighting scheme and securing improvement/upgrading of two bus stops in the immediate vicinity of the site.

Design issues

Policy CS74 ‘Design Principles’ of the Core Strategy states that high quality development will be expected in new developments and that this should respect, take advantage of and enhance the distinctive features of the city, its districts and neighbourhoods. Policy CS74 also states that developments should contribute to place making, be of a high quality and promote the city’s transformation; help to transform run down environments which are lacking in local distinctiveness and contribute to creating attractive, sustainable and successful neighbourhoods.

Policy BE5 ‘Building Design and Siting’ of the adopted Unitary Development Plan states that good design and the use of good quality materials will be expected in all new and refurbished buildings a extensions.

Policy H14 ‘Conditions on Development in Housing Areas’ states that new buildings will only be permitted where they are well designed and would be in scale and character with neighbouring properties.

Protracted discussions have taken place regarding the proposed design and layout of the development with a series of drawings submitted prior to the application being submitted. The design approach was to provide an innovative and contemporary development that would create a distinctive identity to the local area. It is considered that this has been successfully achieved with officers satisfied that the proposed dwellings are of an acceptable design quality that will make a positive contribution to the character and appearance of the area.

The submitted drawings show a combination of two and three storey detached and semi-detached houses. They would be arranged around the edges of the site with their principal frontages facing towards and close to the back edge of the adjacent highways. The detached houses along the site’s Ellesmere Road would be staggered (saw tooth effect) and spaced closely together to provide the appearance of a row of terraces akin to the houses across the road. This arrangement is not uncharacteristic to a number of properties in the area and welcomed from a streetscape perspective.

In terms of the contemporary design of the proposed houses, although entirely different to any buildings in the immediate area, their appearance here would in officers’ opinion add much needed interest and diversity to the existing housing stock in the area. It is not considered that they would appear alien that would be detrimental to the character to the surrounding area. They have been designed with a combination of steep mono-pitches and flat roofs with their elevations

53 composed from a limited palette of high quality materials with an off-white render (upper section) supported off a recessed base layer in either a dark brown or light buff brick. The proposal to use the two contrasting bricks alternatively as the houses move along the streets should add interest and help ‘break-up’ the monotony of the long street elevations. Dark metal cladding panels are proposed at first floor level to group window openings together into a single large aperture in the render. This is a common feature of the dwellings and creates a simple uncluttered elevation that is considered to complement their scale and massing.

Given the distinctive character of the houses, it is important that any proposal to extend them in the future should be carried out sympathetically in order to respect their individual architectural quality. It recommended therefore that the properties permitted development rights are removed by condition.

Disability Standards

Policy H7 of the UDP states that in all new or refurbished housing the provision of a proportion of mobility housing to meet local need will be encouraged except where the physical characteristics of a site or existing buildings make it impracticable. A proportion is defined as being a minimum of 25%.

With regard to this, the applicant has detailed that 5 houses (2 House type A, 2 House Type B and 1 House Type C) will be designed and constructed to mobility housing standards, representing 26% on-site provision and all houses would meet Lifetime Homes. Following several amendments to the scheme including revisions to dropped kerbs and car parking arrangements, officers are now satisfied that the development includes adequate measures that would assist people with impaired mobility. Conditions seeking full details of all access arrangements to be submitted for approval and requirement to meet a minimum of 25% mobility housing should be attached as standard.

Landscaping Issues

The application site benefits from a mixture of planting and mature trees that collectively provide a good level of amenity to the surrounding area. Of particular note are the small group of mature trees at the site’s south eastern corner. Given these trees and acknowledged benefit, the applicant commissioned a tree survey to be carried out. This survey details that the tree stock consists of predominately early-mature, native and ornamental broad-leaved species. The majority are in good to fair condition and most have been crown lifted in the recent past.

In view of the acknowledged benefit of the existing trees on site, the initial design approach of the development was to retain as many of the existing trees on site demonstrated by the preliminary site layouts, which showed the majority retained. However, following comments from the Urban Design Panel, a change of approach was adopted and the layout was revised in the interests of strengthening the urban design of the development with the further loss of existing trees. As a response to this, with exception of four trees, the proposal involves the removal of the site’s trees. To compensate for the loss of the trees, the applicant is proposing to supplement the existing trees and improve the ecology and appearance of the site.

54 In total, it is proposed to plant 25 trees across the site and also provide new hedging along the site’s road frontages. The proposed landscaping proposals include the erection of low brick walling to match the brick base of the houses with the private rear gardens enclosed by 1.8m high vertical timber fencing. Block paving is proposed for the paths and driveways.

While it is regrettable that the proposal involves the felling of several mature trees to accommodate the nineteen houses, it is considered that their removal can be justified in view of the marked improvements to the scheme’s layout. The revised scheme is considered to respond positively to the adjacent highways, particularly at the corner of Ellesmere Road and Clun Street and is welcomed. The proposal to plant 25 trees across the site is considered acceptable and likely to compensate for the loss of the site’s existing trees. In time, it is considered that the proposed landscaping scheme will make a positive contribution to the character and appearance of the area and will help to soften the development’s overall massing.

Residential Amenity

It is not considered that the residential amenity of neighbouring properties would be adversely affected by the development. With exception to five properties to the east of the site (2 Buckenham Street, 2 and 4 Ditchingham Street and 1 and 5 Clun Street), officers are satisfied that the separation distance between the development site and other neighbouring properties is such that any affect on their residential amenity in terms of overlooking, loss of light or outlook would be minimal.

In terms of these five properties, both 2 Buckenham Street to the north east of the site and 1-5 Clun Street to the south east are sited on the alignment of the respective houses and do not have any windows within their side elevation facing the site, while in terms of 2-4 Ditchingham Street, both these properties’ rear and principal windows are in excess of 45m from the rear elevations of nearest facing properties. Accordingly, it is not considered that the residential amenity of these adjacent properties would be adversely affected by the development in terms of overlooking or outlook.

With regard the proposed amenity of the dwellings themselves, officers are satisfied that due care has been given to the proposed layout and orientation of the houses with the future residents afforded with a good level of amenity and outlook. Policy H14 of the UDP, which states that new developments should not be overdeveloped or deprive residents of light, privacy or security is therefore considered to be met.

Education Issues

Policy CF5 Community benefits state that planning applications will be sought where they would enhance development proposals provided that they are necessary to the granting of planning permission, relevant to planning and directly related to the development permitted and the benefits sought relate in scale and kind to the development concerned. SPG on Planning Obligations and Education Provision also provides further guidance.

55 The proposed site is in the catchment areas of Byron Wood Primary School and Fir Vale Secondary School. The application site is in an area of the city in which school places are already under extreme pressure from the existing population and where expansions have already been undertaken. The Council’s Children and Young People’s Services (Education) has requested that a financial contribution of £121,847 is secured for both primary and secondary provision in the catchment of the site. This is based on £3089 per dwelling for primary provision and £3324 per dwelling for secondary provision.

In response to this, the applicant (Neighbourhoods) has informed officers that the scheme is unviable and is seeking to forego any contribution towards education provision. The applicant has stated that despite an extensive value engineering exercise being carried out, the projected cost overrun of the scheme is approximately £258, 847. By removing the contribution, the overrun would therefore be reduced to £137,000 an amount that would still have to be found from the Council’s own resources should the scheme go ahead.

It is clear that the contribution being sought by education would support the department’s key role at a time when the city is experiencing a high birth rate, which in turn is leading to pressure on the availability of school places. While this is noted, even without the contribution, the detailed cost appraisal of the development supplied by Neighbourhoods shows a significant overrun of the scheme, which would have to be found from other Council resources. Accordingly, it is considered that it would be unreasonable to require the applicant to provide a contribution towards both primary and secondary provision on grounds of the development’s viability and projected overrun.

Sustainability Issues

Policy CS64 ‘Climate Change, Resources and Sustainable Design of Development’ of the Core Strategy requires that all new buildings must be designed to reduce emissions of greenhouse gases and will be expected to achieve a high standard of energy efficiency, make the best use of solar energy, passive heating and cooling, natural light and natural ventilation and minimise the impact on existing renewable energy installation and produce renewable energy to compensate for any loss in generation as a result of the development.

Policy CS65 ‘Renewable Energy and Carbon Reduction’ states that, “All significant developments will be required, unless this can be shown not to be feasible and viable, to: a) provide a minimum of 10% of their predicted energy needs from decentralised and renewable or low carbon energy; and b) generate further renewable or low carbon energy or incorporate design measures sufficient to reduce the development’s overall predicted carbon dioxide emissions by 20%.

As detailed above, funding permitting, the proposed dwellinghouses would be part financed by the Homes and Communities Agency. A requirement of this funding has been that the proposed houses at Ellesmere will achieve Code for Sustainable Homes Level 5.

56 The supporting information details that Code Level 5 would be met with the development incorporating a whole raft of measures including renewable energy technologies that would reduce the overall predicted carbon dioxide emissions of the development beyond the policy requirements of 20%. CSH Level 5 requires predicted regulated carbon emissions to be 100% lower than the current building regulations standard. In addition to the means of construction, which will use a panelised timber construction system (SIPS), which will allow for lower U-values and more airtight building envelope, it is proposed to use photovoltaic panels across the roofs of each dwelling.

It is acknowledged however that there are significant build costs associated with making a development meet Code Level 5 rather than Code Level 3 as required under Policy CS64. In view of this and given the current economic conditions, it is considered unreasonable to apply a condition which requires minimum compliance with Level 5. This will allow the freedom to construct to Level 5 as proposed, but if sufficient funding is not made available, the permission will not be restricted that would hamper the site’s development.

In either case, Policies CS64 and CS65 of the Core Strategy are considered met.

Affordable Housing

All nineteen dwellings are for social rent. They would be managed with the rest of the Council’s housing stock by Sheffield Homes and let out in accordance with the Council’s Lettings Policy. The development would accord with Policy H4 of the UDP which promotes the provision of affordable housing for people on low incomes.

Open Space Provision

An assessment of local provision has shown that there is a quantitative shortage of open space in the catchment area of the site. In accordance with Policy H16 of the UDP, for sites less than one hectare which involve the construction of five or more units, the developer is required to make an appropriate financial contribution towards the provision of open space in areas where there is a shortage. There is however an existing children’s play site within 400m of the application site with the site already benefiting from significant funding via the Playbuilder programme. On the basis of this, it is considered unnecessary to require the developer to contribute towards children’s play given the existing level of provision. Therefore, based on nineteen houses (6 two-bed, 4 three-bed, 7 four-bed and 2 five-bed), it has been calculated that a financial contribution of £16,850.80 should be secured.

At Section B5 of Circular 05/2005, it details that planning obligations must meet five tests. They must be i) relevant to planning, ii) necessary to make the proposed development acceptable in planning terms, iii) directly related to the proposed development, iv) fairly and reasonably related in scale and kind to the proposed development and v) reasonable in all other respects. With regard to this application, officers are satisfied that seeking a financial contribution of £16,850.80 that would go towards the provision of open space in the catchment of the site would satisfy the five tests set out in the Circular. As set out above, an assessment

57 of local provision has shown that there is a quantitative shortage of both informal and formal space open space in the catchment area of the site. It is accepted that increases in a local population as a result of new housing puts pressures on the use of open space and recreational facilities in the area as set out in Policy H16. As the development would provide 19 additional housing units in the area, it is considered both reasonable and necessary to secure a financial contribution to meet the recreational and open space deficiencies in the area. The amount to be secured is also considered commensurate to the scale of the development.

Whilst payments are required for this proposal, this scheme is somewhat unusual in that the Council is both the applicant and the developer and can not enter into a legal agreement with itself (i.e. Neighbourhoods with Parks and Countryside). However, it is considered important that the Council as developer is subject to the same requirements as a private developer. A letter of agreement should therefore be signed by the Director of each directorate which is affected by the need for contributions. This letter is to demonstrate the intention to pay the monies upon the completion of the schemes and is considered acceptable for the purposes of this application.

This letter is currently being progressed internally between the two departments and should be signed prior to the meeting. This will be confirmed verbally by officers at the meeting.

Public Art

Policy BE12 of the UDP states that the provision of public art in places which can be readily seen by the public will be encouraged as an integral part of the design of major developments. With regard this, the applicant has agreed to contribute £3800 (19 x £200) towards the provision of public art. A condition seeking details of the nature and scope of public art that would be incorporated should be attached to any grant of planning.

Drainage Issues

Comments are currently outstanding from Yorkshire Water, although pre application discussions have been undertaken with Yorkshire Water with regards the sewers which run below the site and necessary easement strips. Any further comments, or conditions as recommended by Yorkshire Water will be reported to Members at meeting.

SUMMARY AND RECOMMENDATION

Full planning permission is being sought to erect 19 dwellinghouses on this previously developed site (7 detached and 12 semi-detached houses). The four different house types would be made up of 6 two-bed, 4 three-bed, 7 four-bed and 2 five-bed.

The application to develop the site follows the Council’s successful bid to the Homes and Community Agency to allow the Council to construct houses through the Local Authority House Building Programme. As a requirement of the successful

58 bid, the houses have been designed to achieve Code for Sustainable Homes Level 5.

In officers’ opinion, the scheme is considered to be of a high design quality that will contribute positively to the character and appearance of the area. The design approach provides a contemporary and distinctive new development that would add interest and complement the area’s existing and more traditional buildings. Funding permitting, the development would be the first scheme in Sheffield to achieve Code for Sustainable Homes Level 5 with design measures and renewable technologies built into the scheme that would significantly reduce the development’s overall predicted carbon dioxide emissions. The development is considered to be acceptable from a highway perspective, designed to meet Lifetime Homes and six of the dwellings would be built to full mobility standards. It is also considered that the layout of the houses avoids any adverse affects on the residential amenity of neighbouring properties in terms of overlooking, outlook or loss of light.

The applicant has agreed to make a financial contribution towards open space within the catchment area of the site and public art but is seeking to forego the contribution towards education provision. Given the projected overrun of the scheme (approximately £258, 847) and its viability, it is considered reasonable to remove the requirement to provide funding towards primary and secondary provision, despite the acknowledged pressure to meet the education needs of a growing school population in the area.

The proposal is therefore acceptable with regards Policies CS24, CS26, CS64, CS65 and CS74 of the Core Strategy and Policies H7, H10, H14, H16, BE5 and CF5 of the Unitary Development Plan. It is recommended that planning permission be granted subject to conditions and the signing of a letter agreeing to pay open space monies between departments. Where the agreed contribution will be used will be decided following liaison with the Community Assembly.

WEST AND NORTH PLANNING AND 20/07/10 HIGHWAYS COMMITTEE

SUPPLEMENTARY INFORMATION

Application Number 10/01530/RG3 Proposed 19 dwellinghouses with associated car parking and landscaping Ellesmere Road, Clun Street and Buckenham Street

1.0 Introduction

1.1 At its meeting on 10 August 2010, Members deferred a decision on this planning application in order that further information on a number of issues could be provided for them.

1.2 The issues raised by Committee Members are as follows: i) Public Art Contribution. What are the details of this and what

59 priority does it have in relation to the contributions sought for Open Space and Education contributions? ii) Can the contribution received for Public Art be used for any other purpose within the development? iii) Can the condition relating to the provision of hard and soft landscaping be worded to ensure the proposed tree planting is carried out in its entirety? iv) Is the development to achieve Code for Sustainable Homes Level 5 or Level 3? v) Do we use both the Unitary Development and Core Strategy policies together? vi) If an education contribution is not made, where will any children living in the proposed development be schooled? Vii) Who decides where the open space contribution is allocates to? viii) What sustainability features are included within the development? ix) It was also requested that, should permission be granted, a report be submitted 12 months from the occupation of any of the dwellings indicating the efficiency and effectiveness of the various sustainable elements of the development.

2.0 Response to the matters raised.

2,1 Public Art contribution

2,1,1 The contribution for public art comes from Policy BE12 in the Unitary Development Plan. (UDP) The detail of the artwork is not normally known at planning application stage.

2.1.2 For major developments, when a permission is granted, a condition is normally attached requiring the details to be agreed. The developer will normally commission an artist to work with the developer to create the artwork which is then incorporated into the development. At this stage, we would not have the details of this, as it would normally be addressed later in the development process.

2.1.3 The provision of works of Public Art is set out in Policy BE12 of the UDP. The policy states that in places which can be readily seen by the public, the provision of Public Art will be encouraged as an integral part of the design of major developments. Given the prominent location of the site, it is considered reasonable to seek a contribution of £3800 towards Public Art.

2.1.4 The public art contribution is required by a policy and has to be used solely for the purpose of that policy. If it was contemplated that the contribution was not going to be used for that purpose, the contribution would need to be returned.

2.2 Planting of replacement Trees

2.2.1 Conditions 2 and 16 require the development to be carried out in

60 accordance with the approved plans and maintained for a period after planting. The approved plans do indicate the location and species of trees to be planted within the site but condition 16 can be reworded to include a specific reference to the tree planting.

2.3 Code for Sustainable Homes

2.3.1 The development is to be the first development in the City to achieve Code Level 5. The development would not receive the funding from the Homes and Communities Agency if the development were not to be designed to this high level of sustainability. This is separate from the Planning assessment of the level of sustainability.

2.3.2 Our Planning policies in the Core Strategy, (CS) require residential developments to meet Code Level 3 as a minimum. Each rise in Code Level has a corresponding increase in build costs, so with private developments, if a higher Code Level is originally proposed, this is welcomed, but we also recognise that the increased costs of provision may have an impact on viability. So if, during later design work or construction, it becomes apparent that a lesser Code Level was going to be achieve, this could be accepted subject to it not falling below Code Level 3 as it would still comply with our policy.

2.3.3 In this case, Code Level 5 is welcomed but in planning policy terms, we could not resist a development achieving Code Level 3 or more. However, as the proposed development would only be part funded if it achieved Code Level 5, this is the level the dwellings will reach.

2.4 Unitary Development Plan and Core Strategy policies

2.4.1 The Unitary Development Plan is the approved development plan for the City. This is in the process of being replaced by the Sheffield Development Framework. The Core Strategy was adopted in March 2009 and has superseded some of the UDP policies. The reports on the agenda will set out the relevant policies from both documents. the UDP policies but we are using both documents to assess planning applications.

2.5 Future schooling of any children living in the proposed houses.

2.5.1 As detailed in the report, the proposed site is located within the catchment areas of Byron Wood NIJ School and Fir Vale School. A briefing note produced by Council’s Children and Young People’s Services in response to the proposed housing development at Ellesmere’ details that the local population in this area has been increasing rapidly in recent years, with increasing pressure on school places leading to a number of school expansions at both primary and secondary level.

2.5.2 In assessing any potential school age children likely to be living in the development, a formula is used to work out the likely numbers of children in

61 each school year. SCC uses a pupil yield ratio of 3 pupils per year group for every 100 dwellings. Based on this, the Council expects a total pupil yield of around 1 pupil for every 2 year groups. Based on the proposed 19 dwellinghouses, this works out at 4 children at primary level, 3 at secondary level and 1 at sixth form, a total of 8 children for the development as a whole.

2.5.3 The situation in terms of pupil forecasts and places at each school has been formulated by Children and Young People’s Services (Education). This is summarised below for both primary and secondary.

2.5.4 Primary Phase

There are currently 357 Reception places in primary schools across Burngreave and Fir Vale. By the 2011/12 academic year there is predicted to be demand for 373 school places across the area, based on the existing population. This is due to a rapidly increasing birth rate that is impacting on the city as a whole.

2.5.5 Secondary Phase

There are currently 753 Year 7 places in secondary schools in the area surrounding Fir Vale; by the 2015/16 academic year there is predicted to be demand for 822 school places across the area, based on the existing population.

Work is already underway to address the issues identified by this forecast, with Fir Vale Secondary due to expand by 60 places from the 2011/12 academic year and Parkwood Academy due to expand by 30 places from 2012/13.

On the basis of the above, Children and Young People’s Services (Education) consider that further housing developments in the area will exacerbate the situation and require even more places to be created.

2.6 Open Space Contribution

2.6.1 With the Open Space contribution, Parks and Countryside officers are consulted to see where, in the immediate vicinity of the site, they consider the contribution could be used. This recommendation is normally reported to the Committee. If permission is given the relevant Community Assembly is informed and a decision made according to the Assembly priorities but within the locality of the site.

2.6.2 With regard children’ play equipment, although the report incorrectly detailed that an existing children’s play site within 400m had recently benefited from significant funding via the Playbuilder programme, it is understood however that the play investment is still planned to go ahead later this year. The Playbuilder monies was only ever intended to fund a small amount of the overall spend on the site.

2.7 Sustainability features of the proposal

2.7.1 The proposed development is to be to Code for Sustainable Homes Level 5. This level provides for exemplary performance with high standards of energy and waste efficiency. Code Level 3, by comparison, is broadly a similar standard to the British Research Establishment’s “Ecohome” “very good” level and to Energy Saving Trust’s Best Practice Standard in energy efficiency.

2.7.2 The houses feature i) Reduced carbon emissions of 100% lower that building regulations standard using both energy efficiency and renewable energy ii) Rainwater recycling iii) Intensive construction site waste management iv) Monitoring and targeting construction site impacts v) Cycle storage vi) Recording of material sourcing vii) Low NOx and high efficiency condensing boilers viii) Enabling the use of good levels of daylighting ix) Considerate constructors scheme x) Provision of photovoltaic tiles to the roof of each dwelling xi) 20%-25% reduction in predicted carbon emissions for each dwelling.

2.8 Future report on sustainability performance

2.8.1 The agenda report includes a condition requiring certification of the level achieved, under the Code for Sustainable Homes, to be submitted to the Local Planning Authority. The condition could be amended to include a further report to indicate the effectiveness of the sustainability measures following a period of occupation of a proportion of the dwellings

Case Number 10/01372/FUL

Application Type A Full Planning Application

Proposal Erection of barn at Broad Oak and extension to barn at Storrs Farm

Location Storrs Farm, Storrs Lane And Broad Oak, Stopes Road Sheffield S6 6GY

Date Received 28/04/2010

Team NORTH & WEST

Applicant/Agent Nuttall Yarwood And Ptns Ltd

Recommendation Grant Conditionally

Subject to:

1 The development must 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 As confirmed in the email received on the 15/07/10 the upper part of the barn at Broad Oakes shall be constructed from timber Yorkshire boarding.

In the interests of the visual amenities of the locality.

3 The development must be carried out in complete accordance with the following approved documents;

Drawings No.s: 06, 07, 10, 03A, 04, 05, 09

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park

It is considered that the extension to the existing barn at Storrs Farm and the construction of a new barn at Broad Oak are deemed to be acceptable. The proposed developments will facilitate the use of the existing farmland for the function of farming lambs and the principle of development complies with Policy GE3 of the UDP. The extension and new barn are acceptable in terms of appearance and will not form highly prominent or obtrusive features, they will not detract from the openness of the Green Belt or the Area of High Landscape Value, thus complying with UDP policies GE4 and GE8

65 Site Location

67 68

LOCATION AND PROPOSAL

The application relates to two separate sites within the Loxley Valley, which are in the same ownership and form part of the same agricultural holding comprising an area of 141 acres.

The site at Storrs Farm relates to an existing agricultural building to the north east of the small settlement of dwellings. It is proposed to extend this barn to the rear.

The site at Broad Oakes relates to an area of land located on a hillside overlooking the valley. The site currently houses a dilapidated single-storey building formerly utilised as dog kennels. Permission is sought to construct a barn in this location.

The barns will be used in associated with the farmland to breed sheep with a flock of approximately 200-300 sheep proposed to be kept on the land.

Both sites are located in the Green Belt and within an Area of High Landscape Value.

RELEVANT PLANNING HISTORY

05/04488/FUL – retention of stables and cattery – granted conditionally

02/00058/FUL – retention of enclosed horse exercise area without compliance with condition 7 imposed by application 97/0962P – granted conditionally

69 SUMMARY OF REPRESENTATIONS

One letter of representation has been received from a neighbour at Storrs Farm expressing no concern over the development

SUMMARY OF CONSULTATIONS

Highways: No objections

Bradfield Parish Council: No objection

PLANNING ASSESSMENT

Policy

GE1 Development in the Green Belt aims to ensure that development in the Green Belt does not lead to unrestricted growth of the built-up area, does not lead to merging or settlements, does not lead to encroachment of urban development in the countryside and does not compromise urban regeneration.

GE3 New Building in the Green Belt states that “In the Green Belt, the construction of new building will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and outdoor recreation, cemeteries…”

GE4 Development and the Green Belt Environment requires that the scale and character of and development in the Green Belt should be in keeping with the area and wherever possible conserve and enhance the landscape and natural environment.

GE8 Areas of High Landscape Value and the Peak National Park states that in these areas “…protection and enhancement of the landscape will be the overriding consideration.”

National Guidance contained within PPG2: Green Belts states that new buildings for the purposes of agriculture are acceptable in principle.

Storrs Farm

Principle of development

Development in association with agricultural development is considered to be acceptable in line with Policy GE3 of the Unitary Development Plan. The extension to the barn will allow additional space for lambing and allow expansion of farming activities.

Impact on Green Belt

It is proposed to extend to the rear of the existing barn. The extension will appear as a continuation of the existing barn through the use of matching facing and

70 roofing materials and the continuation of the roof pitch. The barn is of traditional appearance and will not detract from the character of the area.

The barn extension will be visible from long range views, however, it will be seen in the context of the existing barn, outbuildings and houses on Storrs Lane and will not form a prominent or obtrusive feature. When viewed from Rowel Lane, the closest highway to the north east, the barn is partially shielded by existing trees. When viewed from Spoon Lane to the south and the public footpath to the north, the extension to the barn is seen in context of the existing development and although the extension will project beyond the furthest most point of the neighbouring outbuilding it is not considered to detract from the openness of the Green Belt or the Area of High Landscape Value.

Neighbouring Amenities

The nearest residential properties are sited 60 metres away from the barn extension. It is considered that the increase in size of the barn will not result in significant increases in terms of noise/disturbance to nearby residential properties. Accordingly, the proposal will not have a detrimental impact upon the amenities of nearby residents.

Broad Oakes

Principle of Use

Generally, new buildings within the Green Belt are not allowed, however if they are for agricultural purposes an exception can be made. The barn is required in order to increasing farming practices at Storrs Farm and is proposed as a livestock building.

Impact on Green Belt

It is proposed to construct a new barn to the north east of the existing farm building in place of the now derelict kennel buildings. The building will be 8 metres wide, 18 metres long and 4.5 metres to ridge height. It is proposed to construct the building from a concrete block retaining wall with timber clad walls and a metal profile roof. The appearance of the building will be that of a standard agricultural barn and is not considered to be out of keeping in the area, particularly when viewed in context of the Dyson Factory to the rear of the site.

The building is to be sited relatively high on one side of a valley, resulting in it affording a prominent position from several surrounding view points. However, the land to the rear of the building slopes upwards, reducing the visual impact from both the north and the south. Furthermore, the Dysons factory is located to the rear of the building and therefore from long range views across the valley the proposed barn will be seen in the context of existing large buildings. Accordingly, it is considered that the barn will not form an overly prominent feature in the Green Belt and will not detract from the Area of Special Character.

71 Neighbouring Amenities

The nearest dwelling, Broad Oakes is sited 55 metres to the south east of the barn, this property is within the same ownership as the applicant site although it is currently rented on a short term basis. The next nearest residential property is approximately 130 metres away, it is considered that this distance is large enough to ensure that the barn does not have a negative impact in terms of overbearing or noise created from farming activities.

SUMMARY AND RECOMMENDATION

Case Number 10/01225/FUL

Application Type A Full Planning Application

Proposal Erection of Pathology Laboratory and associated landscaping and car parking accommodation (as amended 29.04.10, 21.05.10, 13.8.10, 17.8.10 and 18.8.10)

Location Site Of Clinical Psychology Unit Northern General Hospital Herries Road Sheffield S5 7AU

Date Received 14/04/2010

Team NORTH & WEST

Applicant/Agent Race Cottam Associates Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The development must be carried out in complete accordance with the following approved documents;

Drawing nos. 3117-12 (PL) 001 Rev A, 003, 004, 005, 006, 007, 008, 009, 010, 012, 013 and 015 and drawing no. D117660/TRACK/01 and D117660/S/CP/01

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

3 Before work on site is commenced, a Landscape and Ecological Management Plan, including short, medium and long term aims and objectives, management responsibilities and maintenance schedules for all distinct areas, shall have been submitted to and approved in writing by the Local Planning Authority. The Landscape and Ecological Management Plan shall be implemented as approved

73 In the interests of the amenities of the locality.

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 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 shall not be used for any other purpose without the prior consent of the Local Planning Authority. 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.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

6 Unless otherwise agreed in writing the proposed green roof(s) (vegetated roof system) shall be provided on the roof(s) in the locations shown on the approved plans prior to the use of the buildings commencing and shall thereafter be retained. Prior to works commencing on site, full details of the green roof construction and specification, together with a maintenance schedule shall be submitted to and approved by the Local Planning Authority and unless otherwise agreed in writing shall include a substrate based growing medium of 80mm minimum depth incorporating 15-25% compost or other organic material. Herbaceous plants shall be employed and the plants shall be maintained for a period of 5 years from the date of implementation and any failures within that period shall be replaced.

In the interests of sustainable development.

7 The Local Planning Authority shall be notified upon completion of the green roof.

In the interests of biodiversity.

74 8 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.

9 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.

10 Before development commences details of the design and appearance of the following matters 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 (i) fences and gates (ii) retaining wall

In order to ensure an appropriate quality of development.

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

(i) windows including reveals, projections and solar shading (ii) doors (iii) rooflights

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

In order to ensure an appropriate quality of development.

12 Prior to the development being brought into use, the vehicle drop-off and pick-up shall have been provided as indicated on the approved plan and shall be retained thereafter.

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

13 On occupation of the pathology laboratories building, the approved Travel Plan shall be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

75 14 The development hereby approved shall be constructed in accordance with the scheme of works/recommendations set out in the Energy Strategy for N.G. Bailey, Laboratories Rationalisation (ref CS/04 1378 revised 7.5.10) by Capita Symonds Energy. Thereafter the scheme of works shall be retained in use and maintained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change, in accordance with Sheffield Development Framework Core Strategy Policy CS65.

15 Notwithstanding the indication given on the submitted plans, before development commences full details of the proposed surface car park (including details of siting, pedestrian routes and gradients, layout, surfacing, drainage, landscaping and signage) shall have been submitted to and approved in writing by the Local Planning Authority. The surface car park shall be provided in accordance with the approved details and made available for use before the use of the pathology laboratories commences and thereafter the surface car park shall be retained.

In the interests of the amenities of the locality.

16 Before the use of the pathology laboratories commences details of the timetable for implementing the actions contained in the car parking management strategy shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the car parking management strategy shall be carried out in accordance with the timetable subject to any variations approved in writhing by the Local Planning Authority.

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

Attention is drawn to the following justifications:

CF6 - Development in Institution CF8 - Conditions on Development in Institution Areas CS64 - Climate Change, Resources and Sustainable Design of Developments CS65 - Renewable Energy and Carbon Reduction

Overall it is considered that the development complies with the relevant policies and proposals, and would not give rise to any unacceptable consequences to the environment, community or other public interests of acknowledged importance.

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

Site Location

INTRODUCTION

Consideration of this application was deferred at the meeting of the Committee held on 29 June 2010 pending the submission of further details by the applicant which deal effectively with the issue of staff car parking arising from the proposal together with firm Travel Plans for the building.

ADDITIONAL SUBMISSIONS BY THE APPLICANT

Following the meeting of the Committee held on 29 June 2010, officers have raised members concerns with the applicant and following various meetings, the applicant has submitted three additional documents comprising; a Travel Plan targeted at the proposed laboratory development, proposals for the provision of a new surface car park, and a statement of the Trust’s intentions to prepare a car parking management strategy for the Northern General Hospital site.

ASSESSMENT OF ADDITIONAL SUBMISSIONS

Currently the Trust operates a Trust-wide Travel Plan and also a Travel Plan which seeks to manage travel to and from the Northern General Hospital site.

The key achievements of the existing travel plans have been in the areas of car sharing (which has seen the scheme extended and numbers of car sharers doubled over the last 5 years), public transport (which has seen significant

80 investment by the Trust in the shuttle bus service between hospital sites which is well used particularly at peak times, and the provision of staff journey planners and discounted monthly tickets for other routes), park and ride initiatives (including promotion of the Abbeydale park and ride service and investigations into other park and ride options), and cycling (with the provision of the complete package of secure storage, shower and changing, bike servicing, and the cycle to work scheme which provides assisted purchase of cycles). Consequently, the numbers of hospital staff travelling to work by public transport has increased from 9 to 17 % since 2005, those travelling by cycle has increased from 2 to 5% over the last 5 years, with car usage dropping from 81 to 63 cars per 100 staff over the last 5 years.

The additional Travel Plan submitted by the applicant relates solely to the laboratories rationalisation scheme and targets the first 12 months following the opening of the laboratories unit after which the travel initiatives would become part of the Northern General Hospital site-wide travel plan.

This laboratories Travel Plan identifies further measures to support the proposal aimed at reducing single occupancy car travel to and from the site.

These measures involve offering personalised journey planners to laboratories staff transferring to the site and to those staff currently parking on the site (including reminding staff of the Travel Plans and their measures and carrying out a review after 3 months), providing free public transport tickets to staff transferring to the site for one month following opening of the development to encourage public transport use, providing 35 additional parking spaces to accommodate the displaced parking and the increase in demand; providing changing/shower facilities within the building and cycle storage on site; and promoting the liftshare scheme.

The laboratories Travel Plan identifies current parking on the site to be generally between 15 and 25 cars on any one day. The proposed laboratories rationalisation would result in a net gain of 28 staff at the Northern General Hospital site. A survey by the Trust of laboratories staff travel behaviour in July 2010 shows that most staff travel to and from work in the morning and evening peaks with just over half travelling to work by car (as driver) with the rest travelling by public transport, walking and cycling or car sharing (as passenger).

The proposed parking plan submitted by the applicant identifies a grassed area alongside the existing spinal injuries unit and woodland belt on the eastern side of the hospital grounds as an area for a new car park to address the issue of additional parking provision. This car park would be accessed off the internal loop road. The layout proposed would accommodate 36 cars.

Finally, the Trust has submitted a letter stating their intentions to prepare a car parking management strategy for the Northern General Hospital site together with a document outlining the framework for the strategy.

The car parking management strategy would target reducing parking demand, managing parking demand, improving direction signage to increase efficiency,

81 reviewing car park and cycle accommodation, reviewing enforcement, monitoring and liaison with the local community and the City Council.

It is considered that the submitted Travel Plan addresses the appropriate issues and includes relevant measures to reduce travel by car.

The proposed car park can be accommodated, subject to appropriate details, without causing harm to the woodland belt and amenities of the locality. The woodland belt and separation distances would ensure that the proposed car park would not adversely affect the living conditions of residents in the locality.

The Trust’s commitment to prepare a car parking management strategy is welcomed.

LOCATION

The site is located in the northwest part of the Northern General Hospital grounds on the west side of the private hospital distributor road (North Lane) that loops through and around the site. North Lane at this point is split into two parallel roads using a one-way system.

To the east side of the distributer road at a lower level are the Vickers Corridor buildings, immediately to the south is the Histopathology building, and to the north is a car park and the Therapy Services building. Beyond the site to the west are a training unit and community health buildings.

The existing buildings on the site comprise a two-storey red brick building with single-storey wings used by the social work and psychology department, a single- storey storage/plant building, a garage and a portable building used for storage. The applicant has stated that alternative accommodation is being found for these tenants.

PROPOSAL

This proposal seeks full planning permission for the erection of a building to accommodate pathology laboratories. The building is not designed for patient access.

The applicant has stated that this proposal is the first key element of the Trust’s laboratories rationalisation project which also includes internal refurbishment of current buildings on both the northern and central campuses.

The existing buildings on the site would be demolished.

The proposed building would be part three-storey with a flat/shallow roof behind a parapet wall, part single-storey with a green planted (sedum) roof also containing photovoltaic panels. The building would be generally rectangular in footprint.

The building would be approximately 46 metres long by 45 metres wide. The three-storey part of the building would be approximately 16 metres high, and the

82 single-storey part would be approximately 5 metres high. There would be five groups of flue stacks extending up to 4 metres above the roof of the three-storey part of the building.

The central part of the three-storey element would incorporate an atrium going from the ground floor to the roof.

The building would be faced in red brickwork with large grouped elements of curtain walling and windows.

Externally, to the rear of the site a number of compressors and an enclosure to accommodating a chiller unit are proposed, and on the north side of the building a bottled gas and compressor store is proposed.

A layby providing a short stay drop off facility for deliveries is proposed alongside North Lane and two managed parking spaces are proposed within the site for longer term deliveries. The proposed layout also includes provision waste collection.

The proposal includes construction of a new retaining wall in front of the existing wall on the site’s western boundary.

Three trees and the majority of the existing grassed area on the site’s frontage to North Lane would be retained. The proposal would require the removal of 1 tree on the frontage to provide the drop off facility and 5 trees at the rear of the site. The applicant proposes to provide replacement trees within the hospital grounds as part of a landscape strategy.

The building would provide approximately 4860 sq metres of gross floorspace.

The proposal has subsequently been amended to include provision of a surface car park on a grassed area alongside the spinal injuries unit and the woodland belt on the eastern side of the hospital grounds accessed off the internal loop road.

RELEVANT PLANNING HISTORY

There have been a large number of applications within the Northern General Hospital campus over the recent years related to the modernisation and improvement of buildings and facilities.

In 2006 planning permission was granted for the erection of a therapy services building to the north of this site (application no. 06/01497/FUL refers), and in 2009 planning permission was granted for the erection of two buildings alongside the Vickers Corridor building (application nos. 09/02025/FUL and 09/02009/FUL refer). These buildings have since been constructed and brought into use.

SUMMARY OF REPRESENTATIONS

No representations have been received.

83 PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary development Plan identifies the site as being within an Institution: Health Area. Policy CF6 states that hospitals are the preferred use within theses areas. The proposal should also comply with Policy CF8 which states, amongst other things, that new development should be well designed, of a scale and nature appropriate to the site, be served adequately by transport facilities and appropriate off-street parking.

Sustainability

The building is designed to meet BREEAM excellent standard. Whilst the laboratories are required to be sealed and artificially ventilated, the central atrium and circulation areas are to be naturally ventilated. The proposal seeks to incorporate air source heat pumps as a primary energy source to deliver the heating demands of the development. The building will have an array of photovoltaics and includes shading to minimise solar gain. The proposal would achieve a 20% reduction in overall carbon emissions and a 41% offset in energy consumption. The design includes a green roof on the single-storey element of the building and permeable paving to limit water run-off.

The proposal complies with Core Strategy Policies CS64 and CS65 of the Sheffield Development Framework relating to climate change and sustainable development.

Highway and Transportation Issues

The site is and has been used for hospital purposes in the past. The site is on a bus route that serves the internal Northern General Hospital highway network.

The applicant’s transport statement states that the proposal would operate 24 hours a day with core hours between 0800 and 2000 hours. This facility rationalises existing facilities and no changes in traffic routing are anticipated. The majority of staff would be from existing facilities at the Northern General Hospital and some would be from the Central Campus. The existing histopathology provision would be transferring to the Central Campus. A small increase in staff (+28) and deliveries (+30) are anticipated but would be spread throughout the working day which the transport statement concludes will not have an operational impact on the site access with Herries Road.

The proposal includes provision of a short stay service layby alongside the private internal distributor road and facilities for longer stay deliveries and waste collection.

Additional submissions, as referred to above, have been received from the applicant comprising a Travel Plan targeted at the proposed laboratory development, proposals for the provision of a new surface car park, and a statement of the Trust’s intentions to prepare a car parking management strategy for the Northern General Hospital site.

The proposed building is considered acceptable and will not prejudice the overall aims of the Northern General Hospital Travel Plan.

There are no objections to the proposal from a highway point of view.

Effect on the Amenities Residents and the Locality

The proposal is within the hospital grounds with substantial separation from existing residential properties in the area.

It is considered that the proposal will not significantly harm the living conditions of residents in the locality.

The proposal is located on a land approximately 7 metres higher than the hospital grounds to the east of the site. The land to the west of the site is approximately 3 metres higher than the application site where a 4 metre high wall runs along this boundary.

The rectangular form and use of red brick is in keeping with the site’s context. The parapet walled roof helps minimises the buildings height.

Given the site’s prominent location on a high point within the hospital grounds, most of the proposed building would appear approximately two storeys higher than surrounding buildings in the hospital grounds.

It is considered that the design and appearance of the proposed building addresses the quality required for a building in this location

It is considered that the proposals will not have an adverse impact on the appearance of this part of the hospital.

The proposal complies with Policies CF6 and CF8 of the UDP.

SUMMARY

The proposal is a preferred use in this Institution: Health Area.

There are no highway objections.

The proposal will not harm the living conditions of residents in the locality.

The proposals will not have an adverse impact on the appearance of this part of the hospital.

85 Particular weight has been given to the nature of the proposal which provides a centralised facility for existing disparate facilities and the design quality of the proposal on this prominent site.

The proposal complies with Policies CF6 and CF8 of the UDP and Policies CS64 and CS65 of the SDF Core Strategy.

RECOMMENDATION

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

Case Number 10/01128/FUL

Application Type A Full Planning Application

Proposal Erection of two dwellinghouses - resubmission of planning application 09/02200/FUL

Location 69 Norwood Road Sheffield S5 7BP

Date Received 08/04/2010

Team NORTH & WEST

Applicant/Agent Johnson Building Services

Recommendation Grant Conditionally

Subject to:

1 The development must 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 Unless otherwise authorised in writing by the Local Planning Authority, the development must be carried out in complete accordance with the following approved documents:-

- Nwd 009 (Site Plan) - Nwd 010 (Elevations - Nwd 011 Ground and first floor plans) - Contextual Elevation

received on the 19th April 2010 by Peter T Johnson Housing Consultant

In order to define the permission.

3 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.

4 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.

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

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

6 The lamp column, telegraph pole and bus stop located on the Norwood Road frontage shall be relocated at the applicant's expense before the commencement of any vehicular access works on site. Details of these works shall first be submitted to and approved in writing by the Local Planning Authority.

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

7 Details of all proposed external materials and finishes 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.

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

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

88 10 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the local planning authority Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

11 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (and any order revoking and re-enacting the order) other those shown on the approved plans no windows or other openings shall be formed in the side elevation (northern elevation) of the dwellinghouse facing No. 71 Norwood Road without the prior written consent of the Local Planning Authority.

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting

Overall it is considered that the development complies with the relevant policies and proposals in the development plan. It is considered that the site is large enough to accommodate a pair of houses with each property being afforded with a good level of amenity. The Local Planning Authority are satisfied with the design and layout of the houses and consider that that would not be out of character or appear cramped to the detriment of the street scene and neighbourhood.

The separation distance between the side elevation of the northern most dwelling and No. 71 would be 7.5m, which is considered acceptable to avoid any loss of amenity to this property in terms of outlook and light.

This explanation is only intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the

89 application report at www.sheffield.gov.uk/planningonline or by calling the Planning Help Line at (0114) 273 4215.

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

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

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

Site Location

LOCATION AND PROPOSAL

The application site relates to part of the side garden curtilage of 69 Norwood Road. It is rectangular in shape and covers and area of approximately 0.07 hectare. The site fronts onto Norwood Road with a width of approximately 18.8m onto this road before extending back to a length of some 37m.

Norwood Road is in a Housing Area. The road is characterised by a mixture of house types, the majority of which are two-storey in height. 69 Norwood Road itself is an impressive 2 ½ storey traditional Victorian detached house that is situated on the western side of this road. It is faced in natural stone with its roof covered under natural slate. Attached to the northern side of the property is an attractive stone faced subservient off-shot. The house is situated close to its southern boundary and is set back from Norwood Road by approximately 8.7m. This distance is consistent with its immediate neighbours along this side of the street and together form to create a building line to the road. Fronting the site on the adjacent footway is a lamp column, electricity pole and bus stop. To the rear of the site are allotment gardens.

In terms of neighbouring properties, to the north of the site is a 1 ½ storey detached property (No. 71). This property is situated some 4m in from the shared boundary and has windows at both ground and first floor level facing the application site. The ground floor windows serve rooms that are also lit by windows to the front and rear of the property. The first floor window serves a bedroom and is the only means of lighting the room. A single detached garage is situated along the common boundary, which stands immediately behind the property’s rear elevation. Across Norwood Road to the west of the site is a two storey detached property (No. 92 Norwood road), which is situated some 38m away.

Full planning permission is being sought to erect a pair of two-storey semi- detached houses on this site. The application is the re-submission of application No. 09/02200/FUL, which sought planning permission to erect two 2-storey detached houses. This was refused at the West and North Area Board in March 2010 and was subsequently dismissed at appeal. Details of the appeal are set out later in the report.

The revised scheme shows the pair of semis would be built on the approximate alignment of the two neighbouring houses and set back from the back edge of the footway by approximately 9.5m. To accommodate the houses, the existing side off- shoot of No. 69 Norwood Road would be demolished. As with the earlier scheme, the gardens of the two houses would not extend all the way back to the allotment gardens, but instead would extend to approximately two thirds of the host property’s side garden. The remaining one third therefore would be retained by 69 Norwood Road. Off-street parking for a minimum of at least four vehicles would be provided to the front of the two properties accessed at the site’s south-eastern corner.

RELEVANT PLANNING HISTORY

As referred earlier, Members will recall that an application to erect two detached houses on this site was refused at the West and North Area Board in March 2010, under planning reference No. 09/02200/FUL. It was considered that the proposed development would constitute an overdevelopment of a site of restricted dimensions which would result in insufficient amenity space and would also be

93 overbearing to and result in a loss of light for the adjoining property, No. 71 Norwood Road.

The applicant decided to appeal against the decision of the Council. This was dismissed on the 9 July 2010 under reference No. APP/J4423/A/10/2125840.

In his assessment of the appeal, the Planning Inspector considered that the development of the side garden and the proposed atypical ‘L’ shape would only have a minor impact on the character of the area and was not sufficiently harmful to justify a refusal. He did however raise concerns with the affect of the development on the first floor side bedroom window of the neighbouring property (No. 71 Norwood Road). Unlike the ground floor windows, which have other sources of light and view along its front and rear elevations, this first floor bedroom has no other windows. Given the very close proximity of the proposed northern house (4m) to the first floor side bedroom window of No. 71, he considered that the occupants of this property would therefore suffer from an unacceptable loss of light and outlook from the development and dismissed the appeal.

94/02166/FUL – Erection of a dwellinghouse and garage – Approved 06/03/95

SUMMARY OF REPRESENTATIONS

Two objection letters have been submitted in response to this application. These have been received from the residents of the occupants of 112 Norwood Road and No. 67 Norwood Road. A summary of their objections are listed below:-

The houses will be totally different to any other buildings on Norwood Road and alien to the road’s general appearance;

Inappropriate to build the houses at the side of a fine Edwardian property;

The erection of two houses would be out of character with the area. Would have a very cramped appearance with little open space to the front and rear;

Loss of privacy;

Overshadowing of the adjacent property;

Lead to further parking on street to the detriment of highway safety;

The gardens of both properties do not go all the way back and is partly retained by No. 69;

Development would set a precedent for other gardens to be developed for housing.

The development of this site would only exacerbate parking problems along the road;

While a pair of semi-detached houses would be an improvement on two detached house, preference would be for a single house;

The development would necessitate the re-siting of the bus stop, street light and telegraph pole.

PLANNING ASSESSMENT

Policy Issues

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

Policy H14 of the UDP relates to conditions on development in housing areas including matters of design, amenity and highway safety.

Also relevant is Guideline 5 in the Council’s SPG on Designing House Extensions. Although this does not specifically relate to the development of new houses, the guidance forms a useful design guideline for assessing non-householder applications. At Guideline 5, in the interests of avoiding unreasonable overshadowing and overdominance of neighbouring dwellings, it states that a two storey extension should not be placed nearer than 12m in front of ground floor main windows of neighbouring properties.

Principle of development

The application site is situated in a Housing Area, where housing is the preferred use. The proposal seeks planning permission to demolish part of the existing house and erect a pair of 2-storey semi-detached houses. Although the development involves demolishing part of this house, the house is not listed nor does it lie in a Conservation Area. Very little weight can therefore be given to the retention of the side off-shot with the applicant able to demolish the structure without the need to seek planning permission.

With regard the development of the property’s garden, whilst the category of the land is now classed as Greenfield following changes to PPS3 Housing, it is not that the development of part of the garden raises any significant policy concerns that would restrict its development. The Planning Inspector made no comment to this in his decision letter. Accordingly, subject to meeting the conditions set out in Policy H14, the principle of erecting a pair of houses on this site should therefore be viewed acceptable.

95 Highway Issues

From a highways perspective, the proposals are considered to be acceptable. The proposed parking and access arrangements have not changed from the earlier scheme, which were found be acceptable by Members and the Planning Inspector.

To accommodate the proposed access arrangements it will be necessary however to relocate both the lighting column, telegraph pole and bus stop. As a condition of any planning approval therefore, it will be necessary for the applicant, at his own expense to undertake the works associated with their removal and re-location. A condition would secure this.

Design Issues

In response to the earlier decision, the applicant has amended the scheme to include a pair of semi-detached houses as opposed to the erection of two detached houses. Although quite similar in appearance, the design of the houses varies in terms of their width and height with the northern most dwellinghouse comprising a smaller width (5.6m) and height (8.3m). The reason for this is to create contrast between the two properties and importantly vary in height in order to achieve a ‘stepped sequence’ between the two neighbouring properties. It is considered that this has been successfully achieved with the revised scheme showing a pair of attractive semi-detached dwellings that would not detract from the character and appearance of the street. Features of the properties include double-bay windows along their front elevations, heads and cills, quoins and hipped roofs that help to reduce their overall massing and provide verticality to the dwellings. As detailed earlier, Norwood Road is characterised by various housing styles, particularly along this section of Norwood Road, noted by the design and contrasting appearance of the two neighbouring houses. The revised scheme shows that both houses would respect the established ‘building line’ of the street by following the same alignment of the two adjacent houses.

In all, officers are satisfied with the design of the pair of houses and consider that they would not appear cramped or be at odds with the character of the street. Each of the properties would be afforded with an acceptable garden curtilage, which is considered commensurate with the size of the two houses. It is not considered reasonable to reduce the scale of the development to a single dwellinghouse say when it is clear in officers’ mind that the site can accommodate two dwellinghouses without detriment to the character or appearance of the area. The submission of full material details and finishes should be secured through planning condition.

Although it is accepted that the side off-shot of the host property is an attractive feature and is considered to compliment the house, as this can be demolished without planning permission, to refuse the proposal for this reason would be unreasonable. Again, the Inspector made no reference to this in his decision letter.

Residential Amenity

Apart from the property to the north of the site (71 Norwood Road), it is considered that other neighbouring properties would not be adversely affected by the

96 development. A separation distance of at least 38m would be achieved between the front elevation of the proposed houses and the nearest house across from the site (92 Norwood Road), while No. 67 to the south is situated on the reverse side of No 69 and is therefore effectively screened from the site. Accordingly, it is not considered that the occupants of neighbouring houses to the east of the site or south would be adversely affected in terms of loss of privacy, outlook or overshadowing to the detriment of their residential amenity.

In terms of No. 71 Norwood Road, this property is situated approximately 4m back from the common boundary and has ground and first windows within its side elevation facing the application site. All three windows serve habitable rooms. Although the two ground floor windows are secondary windows to rooms which have main windows in the property’s front and rear elevation, the first floor side (bedroom) window remains the only source of lighting the room.

Members may recall that the previous scheme involved erecting a house on the site’s shared northern boundary, thus, the elevation of the nearer of the two houses would have been only 4m from this side window. Both Members and the Planning Inspector considered that this distance was critical with the development considered to be unacceptable and would adversely affect the residential amenity of this property in terms of loss of light and outlook.

In order to overcome the affect on this neighbouring property’s amenity, the revised scheme with the erection of a pair of semis shows that the side elevation of the nearer of the two dwellings would now be approximately 7.5m from the side windows. This distance in officers’ opinion is sufficient to avoid any significant harm in terms of this property’s light or outlook and is considered to overcome the previous grounds for refusal. In addition to this increased separation distance, the proposed dwelling’ hipped roof configuration and southern aspect of the side window should ensure that this bedroom would still be afforded with a good level of amenity with minimal loss of outlook or overshadowing.

SUMMARY AND RECOMMENDATION

The application seeks full planning permission to erect a pair of 4-bedroom semi- detached houses within part of the side garden of No. 69 Norwood Road. The application follows the recent refusal of planning permission to erect two detached dwellings on this site. At appeal, the Planning Inspector was satisfied that the character of the area would not be adversely affected by the development of the side garden but raised serious concerns that the close proximity of the development to the side window of No. 71 would unduly harm this property’s residential amenity in terms of outlook and light. The revised scheme shows the erection of a pair of two storey semi-detached houses that would be built on the approximate alignment of the two neighbouring properties. Officers are satisfied that the site is large enough to accommodate the two properties with each property being afforded with a good level of amenity. Due care has been given to the design and layout of the houses with the pair of properties considered to be in keeping with the character and appearance of the surrounding area. The separation distance between the side elevation of the northern most dwelling and No. 71 would be 7.5m, which is considered acceptable

97 to avoid any loss of amenity to this property in terms of outlook and light. No significant concerns are raised in terms of proposed parking or access arrangements with the repositioning of the bus stop, lamp column and telegraph pole able to be controlled by condition. Although the previous application was refused on grounds that the development would constitute the overdevelopment of the site of restricted dimensions and would result in insufficient amenity space, in considering the appeal, the Planning Inspector was satisfied that any affect on the character of the area would be minimal and not one that would be sufficiently harmful to justify a refusal. To refuse the application on this reason again would be unreasonable and open to challenge and costs at appeal. Policies H10, H14, BE5 of the UDP are considered to be met. For these reasons the application is recommended for approval subject to the conditions listed.

Case Number 10/01017/CHU

Application Type Planning Application for Change of Use

Proposal Use of ground floor of building as commercial kitchen and hot food takeaway (Use Class A5) and erection of extraction flue

Location 261 Ellesmere Road North And 163 Scott Road Sheffield S4 7DP

Date Received 29/03/2010

Team NORTH & WEST

Applicant/Agent SEA Planning Limited

Recommendation Refuse

For the following reason(s):

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

2 The Local Planning Authority also considers the site to be in a prominent location and the proposed flue on the eastern elevation of the property would be highly visible. The development would therefore be injurious to the residential character of the area, contrary to Policy H14 of the Sheffield Unitary Development Plan.

Site Location

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LOCATION AND PROPOSAL

The application relates to a two storey end-terraced property in Pitsmoor. The property is situated at the junction of Scott Road and Ellesmere Road North and is identified in the UDP as being within a Housing Area. The property is triangular shaped with a small yard on its Ellesmere Road North frontage. The property is currently vacant with the ground floor secured by roller shutters. Along the property’s Ellesmere Road North elevation is a small yard area with a dilapidated canopy. From this yard is a flight of stairs, which leads up to a door at first floor level. The previous use was a shop.

The character of the area is predominately made up of two storey red brick terrace houses. These are located to the immediate east of the site across Ellesmere Road North and south across Scott Road.

The applicant is seeking full planning permission to change the use of the property to a commercial kitchen and hot food take-away (Use Class A5). As part of the change of use, the applicant is proposing to erect an extraction flue on the property’s northern and subservient gable wall. An indicative drawing shows that this flue would be project approximately 1.25m above the property’s eaves.

The letter supporting the application details that the proposed use would take place between the hours of 1100 hours and 2200 hours with the main use being a commercial kitchen. In terms of the commercial kitchen use, the applicant details that this would present 80% of the business and involve cooking hot meals, sauces and accompaniments within the kitchen and delivered by his own vehicle to customers.

RELEVANT PLANNING HISTORY

Planning permission to change the use from a shop to a take-away has been refused twice in recent years. Initially in September 2005 (05/02368/FUL) and then again in September 2006 (06/02946/FUL). With regard the latest refusal, this was refused at the West and North Area Board on two grounds. As follows:-

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

The Local Planning Authority also considers the site to be in a prominent location and the proposed flue on the eastern elevation of the property would be highly visible. The development would therefore be injurious to the residential character of the area, contrary to Policy H14 of the Sheffield Unitary Development Plan.

101 SUMMARY OF REPRESENTATIONS

Three letters and a petition with 51 signatures have been received objecting to the proposed change of use.

The letters of objection raise the following issues:-

- Increased litter; - Increased noise and disturbance to occupiers of neighbouring properties - Parking problems and highway safety; - Odours; - Increased rats - Affect on other shops in the area;

The petition makes no reference to why the proposal is unacceptable.

PLANNING ASSESSMENT

Policy Issues

The site is within a Housing Area. Within Housing Areas, Policy H10 states that Development in Housing Areas states that within such areas housing is the preferred use, with food and drink outlets acceptable uses.

Policy H14 states that within Housing Areas new development or change of use will be permitted provided, amongst other things, it would not lead to air pollution, noise, smell, excessive traffic levels or other nuisance or risk to health and safety for people living nearby and it would be on a scale consistent with the residential character of the area.

Principle of Development

As stated above, Policy H10 states that food and drink outlets are acceptable uses in Housing Areas. Accordingly, the principle of converting the shop to a commercial kitchen/take-away should be viewed acceptable under the terms of this policy.

Highway Issues

The proposed development is not considered to give rise to any highway safety issues.

Design Issues

The Design and Access states that the only external alteration to the building will be the addition of an external flue. This flue would be located on the property’s rear gable wall and as extend up to approximately two thirds the height of the chimneystack. Although this would be situated to the rear of the property, given that the building occupies a corner plot, the flue would be clearly visible from Ellesmere Road North when approaching the site from the north. The Design and Access Statement details that the flue, which is shown on an indicative drawing

102 would be kept as low as possible and can either be treated and coloured to blend in with the adjacent building, such as a dark red colour or retained as a galvanised flue or coloured black.

Officers acknowledge that the applicant could reduce the visual impact of the flue in terms of its size and colour. However, the external flue would still be highly visible with officers questioning whether the indicative drawing is a true representation of how the flue will look on the building. It is considered that the flue would have a greater circumference than that shown and be more visually prominent on the street scene. Since properties in the vicinity have undergone face-lift repair works it is considered that the proposed flue would be detrimental to the character and appearance of the area and would undermine the efforts that have been carried out to improve the amenity area. As such, officers consider that the previous ground to refusal the application on visual amenity still stands with the proposed flue likely to be harmful to the character and appearance of the area.

Residential Amenity

In considering the merits of the two earlier applications, officers were concerned that the proposal to change the use of the shop to a hot food take-away would cause considerable disturbance to the occupiers of neighbouring property, particularly late at night, from noise generated by customers arriving at and leaving the takeaway. Apart from a couple of shops, a small convenience store and off- license, the site is surrounded by residential properties including several located ‘cheek by jowl’ to the premises. Given this, it is considered that the general activities of the use would cause unacceptable noise disturbance to the detriment of neighbouring properties residential amenity. Although the applicant in his Design and Access Statement states that the take-away side of the business would only represent approximately 20% of the business being carried out on site with the commercial kitchen forming the bulk (80%), there is little evidence to suggest that this would be the case. A condition restricting the take-away activities of the business to 20% would in officers’ opinion be unenforceable with customers using the premises as if it was a conventional take-away. To put a condition which restricts the take-away business to 20% would therefore fail to satisfy the six tests of planning conditions set out in Circular 11/95.

It is also considered that the termination point of the flue is unacceptable due to the proximity to windows of habitable rooms, which is likely to give rise to complaints of cooking odours from occupants of neighbouring properties. The proposed location of the flue given on the street scene visuals shows that the flue would terminate below the windows of 261 Ellesmere Road and adjacent premises. This is considered to be unacceptable with the occupants likely to be affected by excessive fumes and odours.

It is thereby considered that the proposed use of the premises as a commercial kitchen/hot food takeaway would have a significant and adverse affect upon people living close to the premises in terms of noise disturbance and nearby and would be contrary to Policy H14 of the UDP.

103 SUMMARY AND RECOMMENDATION

Planning permission is being sought to change the use of a former shop into a commercial kitchen and hot food take-away. The property is situated on the corner of Scott Road and Ellesmere Road North in Pitsmoor and is identified in the UDP as being within a Housing Area. Two earlier applications to change the use of the premises into a hot food take-away were refused in 2005 and 2006.

Although the proposal to change the use of the shop is acceptable in principle in this location, it is considered that the flue would have an injurious affect on the character and appearance of the surrounding residential area.

The site is surrounded by residential properties and it is considered that the proposed use of the premises as a hot food takeaway would likely result in unacceptable levels of noise and disturbance to the occupiers of these properties by customers visiting the takeaway, particularly late at night. it is considered that the flue as proposed would not be high enough to prevent occupiers of accommodation above the takeaway and neighbouring properties suffering disamenity from cooking odours.

Although the Design and Access Statement details that the commercial kitchen would form the predominant use of the premises and therefore likely to have a lesser impact than a ‘typical’ hot food take-away, it is questionable in officers’ opinion whether this would remain the case and restricting the business by condition would be difficult to enforce.

It is thereby considered that the development would be contrary to Policy H14 of the Unitary Development Plan and so it is recommended that planning permission be refused.

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