SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE AND EAST PLANNING AND DATE 07/03/2005 HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN 2 Application No. Location Page No.

04/02016/LBC Land And Buildings At Kelham Riverside, Alma 6 Street And Green Lane Sheffield

04/02017/FUL Land And Buildings At Kelham Riverside, Alma 10 Street And Green Lane Sheffield

04/02337/CAC Land And Buildings At Kelham Riverside, Alma 32 Street And Green Lane Sheffield

04/02772/FUL 387 Attercliffe Road Sheffield S9 3QU 34

04/04256/FUL Site Of Former Stirling Works Arundel Street 39 Sheffield

04/04259/CAC Site Of Former Stirling Works Arundel Street 54 Sheffield

04/04421/FUL Site Of Sheaf Market Exchange Street Sheffield 56

04/04478/FUL Owlthorpe Greenway, Eckington Road And 72 Eckington Way Sheffield

04/04816/FUL Land Adjacent To 125 Fitzwilliam Street Sheffield 92

04/04826/FUL Land Adjacent To 23 Wincobank Lane Sheffield 103

04/04846/FUL Land At Kelham Island, Corporation Street And 112 Alma Street Sheffield S3 8SA

04/04982/FUL 45 Firth Park Avenue Sheffield S5 6HF 131

04/05106/LBC Sir Frederick Mappin Building Mappin Street 135 Sheffield S1 3JD

04/05120/OUT Former Wards Brewery Ecclesall Road Sheffield 139

04/05128/FUL Land At New Street Holbrook Sheffield 161

3 05/00141/FUL Land And Buildings At The Junction Of Tansley 169 Street And Vauxhall Road Sheffield

05/00192/FUL 27 Poole Road Sheffield S9 4JP 179

05/00345/FUL Land Opposite 8 Clifton Lane Sheffield 186

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head of Development Services, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 07/03/2005

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.

Case Number 04/02016/LBC

Application Type a Listed Building Consent Application

Proposal Demolition of 20th century 2-storey factory units, alterations/conversion of retained 19th century buildings and erection of 2/3/4/5-storey buildings to provide 310 no. 1/2-bedroomed apartments with basement car parking(as amended 10/02/05)

Location Land And Buildings At Kelham Riverside, Alma Street And Green Lane Sheffield

Date Received 17/05/2004

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation GC Subject to Legal Agm't & Sec of State

Subject to:

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

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

2 Before development is commenced, details of the following items shall have been submitted to and approved by the Local Planning Authority:-

6 1. External and boundary walls: extent and specification of render and stone repair and cleaning; the standard and specification of mortar joints and pointing.

2. Roof: the extent and source of any replacement roof members and natural slates/stone slates; the details and specification of ridge, valleys, eaves and verge treatments.

3. Rainwater goods: timber/metal gutter and downpipe details, specification and fixing.

4. Chimneys: details of reinstatement and repair of all existing stacks and appearance and specification of pots.

5. Windows: confirmation of appearance of timber windows source and appearance of new glass and where practical, repair of existing windows, section sizes, location of trickle vents (if required), reveal depths (where relevant).

6. Internal & external doors: design, details and specifications of all new timber doors, internally and externally.

7. Timber structure & elements: confirmation of extent, method and specification, of retention, replacement, alterations and repairs (i.e. stairs, screens, wainscoting, dado rails, roof & floor timbers).

8. Metal structure & elements: confirmation of extent, method and specification, of retention, replacement, alterations and repairs.

9. Fixtures and fittings: (i.e. fire places, hearths, anvil stones, line shafting, machinery, window, shutters, plaques etc.) provision of schedule of all such elements, with photographic record, together with confirmation of proposals for retention, removal or relocation.

10. Internal decorative features: details of how cornices, mouldings, skirtings, door leaves, architraves, dados etc., are to be retained, protected, altered or reproduced arising from internal alterations.

11. New external and internal decoration: details, specification and locations of all new decorative works.

12. New floor structure: details and design of abutment with existing structure.

13. Internal & external lighting: design and location of all light fittings.

14. Services: location, specification and appearance of meter boxes; outlets and inlets for gas, electricity, telephones, security systems,

7 cable, trunking, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs.

15. Statutory requirements: details of any proposals arising out of the requirements of the Environmental Protection Service, Environmental Housing, the Building Regulations and other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting.

16. External works: location, specification and appearance of boundary walls and gate ways; steps and paths; hard standings; hard and soft landscaping generally.

17. Existing signage: details of proposals for retention or concealment of signs.

18. New signage: locations and designs of all new signage.

19. Clock: details for repair and return to use of the clock and its mechanism.

In order to ensure that the character and appearance of the Listed Building, and unlisted buildings within the Conservation Area is preserved and/or enhanced.

Site Location

1 5 FB WB

BM 51.25m

W Bruce Works El S ub Sta

rd 9 50.9m 4 Bd M y OW BR AY ST Works R E W ET

e i 7 r 4 Ball Bri dge Works

0 s 1 k to r 4 o

W 48.8m

5 T 4 E 1 E 4 R ks to T r 46 S o L W Cornish Place L A

B 8

6 Works 12

W eir

1 4- 35 9 - 8 Br oo kly nW or ks

2 7 7

FB 3 6

Works R

7 iv

6 7

- e

9 & r

4 D 0

7 on W

ork 3 s

S luice

2 W ks 50.3m 1 BM

50.67

m 3 Museum 4 -

0 4

GR 3 5

EE 8 8

NLAN 3 GreenLane E 9 FB W ork s W ork s

El Sub Sta

49.7m Works KELHAM ISLAND

W ork s KE LH A M W arehouse ISL AN D W ork s T E W

o 5 T 3 S rk N s DU S LD IE N F D U Horseman W orks

p o G sh R D rk E U o E N W N L L A A N N

E E

2 2

3 C 18 S W orks O L D TT ot IE ON 3 F MI 28 UN 49.4m LL D W

L K 4 1 PH Wor ks W B PH

31 23 42.7m

2 4

W ork s G 2 a r Garage 3 a 0 g 17 t 6 e 3 o 1 Warehouse 50.9m 0 3 T

0 E

5 0 E

2 R 21 3 T t S 3 o RN 0 4 O AC 49.1m PH E C S L A H P A R LE E S A cor n Z M B uildings 17 E O EN 7 O B 2 W orks R Works E 14

1 8 1 t 8

1 6 G 2 o

re 9 2 2 n e 8 x H 50.9m S PH o O

T u 6 U 5 E s War ehouse 5 E e T H 2 TR W P S o T A Works T r EE R E W ks R AD E E T E R ks

H S G ST r

T N 2 o T R a T 6 N W A O ra E E M AC g e E E TR 7 R R S 2 G U R to G S E Wor ks 3 N S E Z 2 LI L B E L M N 6 W S

5 BE 1 O T 1 E 4 B R . 5 8 W orks E T 40 3 E he m T 5 27 14 Ni 1

ch 4 W 1 0 o 7 AR 2 l s 3 D 1 B 6 S 2 u 14 2 T il R di 3 6 EE n g 3 T 5 2 8

See 04/02017/FUL for report

9 Case Number 04/02017/FUL

Application Type a Full Planning Application

Location Land And Buildings At Kelham Riverside, Alma Street And Green Lane Sheffield

Date Received 17/05/2004

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally Subject to Legal Agreement & clearance by Secretary of State

Subject to:

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

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

2 Before the development is commenced, full details of the following items shall have been submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details:- (a) facing materials, including samples; ~ (b) roofing materials, including samples; (c) glazing systems, including finishes and cross sections; (d) hard landscaping and other external works; (e) external lighting; (f) street furniture (g) depth of window reveals; (h) balconies; (i) rainwater goods; (j) external doors; and (k) car park ventilation grilles.

In the interests of the visual amenities of the locality.

10 3 Specifically in relation to works to the Listed Building, retained buildings within the site, and those previously demolished buildings that are to be reproduced on the site, details of the following items shall have been submitted to and approved by the Local Planning Authority before development is commenced in relation to any of those buildings:- 1. External and boundary walls: extent and specification of render and stone repair and cleaning; the standard and specification of mortar joints and pointing. 2. Roof: the extent and source of any replacement roof members and natural slates/stone slates; the details and specification of ridge, valleys, eaves and verge treatments. 3. Rainwater goods: timber/metal gutter and down pipe details, specification and fixing. 4. Chimneys: details of reinstatement and repair of all existing stacks and appearance and specification of pots 5. Windows: confirmation of appearance of timber windows source and appearance of new glass and where practical, repair of existing windows, section sizes, location of trickle vents (if required), reveal depths (where relevant) .6. Internal & external doors: design, details and specifications of all new timber doors, internally and externally. 7. Timber structure & elements: confirmation of extent, method and specification, of retention, replacement, alterations and repairs (i.e. stairs, screens, wainscoting, dado rails, roof & floor timbers). 8. Metal structure & elements: confirmation of extent, method and specification, of retention, replacement, alterations and repairs. 9. Fixtures and fittings: (i.e. fire places, hearths, anvil stones, line shafting, machinery, window, shutters, plaques etc.) provision of schedule of all such elements, with photographic record, together with confirmation of proposals for retention, removal or relocation. 10. Internal decorative features: details of how cornices, mouldings, skirtings, door leaves, architraves, dados etc., are to be retained, protected, altered or reproduced arising from internal alterations. 11. New external and internal decoration: details, specification and locations of all new decorative works. 12. New floor structure: details and design of abutment with existing structure. 13. Internal & external lighting: design and location of all light fittings. 14. Services: location, specification and appearance of meter boxes; outlets and inlets for gas, electricity, telephones, security systems, cable, trunking, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs. 15. Statutory requirements: details of any proposals arising out of the requirements of the Environmental Protection Service, Environmental Housing, the Building Regulations and other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting. 16. External works: location, specification and appearance of

11 boundary walls and gate ways; steps and paths; hard standings; hard and soft landscaping generally. 17. Existing signage: details of proposals for retention or concealment of signs. 18. New signage: locations and designs of all new signage. 19. Clock: details for repair and return to use of the clock and its mechanism.

In order to ensure that the character and appearance of the Listed Building, and unlisted buildings within the Conservation Area is preserved and/or enhanced.

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

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

6 Proposals for the retention, pollarding or removal of trees within the site or along the edge of the goit, shall be in accordance with the recommendations of the arboricultural condition survey by the F.A. Bartlett Tree Expert Co Ltd as amended by the letter from Axis Architecture dated 8th November, 2004.

In the interests of the amenities of the locality.

7 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

12 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.

8 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated May 2004 produced by Hepworth Acoustics Limited has been carried out as specified in the Report and such works shall thereafter be retained.

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

9 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of achieving the following noise levels:Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours), c) Include a system of alternative acoustically treated ventilation to all habitable rooms.Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

10 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

11 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) Be carried out in accordance with an approved method statement, b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the

13 specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

12 No later than 2 months after commencement of demolition / enabling works and before the commencement of construction work on the development or any phase thereof, a Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development or any phase, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development or relevant phase shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being complete.

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

13 Before the development is commenced, full details of the riverside walkway shall have been submitted to and approved by the Local Planning Authority. Such details shall include barriers, railings, the bridge across the goit, long and cross sections, drainage, materials and specification, method of illumination, and directional signage. The riverside walkway shall then be provided in accordance with approved details prior to first occupation of the living accommodation within Site 3.

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

14 Prior to the commencement of any work on site, a detailed scheme for the foundation design and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

To ensure that ground disturbance is restricted to a minimum and is carried out in the agreed manner to preserve archaeological remains in situ.

14 15 No development work, including ground clearance and demolition work shall take place unless and until the developer, their agent or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved in writing by the Local Planning Authority.

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

16 Before development is commenced full details, including a programme of implementation of proposals for the dredging and ecological management of the goit to the north of the site, including trees within the goit shall have been submitted to and approved by the Local Planning Authority. Thereafter such works shall be carried out in accordance with approved details.

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

17 The proposals for dredging of the goit referred to in condition 16 above, shall incorporate a method statement relating to the analysis of the goit dredgings for features of archaeological importance. Following approval of such a method statement by the Local Planning Authority, the dredging shall be carried out in accordance with approved details.

18 The development of the site shall be undertaken in accordance with the mitigation measures and recommendations of the Kelham Island Ecological Survey and Assessment Report, dated 7th October 2004, prepared by ECUS.

19 Finished floor levels on the buildings shall be set to no lower than 50m A.O.D, unless otherwise authorised in writing by the Local Planning Authority.

15 To minimise the impact of flooding.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

23 Before development is commenced details shall be submitted at a scale of not less than 1:50 which demonstrate that a minimum of 25% of the residential units meet the requirements of 'Mobility Housing' - Supplementary Planning Guidance to the Unitary Development Plan for Sheffield.

In order to ensure that the development provides a suitable range of accommodation that is easily adaptable for use by disabled persons.

24 The residential accommodation 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.

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

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

26 At all times that demolition, excavation, ground preparation and construction work 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

16 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.

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

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

28 All car parking provision within the scheme shall be provided in accordance with Gold Star standards. Full details of such arrangements shall have been submitted to and approved by the Local Planning Authority before the development is commenced, and shall then be implemented in accordance with the approved details.

In the interests of public safety.

29 Before the development is occupied, a Travel Plan to reduce dependency on the use of the private car (based on the recommendations of the report dated October 2003, prepared by Capita Infrastructure Consultancy) which shall include clear and unambiguous objectives and modal split targets, together with a programme of implementation, monitoring, and review, shall have been submitted to and approved by the Local Planning Authority, and shall thereafter be operated.

In order to reduce dependency on the private car, and promote alternative modes of transport.

30 Notwithstanding the proposals indicated on the submitted drawings, the egress arrangements for service vehicles on to Alma Street are not approved. Before development is commenced, full details of revised egress arrangements shall have been submitted to and approved by the Local Planning Authority.

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

31 Before occupation of the residential accommodation, details of the location and identification of 10 car parking spaces within the basement car park, which shall be made available for use by a car pool/car club operator, shall have been submitted to and approved by the Local Planning Authority. If after a period of two years following occupancy

17 of the residential accommodation, the car pool/club has not been established, then such spaces may be re-allocated for general use by the occupants of the development.

In the interests of promoting sustainable transport arrangements through the establishment of a car pool/car club for the proposed development and others within the locality.

32 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; orb) 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 residential accommodation is/are brought into use.Highway Improvements: (1) Alma Street/Green Lane along site frontage - footway resurfacing in accordance with the Urban Design Compendium specification, kerb realignment, review of traffic regulation orders, including regulation of traffic speeds to 20 mph; (2) Alma Street/Green Lane to Shalesmoor/Gibraltar Street - review and enhancement of street lighting.

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.

Attention is drawn to the following justifications:

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

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest BE19 - Development affecting Listed Buildings MU9 - Kelham Mixed Use Area MU11 - Conditions on Development in Mixed Use Area H7 - Mobility Housing H16 - Open Space in New Housing Developments GE13 - Areas of Natural History Interest and Local Nature Sites

This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's

18 website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

1. As the proposed development will involve the closing/diversion of a highway(s) you are advised to contact the Principal Engineer of Highway Information and Orders, Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH, as soon as possible.

2. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

3. 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 House1 Union Street Sheffield S1 2SH. For access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

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. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

5. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent. You should apply for a consent to:-Assistant Head of Highways Planning, Transport & Highways Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S A Turner Tel: (0114) 2736133

19 6. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

7. Advice on the preparation of Travel Plans is contained within the document 'Guidelines for the Preparation of Transport Assessments and Travel Plans' and from Rachel Harvey on 0114 273 5828.

Site Location

1 5 FB WB

BM 51.25m

W Bruce Works El S ub Sta

rd 9 50.9m 4 Bd M y OW BR AY ST Works R E W ET

e i 7 r 4 Ball Bri dge Works

0 s 1 k to r 4 o

W 48.8m

5 T 4 E 1 E 4 R ks to T r 46 S o L W Cornish Place L A

B 8

6 Works 12

W eir

1 4- 35 9 - 8 Br oo kly nW or ks

2 7 7

FB 3 6

Works R

7 iv

6 7

- e

9 & r

4 D 0

7 on W

ork 3 s

S luice

2 W ks 50.3m 1 BM

50.67

m 3 Museum 4 -

0 4

GR 3 5

EE 8 8

NLAN 3 GreenLane E 9 FB W ork s W ork s

El Sub Sta

49.7m Works KELHAM ISLAND

W ork s KE LH A M W arehouse ISL AN D W ork s T E W

o 5 T 3 S rk N s DU S LD IE N F D U Horseman W orks

p o G sh R D rk E U o E N W N L L A A N N

E E

2 2

3 C 18 S W orks O L D TT ot IE ON 3 F MI 28 UN 49.4m LL D W

L K 4 1 PH Wor ks W B PH

31 23 42.7m

2 4

W ork s G 2 a r Garage 3 a 0 g 17 t 6 e 3 o 1 Warehouse 50.9m 0 3 T

0 E

5 0 E

2 R 21 3 T t S 3 o RN 0 4 O AC 49.1m PH E C S L A H P A R LE E S A cor n Z M B uildings 17 E O EN 7 O B 2 W orks R Works E 14

1 8 1 t 8

1 6 G 2 o

re 9 2 2 n e 8 x H 50.9m S PH o O

T u 6 U 5 E s War ehouse 5 E e T H 2 TR W P S o T A Works T r EE R E W ks R AD E E T E R ks

H S G ST r

T N 2 o T R a T 6 N W A O ra E E M AC g e E E TR 7 R R S 2 G U R to G S E Wor ks 3 N S E Z 2 LI L B E L M N 6 W S

5 BE 1 O T 1 E 4 B R . 5 8 W orks E T 40 3 E he m T 5 27 14 Ni 1

ch 4 W 1 0 o 7 AR 2 l s 3 D 1 B 6 S 2 u 14 2 T il R di 3 6 EE n g 3 T 5 2 8

LOCATION AND PROPOSAL

The application site is located on the northern side of Green Lane and Alma Street, and to the south of the Kelham Goit, which separates the site from the Kelham Island Industrial Museum. The site has a frontage to Green Lane/Alma Street of 260m, and a site area of 1.55 hectares. Immediately adjoining the site to the west is Brooklyn Works, a Grade 2 Listed former industrial building now occupied as residential and office accommodation. To the east is the Grade 2 listed Fat Cat Public House, and an area of car parking associated with the pub, its brewery, and the Kelham Island.

The site is located within the Kelham Island Conservation Area, in an area which is predominantly industrial in character, but which contains a mixture of

20 industrial, business and residential uses, with many sites in the area the subject of Planning Applications and Permissions for residential led redevelopment.

The site is currently occupied by MIBA Tyzack, an Austrian based company, who manufacture clutch components from the premises. The applicant has stated that the company intends to ‘rationalise their manufacturing capacity into modern purpose built factories’. The existing buildings on the site are a mixture of large factory sheds, smaller shed buildings, two and three storey office/workshop buildings, and a four storey former industrial building. A Grade 2* Listed Building, Green Lane Works, with its grand clock tower entrance forms part of the site, and is located on the Green Lane frontage.

The proposals seek Planning Permission, Listed Building Consent, and Conservation Area Consent for the alteration, extension, and demolition of buildings and the erection of three, four and five storey buildings for residential use. The proposals would create 315 residential units, which would consist of 229 two bedroomed, and 86 one bedroomed apartments. Basement car parking for 278 vehicles is proposed within the site.

The proposals also incorporate provision of public and private squares and the provision of a section of cycleway/footway, which will connect an existing riverside section in front of Brooklyn Works, to proposed sections within the recently approved Kelham Riverside development to the east.

As the proposal involves the alteration of a Grade 2* Listed Building, it will be necessary, if minded to approve the proposals, for referral to the Secretary of State.

RELEVANT PLANNING HISTORY

There is no Planning History specific to the application site that is of particular relevance to the proposals.

There are however a number of proposals for residential led development within the Kelham Island area under consideration, in addition to a number of recent permissions granted for developments which have not yet been implemented.

The most relevant of these is the erection of 145 private apartments, over 700 student bed spaces, and commercial buildings set around a public square, with the construction of a riverside walk, on a site immediately adjoining the application site (Ref:03/02213/FUL) – granted in October 2004.

SUMMARY OF REPRESENTATIONS

English Heritage is supportive of the continued regeneration of Kelham Island and welcomes the principle of new active uses on the site. They identify the

21 need for careful consideration to be given to the impact of the proposals on the setting of the Grade 2* listed Green Lane Works, and the character and appearance of the Kelham Island Conservation Area.

The Sheffield Conservation Advisory Group considered the proposals at their meeting of 24th August, 2004.The Group felt there was no objection in principle to the proposed conversion of the premises to residential use and welcomed the extent to which many of the buildings would be retained and the proposal to locate the substantial car parking below ground. The Group also welcomed, in principle, the proposed square and felt that, subject to careful attention being given to the detail, there was no objection to the proposed construction of a courtyard or a railed green within the square, lowering of the windows on Green Lane, reinstatement of the windows on either side of the listed Gatehouse, demolition of sections of the rear wall to the arches, conversion of the former cotton mill and construction of the glass infill on Green Lane. However, the Group felt that the design of the new build properties on Green Lane was too plain, particularly when viewed from within the site, that curved glass should be restored to the windows of the Gatehouse on Green Lane, adjacent to the junction with Alma Street and that more information should be submitted on the design of the proposed security fence between the site and the Kelham Island Museum. The Group also felt that great care should be taken in designing all the details of the development of the new square and the listed Gatehouse.

One letter has been received from an industrial operator located on Mowbray Street, on the opposite side of the river from the application site. This letter whilst raising no objections to the principle of the development, highlights the nature of the industrial activity, which gives rise to fumes smoke and noise. It further indicates that the future of the business relies upon the ability to operate without restriction, retaining flexibility to change working practices, and to work through the evening if necessary. It therefore requests that any residential accommodation is designed to avoid the likelihood of future complaints from residential occupiers.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan as being within the Kelham Mixed Use Area, within the Kelham Island Conservation Area, and the goit to the north of the site is identified as an Area of Natural History Interest.

Within the Kelham Mixed Use Area, Policy MU9 states that Housing is a Preferred Use. The principle of the use of the site for housing is therefore acceptable in land use policy terms. Policy MU11 requires new development in Mixed Use areas to ensure appropriate living conditions for future residents, be well designed of a scale and nature appropriate to the site, be adequately served by transport facilities with safe access arrangements and appropriate

22 car parking provision, and to preserve or create variety in the character of the area avoiding one use dominating.

The transportation, built form, and living conditions issues are considered elsewhere, but in relation to the balance of uses in the area it is considered that whilst this scheme represents a purely residential development, when taking account of the whole of the Mixed Use Policy area, there will remain an appropriate mix of land uses with the remaining industrial uses, the Museum, public houses, offices and proposed new commercial uses in the adjacent Kelham Riverside development.

Policy H7 encourages the provision of a proportion (25%) of mobility housing within a development, except where the physical characteristics of the site or buildings make it impractical. The applicant has agreed to meet this requirement.

Policy H16 requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has insufficient space, requires a contribution from the developer towards the enhancement or provision of open space elsewhere.

The proximity of the site to listed buildings, the presence of listed buildings within the scheme, and the location of the site within a Conservation Area are such that Policies BE15, BE16, BE17, and BE19 are relevant. These policies seek to ensure that developments affecting Listed Buildings and Conservation Areas preserve and enhance the appearance of those areas and buildings, using a high standard of design with the use of traditional materials.

Policy GE13 identifies the need to protect and enhance Areas of Natural History Interest, in particular their most important features.

These matters are considered in the relevant sections below.

Planning Policy Guidance 3 – ‘Housing’ promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and where they are close to a range of facilities. The site is clearly previously developed, and is extremely well served by a range of public transport services, and is conveniently located for employment and services within the city centre. In this context the proposals are considered to reflect the aims of PPG3.

Impact Upon Green Lane Works and it’s Setting.

Green Lane Works is an extremely important and prominent listed building within the Conservation Area. It sits at the head of Dun Street, framed by the buildings on either side of Dun Street and is highly visible on entry to the Conservation Area from the south. Historically, buildings were located hard up against the arch but following their demolition the flank walls of the buildings adjoining the arch have been exposed and are currently a mixture of

23 plain brickwork and render with no visual relief. The area in front of the arches is used for car parking, partially screened by a brick wall.

The proposals for the arch and its adjoining buildings will significantly improve the external appearance and setting of the arch. The proposed introduction of living accommodation within the building provides a series of new window openings with a very traditional form and proportions, which complement and enhance the arch.

The building survey information submitted with the application identifies that there are a limited number of original features within the building that are worthy of retention. These include a staircase and an arched roof structure, which are proposed to be retained within the proposed living accommodation. Whilst the living accommodation will to some extent compartmentalise the original open spaces of the workshops, the proposals do not involve removal of original walls, and the new walls proposed will be removable.

The treatment of the external area between the arch and Green Lane will also significantly enhance its appearance. This includes the provision of a wall and railing detail, which encloses shared garden space for the residents whose flats adjoin the space. Although the area has a traditionally hard character, it is considered that an area of formal garden in this location will provide some relief within the street scene, and a suitable environment for the residential use.

Importantly the applicant has agreed to undertake development of this portion of the site in advance of any other phase of development on the site, which should secure the early re-use of the Listed Building, following commencement of works on site.

In this context the proposals are considered to preserve the most important features of the listed building and enhance its setting and appearance.

Impact Upon Character of Conservation Area

The proposals involve the retention, alteration and conversion of a significant proportion of the buildings on the site. The larger shed buildings are proposed to be demolished. These are located centrally within the site but also have a frontage onto Green Lane. The Green Lane elevation of those buildings is much altered, and although the current saw tooth roof is a prominent feature within the Green Lane streetscape, it represents a relatively recent alteration.

The buildings being retained are those, which most strongly reflect the character of the Conservation Area. These include buildings adjacent to Green Lane Works, along the boundary with Brooklyn Works, and along the frontage to the goit. The works gatehouse on Alma Street is also being retained.

In addition to retention and conversion of existing buildings, the proposals include the sensitive reconstruction, in their original location and form, of

24 important character buildings that have been previously demolished in the industrial development of the site. These consist of the two and three storeys high former Tyzacks office building on the Green Lane frontage of the site, and a three-storey building which formed the eastern range of buildings set around a courtyard at the rear of the listed Green Lane Works entrance building. These are considered to be very positive elements of the scheme, which will faithfully reproduce two of the former buildings on the site.

The other new build elements of the scheme in contrast offer an overtly modern design approach, whilst using contextual materials, which reflect those used traditionally in the locality, and also which reflect its industrial character. These consist of red brick, stone, render, zinc cladding, expressed steel structure, and a substantial proportion of glazing. The buildings are considered to be of good quality, with a significant degree of architectural interest, adding variety and interest to the Conservation Area.

The height and mass of the buildings proposed is not excessive, and at four and five storeys is in line with the principles set out in the Urban Design Compendium, which seeks to establish a maximum height of five storeys, and generally a transition form of two to five storeys. Within the site, there will exist a range of buildings varying in height from two to five storeys, and when taken with adjacent buildings including the two and three storey buildings at Brooklyn Works, and the three-storey Fat Cat Public House, the appropriate range of building heights for the Kelham Area will be created.

The scheme re-instates the historic streets of Cotton Mill Walk and Longcroft, as limited access service vehicle and pedestrian routes, which is a very positive element of the scheme, not only due to their historical significance, but also due to the permeability this gives to the overall design.

In this context the proposals are considered to be appropriate in terms of their impact upon the character of the Conservation Area and comply with the aims of Policies BE15, BE16 and BE17 of the Unitary Development Plan.

Amenities of Future Residents

A large proportion of the residential units within the development have private external balcony or terraced areas, and a number of private and public shared open spaces are proposed throughout the scheme.

The scheme has been designed in a way that limits overlooking and other privacy issues, with generally approximately 20m between habitable room windows, which represents a good standard for a non-suburban location. Many properties have an attractive outlook over the River Don and the Kelham goit, as well as across landscaped courtyards.

The applicant has undertaken a sun path analysis, which identifies that despite the relatively dense nature of the development, residents will benefit from natural sunlight in all cases at varying times of the day.

25 The potential noise impact from surrounding residential uses is considered in more detail below.

Highways and Transportation

The site is extremely well located to be served by a significant number of bus services on Shalesmoor, and Corporation Street, the Shalesmoor tram stop is within 250m of the site, and the site is within walking distance of the city centre. The site is therefore considered to be highly accessible, and meets the sustainability requirements of PPG3 in this regard.

In addition the provision of a riverside walk/cycleway promotes the use of alternative forms of transport and in conjunction with the adjacent approved development provides a valuable portion of the Upper Don Walk.

The scheme provides 278 car parking spaces for 315 residential units (544 bedrooms). Bearing in mind the sustainable location of the site, this level of car parking provision within the scheme is considered to be acceptable. It reflects the car parking guidance set out in the City Centre Living Strategy (Guideline 15), which states that up to one space per unit will be acceptable. It is acknowledged that vehicles park on the surrounding highway network, which at times can become congested. However, providing residential accommodation in locations such as this provides people with a choice of means of transport, places them close to employment and other facilities, and thereby reduces the need to own a car. In this context it is considered the level of parking proposed is wholly in accordance with the spirit of local and national Planning policy that is designed to encourage alternative and more sustainable forms of travel.

In addition, the applicant has agreed to set aside 10 car parking spaces for use by a car pool/car club operator in the future. Proposals are currently being developed to attempt to establish such an operation within the Kelham Island Area, which will enable residents to generally live without a vehicle in the knowledge that for occasional and weekend use a facility is available close by. A condition is proposed to secure this, whilst allowing for reallocation in the event that the car pool/club is not established within two years of occupancy of the accommodation.

The traffic generation from the site does not warrant any improvement of junctions within the surrounding highway network, however, the applicant has agreed to undertake resurfacing of the footways surrounding the site, in accordance with the Urban Design Compendium specification, and to review traffic regulation orders, lighting, and pedestrian safety within the area, with particular emphasis on routes to public transport.

Flood Risk

The applicant has submitted a Flood Risk Assessment, which has been considered by the Environment Agency. The Environment Agency has

26 confirmed that the assessment is acceptable and recommends a minimum height to the finished floor levels within the scheme of 50m AOD.

The applicant has confirmed that the scheme has been designed to meet such criteria.

Mobility Housing

Policy H7 of the UDP and the Supplementary Planning Guidance ‘Mobility Housing’ encourages new residential developments to incorporate a minimum proportion of 25% of the flats to be easily adaptable for use by disabled persons. The applicant has confirmed a commitment to ensuring that this provision is made within the development, and details of this are to be secured by a suitable condition.

The areas surrounding the site have been designed with use by disabled persons in mind, and the level nature of the site will ensure ease of access to and around the buildings.

Ecology/Landscape Issues

The applicant has submitted an Ecological Survey and Assessment Report prepared by ECUS, in October, 2004. This provides an assessment of the impacts of the proposed development upon the nature conservation interests of the site, and recommends mitigation measures where appropriate.

The Kelham goit on the northern boundary of the site is the most significant area of interest, and a Phase 1 Habitat Survey, and water vole survey was undertaken in this area. Whilst water voles are known to inhabit the area none were recorded by the survey. The survey report however recommends that a further water vole and bird survey is carried out prior to construction to avoid disturbance to nests.

The goit has been unmanaged in recent years, and has experienced progressive siltation due largely to leaf droppings from the willow trees within the goit ‘embankment’. The report recommends a phased restoration programme for the goit to include dredging and removal of willow scrub, whilst retaining areas of the bank suitable for water vole habitats. In addition proposals for additional nesting sites for kingfishers are proposed within the mitigation section of the report.

In general the report concludes that the majority of the habitat affected by the development is not of significant value, and that although some potentially negative impacts may occur through the development, the mitigation proposed will offer real benefits.

Open Space Assessment

Policy H16 of the UDP requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has

27 insufficient space, secure a contribution from the developer towards the enhancement or provision of open space elsewhere.

The Open Space Assessment for the area surrounding the site has confirmed that there is an under provision of recreation space within the area to meet the needs of people living there. The applicant has agreed to make a contribution to the enhancement of open space within the vicinity of the site, in accordance with the requirements of Policy H16 of the UDP. In this case however, the applicant considers that the extent of works being undertaken in the restoration of the goit and the provision of the riverside walk and setts replacement on the northern side of the goit should be taken into account in calculating the appropriate level of contribution. Based upon the City Centre Living Strategy the appropriate level of contribution for the site is £320,980.

The applicant has submitted costings for the above works which amount to more than £600,000. Whilst it is acknowledged that this is a considerable cost, it relates to both the application site, and that previously approved, and there is an element of this work that forms part of the applicants proposals to provide an attractive outlook and setting for the residential development. It has therefore been agreed with the applicant, that in addition to the above works, a sum of £160,000 is paid towards the enhancement of open space in the vicinity of the site. This is proposed to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

Archaeology

The applicant has submitted an Archaeological Desk Based Assessment of the site, prepared by ARCUS, to establish the archaeological significance and potential of the site and its buildings, and the impact of the proposed development upon them.

The report concludes that the site includes a variety of buildings of historic interest, including the Green Lane Works and Horseman Works. In addition Cotton Mill Walk, which dates from at least the early nineteenth century, also survives in places within the site. Iron and steel works have existed on the site since the late eighteenth century, although the oldest of the current buildings dates from the 1850’s.

The report acknowledges the retention of the majority of the buildings of interest on the site. Of those to be demolished, it recommends recording of them prior to redevelopment.

It is therefore recommended that a condition be imposed on any permission granted, requiring a programme of archaeological work to be undertaken before development is commenced.

Noise

The location of the site in an area with a number of industrial noise sources is such that there is potential for disturbance to future residents that may provide

28 unacceptable living conditions, and lead to complaints against the activities and operations of individual businesses, which may ultimately lead to Statutory Nuisance proceedings.

It is essential for this issue to be fully considered, and to this end the applicant has submitted a Noise Impact Assessment, prepared by Hepworth Acoustics, which considers the impact of industrial noise sources and also the impact of traffic noise.

The report identifies industrial noise sources in the area including Ingleton Engineering and Broadblast, both on the opposite side of the River Don, Richardsons Cutlery and Kutrite Scissors on Alma Street, and the Fat Cat Public House and its associated micro brewery. It concludes that owing to distance and screening offered by other buildings and noise from the Kelham Weir, the majority of the noise sources are not likely to lead to complaints. The exception is the Fat Cat’s Micro Brewery, which produces intermittent high-level impacts due to the dropping and handling of barrels.

The report therefore recommends that in addition to other noise control measures (glazing systems fully ducted ventilation), the applicant enters into an agreement with the owner/operator of the brewery to install resilient pads to reduce this noise impact, provide a satisfactory noise climate for residents, and reduce the risk of complaints from residents about the activity of the brewery. A letter has been received from the operator of the brewery confirming a willingness to allow such works to be undertaken.

Traffic noise levels are not excessive, and the noise control measures proposed will produce satisfactory protection against this. The Hepworth’s report identified traffic noise levels as falling within Noise Exposure Category B– as identified by PPG24 ‘Planning and Noise’ – during both the day time and night time periods. Within this category the PPG advises that noise is a material consideration, and steps should be taken to ensure an adequate level of protection against noise.

Benefits to Area

The area and its existing residents and businesses currently suffer from a degree of crime and nuisance. These matters amongst others are being addressed through the Action Plan, by measures including the extension of a successful Street Warden scheme, and the general promotion of economic regeneration based on mixed-use investment.

In addition to the physical improvements the development represents a significant investment, and the introduction of a substantial residential population to build upon that which exists at present, and which in tandem with existing businesses in the area will give a greater level of surveillance to the area, spread throughout the day.

Localised improvements associated with the development will enhance pedestrian safety, and the developer has indicated a willingness to provide a

29 financial contribution (£63,000) towards the further development and enhancement of a Street Warden scheme, which currently operates in the Netherthorpe/Upperthorpe area. This contribution will need to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act.

SUMMARY AND RECOMMENDATION

In summary, the proposal represents a substantial redevelopment for residential purposes of a previously developed site in a sustainable location, in a manner that contributes positively to the character and appearance of the Kelham Island Conservation Area, and restores a Grade 2* Listed Building.

The proposed accommodation consists of new build elements of four and five storeys, retained key, listed and unlisted buildings within the Conservation Area of two, three and four storeys and the reproduction of important buildings which have previously been demolished of two and three storeys. This range of storey heights reflects the character of the Conservation Area and the design principles set out in the Urban Design Compendium. The detailed design incorporates appropriate contextual materials and a pleasing blend of modern contemporary design and restoration of historic buildings that will make a positive contribution to the Conservation Area.

The residential use is supported by the existing policies of the Unitary Development Plan, and by the recently approved St Vincents Action Plan. The scheme will provide a significant influx of residents to the area further developing the transition Kelham Island has experienced. The development further benefits the area by providing substantial public realm improvements, including the provision of a significant section of riverside walk, and contributions to the extension of the Warden scheme which operates in the neighbouring Netherthorpe/Upperthorpe area of the city, and to Open Space enhancement.

It is therefore recommended that Planning Permission, Listed Building Consent, and Conservation Area Consent are granted subject to a legal agreement under section 106 of the Town and Country Planning Act, and subject to no adverse direction following referral of the proposals to the Secretary of State.

Heads of Terms for Legal Agreement

1. the developer shall provide on or before the commencement of the development a financial contribution of £160,000 to be used by the Council towards the enhancement of public open space within the vicinity of the site, and 2. the developer shall enter into an agreement with the Kelham Island Brewery, Alma Street, Sheffield, to effect a scheme of sound attenuation works to the loading/unloading area of the brewery to the satisfaction of the Local Planning Authority, and

30 3. the developer ensuring that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimise noise nuisance provided that the windows are kept closed, and 4. the developer providing a financial contribution to the Council of £63,000, to be used towards the enhancement of the Netherthorpe Upperthorpe Community Alliance Street Safe Warden Scheme, allowing for the extension of the scheme to streets adjoining the development. Such contribution shall be payable in instalments of £20,000 following occupation of the first 50 apartments; £20,000 following occupation of the next 50 apartments; and £23,000 following occupation of the next 50 apartments. 5. the developer shall inform the Local Planning Authority of the rate of occupancy of the apartments in order to facilitate the payments outlined in item 4 above.

31 Case Number 04/02337/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of 20th century two-storey factory units (as amended 10/02/05)

Location Land And Buildings At Kelham Riverside, Alma Street And Green Lane Sheffield

Date Received 14/06/2004

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally Subject to Legal Agreement & clearance by Secretary of State

Subject to:

1 The shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

Site Location

1 5 FB WB

BM 51.25m

W Bruce Works El S ub Sta

rd 9 50.9m 4 Bd M y OW BR AY ST Works R E W ET

e i 7 r 4 Ball Bri dge Works

0 s 1 k to r 4 o

W 48.8m

5 T 4 E 1 E 4 R ks to T r 46 S o L W Cornish Place L A

B 8

6 Works 12

W eir

1 4- 35 9 - 8 Br oo kly nW or ks

2 7 7

FB 3 6

Works R

7 iv

6 7

- e

9 & r

4 D 0

7 on W

ork 3 s

S luice

2 W ks 50.3m 1 BM

50.67

m 3 Museum 4 -

0 4

GR 3 5

EE 8 8

NLAN 3 GreenLane E 9 FB W ork s W ork s

El Sub Sta

49.7m Works KELHAM ISLAND

W ork s KE LH A M W arehouse ISL AN D W ork s T E W

o 5 T 3 S rk N s DU S LD IE N F D U Horseman W orks

p o G sh R D rk E U o E N W N L L A A N N

E E

2 2

3 C 18 S W orks O L D TT ot IE ON 3 F MI 28 UN 49.4m LL D W

L K 4 1 PH Wor ks W B PH

31 23 42.7m

2 4

W ork s G 2 a r Garage 3 a 0 g 17 t 6 e 3 o 1 Warehouse 50.9m 0 3 T

0 E

5 0 E

2 R 21 3 T t S 3 o RN 0 4 O AC 49.1m PH E C S L A H P A R LE E S A cor n Z M B uildings 17 E O EN 7 O B 2 W orks R Works E 14

1 8 1 t 8

1 6 G 2 o

re 9 2 2 n e 8 x H 50.9m S PH o O

T u 6 U 5 E s War ehouse 5 E e T H 2 TR W P S o T A Works T r EE R E W ks R AD E E T E R ks

H S G ST r

T N 2 o T R a T 6 N W A O ra E E M AC g e E E TR 7 R R S 2 G U R to G S E Wor ks 3 N S E Z 2 LI L B E L M N 6 W S

5 BE 1 O T 1 E 4 B R . 5 8 W orks E T 40 3 E he m T 5 27 14 Ni 1

ch 4 W 1 0 o 7 AR 2 l s 3 D 1 B 6 S 2 u 14 2 T il R di 3 6 EE n g 3 T 5 2 8

See 04/02017/FUL for report

33 Case Number 04/02772/FUL

Application Type a Full Planning Application

Proposal Use of building as a nightclub (Class D2)

Location 387 Attercliffe Road Sheffield S9 3QU

Date Received 07/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent Mr Simon Gordon

Recommendation Grant Conditionally

Subject to:

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

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

2 The first floor shall not be used for playing amplified music.

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

3 The building shall be used for the above-mentioned purpose only between 08.00 hours and 02.00 hours on any day.

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

4 Notwithstanding the details shows as the submitted plan before any development commences details of arrangements to provide disabled access to the rear yard including revised entrance gates shall be submitted to and approved by the Local Planning Authority.

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

5 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

34 b) be capable of restricting noise breakout from the building to the street to levels not exceeding: (i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, (ii) any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq.Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

6 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

7 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) be carried out in accordance with an approved method statement, b) demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

8 Before any development commences details of a ventilation system shall be submitted to and approved by the Local Planning Authority. The inlet/outlet points shall not be on a facade facing noise sensitive properties and not exceed the level of 35 db(A) when measured at the facade of the nearest noise sensitive property. The approved system shall be implemented before the use commences.

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

35 The applicants are advised that Condition 5 above will require the submission of an additional noise survey as the existing noise survey and scheme of works is not considered to be satisfactory and in the interest of protecting the amenities of adjacent residents.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas

Site Location

3 Tank

3 B Foundry IR E C S f H t f e in R

e O g 5 l h A W a D B m M o r 4 k Works

3 s

9 . Club 3 0 5 m

N ER PLACE BESSEM O

E 7 3 V

W T E R T A E S S N H F T 1

O S R T 1 D R E R E O T A D

BESSEMER COURT 43.3m 3

F ive W e ir s W alk

387 LB

375 43.9m to 383

m V 44.24 E BM T 43.9m O

D 3

A 8

O D 0 4 FFE R 0 RCLI ATTE El Sub Sta

Washford Bridge 42.7m 48.5m

S crap Y ard

Works Works

7 1 T E E R T T S E E E K R O T T S S Works N E R R A W

Works

36 LOCATION AND PROPOSAL

The application site is a Public House known as the Platinum Suite. It is located on Attercliffe Road in an industrial area. Although the site is generally isolated from residential properties there is one flat opposite the site above a shop. This is above a shop that sells glass at No 380 Attercliffe Road and is only 20m from the site. There are no other sensitive uses near the site, to the north and east is an open yard used for storing steel, to the east is a shop which sells floors and doors and to the south there are plant hire and tyre/exhaust fitting uses in addition to the glass shop referred to above.

The application premises are quite small, approximately 175 sqm. on the ground floor, the applicant has indicated that the first floor will not be used. There is no off street parking available and the entrance to the premise will be from Washford Road via a yard area at the rear of the premises.

RELEVANT PLANNING HISTORY

None relevant.

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

Policy Issues.

The application site lies within a General Industrial area in the Unitary Development Plan. Preferred uses are general industry and warehouses, leisure and recreation uses, which include nightclubs, are acceptable in policy terms. This is subject to the development not prejudicing the dominance of preferred uses and not causing residents to suffer from unacceptable living conditions.

In this instance as the existing use is not a preferred use the proposal will not change the balance of industrial and business uses in the policy area. The impact on residential amenity is considered below.

Amenity Issues.

Whilst there is only one sensitive use near the site, the flat opposite, it is necessary to consider the impact of the proposal on residential amenity. The applicant is proposing to open until 2am. A noise assessment has been submitted that considers the measures needed to limit noise breakout so that it does not exceed background levels by more than 3 dB(A), a level which would be unlikely to lead to noise complaints. It proposes automatic electronic music volume limiting devices are installed on the sound system, self-closing doors and acoustic door seals, sealing opening windows and removing vents.

37 These measures will not prevent street noise, such as rowdy customers leaving the premises or noise from vehicles and taxi’s. However this is a fairly small venue remote from other leisure and entertainment venues and so is unlikely to attract the volumes of customers city centre nightclubs attract. In addition residential occupiers living in an industrial area such as this are unlikely to expect the same standards of amenity as would be found in a residential area.

The Council’s Environmental Protection Service has carried out their own noise assessment that throws doubt on the conclusions reached by the applicant’s consultants. However they are confident that the premises can be adequately attenuated to protect the amenities of the residents of the sole residential property opposite the site. Therefore a condition is proposed which will require a new noise survey and scheme of works to be submitted and approved.

Access Issues.

There is no off street parking to serve the use. However this also applies to the existing public house use. The nightclub is more likely to attract visitors outside working hours when the demand for parking from other adjacent uses is at its lowest. Outside working hours on street parking is available on Washford Road adjacent to the site. Given these circumstances there is no reason to resist the proposal on parking grounds.

Attercliffe Road is reasonably well served by public transport although the frequency of services declines in the evenings. The accessibility of the site by public transport is equally important for public houses as it is for nightclubs and consequently there is considered to be no reason to resist this proposal on this basis.

The entrance to the nightclub is from the rear off Washford Road. A ramped entrance to the building is proposed and a disabled toilet is also being provided.

SUMMARY AND RECOMMENDATION

The proposal is considered to be acceptable in policy terms and is no worse than the existing use in terms of parking provision and accessibility. The key issue is the impact of the nightclub on residential amenity. Following submission of a noise survey and noise monitoring work carried out by the Councils Environmental Protection Service it is concluded that the premises can be adequately attenuated to prevent excessive noise break out. Therefore it can be concluded that the proposal should not have an excessive impact on the amenities of the residents who live opposite the site. Consequently it is recommended that planning consent be granted.

38 Case Number 04/04256/FUL

Application Type a Full Planning Application

Proposal Erection of 68 apartments with associated car parking and external works

Location Site Of Former Stirling Works Arundel Street Sheffield

Date Received 25/10/2004

Team CITY CENTRE AND EAST

Applicant/Agent Hadfield Cawkwell Davidson

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 Before the development is commenced full details of the following items shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter such approved details shall be implemented on site:- sample panel of brickwork, including pointing- sample panel of stonework, including pointing- ventilation grilles to car park at 1:20 scale- typical window section at 1:20 scale- sample of zinc panels- typical balcony detail at 1:20 scale- typical eaves detail at 1:20 scale- full details of the proposed car park entrance and gates

In the interests of ensuring an appropriate quality finish to the building.

3 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours), c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

39 Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

4 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

5 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) be carried out in accordance with an approved method statement, b) demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

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

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

7 Before the development is commenced a Phase 1 and 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified

40 within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

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

8 No buildings/structures shall be erected within 3 metres of the public sewer.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

12 Surface water discharges into the public sewer network shall be restricted to the level of dishcarge from the previous use of the site.

To ensure satisfactory drainage arrangements.

13 Before the development is commenced full details of the proposed resurfacing of the footpaths surrounding the site, in accordance with the guidance set out in the Urban Design Compendium, and details of the proposed surfacing to Froggatt Lane, shall have been submitted to and approved in writing by the Local Planning Authority. Such approved details shall thereafter be implemented on site to an approved timescale.

In the interests of the occupiers of the proposed dwellings and in order to enhance the character of this part of the conservation area.

41 14 Before the development is commenced details of public art proposals to be incorporated into the scheme shall have been submitted to and approved in writing by the Local Planning Authority and such approved details shall thereafter be implemented in accordance with an agreed timescale.

In accordance with the Unitary Development Plan Policy, in the interests of the visual amenities of the locality.

15 Prior to works starting on site a detailed plan of the new vehicle access ramp from Arundel Street, shall have been submitted to and approved in writing by the Local Planning Authority, the plan must include information on levels together with details as to how vehicle/pedestrian intervisibility is to be protected.

In the interests of the safety of road users.

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

In the interests of the safety of road users.

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

In the interests of the safety of road users.

18 Before the development is commenced, details of the signing of the one-way system within the site shall have been submitted to and approved in writing by the Local Planning Authority. The signage shall be provided in accordance with the approved plans before the signage to Froggatt Lane is used and thereafter, such signage shall be retained and maintained.

In the interests of the safety of road users.

19 At all times that wheel wash facilities 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

42 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.

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

In order to ensure adequate cycle parking accommodation.

21 Prior to works starting on site details of the bin storage and servicing arrangements shall have been submitted to and approved by the Local Planning Authority.

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

22 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;2. A package of measures to encourage and facilitate less car dependent living; and,3. A time bound programme of implementation. Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.

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

Attention is drawn to the following justifications:

BE5 - Building Design and Siting BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas H16 - Open Space in New Housing Developments

43 This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

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:-Assistant Head of Highways Planning, Transport & Highways Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S A Turner Tel: (0114) 2736133

4. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

5. You are advised that residential occupiers of the building should be informed in writing prior to occupation that: (a) limited/no car parking provision is available on site for occupiers of the building,

44 (b) resident's car parking permits will not be provided by the Council for any person living in the building.

6. As the proposed development will involve the closing/diversion of a highway(s) you are advised to contact the Principal Engineer of Highway Information and Orders, Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH, as soon as possible.

7. The developer is advised that any part of the new building that overhangs the highway would require a licence. They will need to contact the City Council's Highways Co-ordinating Section (0114 273 4382) for more information.

8. The developer is advised that they will be required to find the works necessary in preparing, advertising and installing modifications to the existing TRO's on the abutting streets.

9. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

Site Location

6 1

4 2 1 Car Park 1 13 BM BR 6 O 8 Posts W . N 2 L 1m AN

4 68.0m

C 1

1 LA Car Park 7 Y 5 L

A N 4

t 4 0

o E 3

1 LB

7 9 C

5 0 A

1 E 4 R

N 1 LE

A 1 S

L 3 S 7 T E R R E Works Y 4 E 4 T E 1

2 7 E s l S rk u o bS Chy W t a 33 BR O

N 8

L 5

AN 1

1 E

5 Works 1

Works

FURNIVAL SQUARE W or Arundel ks FR 4 O 7 House G G AT T LA N E

6 7

1 1 2 1 W orks E N A F L UR L N 66.1m E IV D A N L U S R TR A W orks EE T 2 66.8m 6

6 8 T E E Furnival Works TR S N W 4 O 8 BR

0 2 2 C 9 6 ha 8 lle W n o ge FU

r a R

ks 2 N 2 9 ST I V 1 R AL D EE

U T

K E 4 Car Park

LA 9

NE 1 7 Warehouse 7 Pers istence Works

Y 4 NE 9 ID S ET Works RE ST

1 1

M 7

A 3

T 2 t IL 0 7 D 1 A 6 S 1 T 8 RE 1 ET

0 Works 2

LOCATION AND PROPOSAL

The site forms part of the former Sterling Works complex, part of which has recently been listed Grade 2 and is a redundant cutlery works, which was for many years occupied by a number of silversmiths. The part of the site which is the subject of this application does not contain any listed buildings. The whole site is, however, within the Cultural Industries Conservation Area and is a very important one, being on a key highway and close to the Grade II* Butcher Works complex

The site is bounded by Furnival Street, Arundel Street, Eyre Lane and Froggatt Lane (not currently a public highway) and slopes down substantially from Eyre Lane to Arundel Street.

It is proposed to demolish the existing, relatively modern, single storey, flat- roofed brick built buildings on the site and replace them with a new building ranging from five to seven storeys high and accommodating 68 apartments (a range of studios, 1 bedroom, and 2 bedroom units). The lower element of the building would front Arundel Street, with the higher end fronting Eyre Lane, to accentuate the topography of the site. The predominant materials are red brick above a natural stone plinth, glazing and zinc cladding. Balconies are proposed in galvanised steel.

46 The scheme has been revised considerably since it was originally submitted to address concerns in relation to massing, height and external appearance.

PLANNING HISTORY

Earlier proposals (04/03553/FUL & 04/03556/CAC), which included the now listed part of Sterling Works, were withdrawn following the listing of the complex. It is anticipated that an application by the Ruskin Mill Educational Trust will be submitted shortly to use the listed complex as a training centre, including small craft workshops, gallery space, coffee shop, small retail outlet and a small element of residential accommodation for students. It is understood that these proposals will seek to preserve the majority of the listed building complex with only minor modifications.

A series of earlier proposals were approved for the site before the buildings were listed. These schemes included building across the whole site and did not include the re-opening of Froggatt Lane, other than at ground floor. They also included substantial demolitions of the now listed buildings.

99/1084P – Erection of building and alterations to building for retail, food and drink, business use, 15 flats and car parking – approved.

9A/0878P – Erection of building and alterations and conversion of buildings for retail, food and drink, business use, 27 flats and car parking – approved.

9B/0087P – Demolition of 3 buildings (conservation area consent) – approved

REPRESENTATIONS

English Heritage advised that the original scheme needed to be considerably modified in terms of elevational detailing, materials and height so as to reflect the prevailing building form and style. Whilst they welcomed the re-opening of Froggatt Lane, they raised the following concerns:

- the service entrance on Arundel Street is unacceptable as it does not provide an active frontage appropriate to the area - the height of the block is out of step with prevailing building heights and would harm the setting of Butcher Works and the overall character of the streetscape of the conservation area - the mixture of materials does not reflect the prevailing palette (namely brick) and should be simplified

English Heritage have been consulted on the revised scheme and their formal comments are awaited. Any comments received will be reported at the meeting.

The Conservation Advisory Group have commented on the original and amended scheme as follows:

47 14.12.04: ‘The Group felt that the re-opening of Froggatt Lane would be welcomed and there was no objection in principle to the proposed demolitions provided those buildings which were demolished were replaced with buildings of a similar height, scale and materials to those existing. The present buildings were of a sufficiently low height to allow views into the conservation are. The Group felt that the proposed scheme, which was contrary to the Urban Design Compendium’s principles in terms of height limit, would adversely affect the setting of the listed Fletcher Works and the character and appearance of the conservation area and the proposed allocation of the ground floor of the development to car parking would be totally inappropriate and unacceptable. The group recommended that there should be, instead, basement parking within the scheme.’

25.1.05: ‘The Group acknowledged that the present scheme contained various amendments to the former scheme but felt that the proposed development was still too high. The Group felt that the proposed development should be two floors lower, particularly on the Arundel Street elevation, as the proposed height was not in accordance with the principles of the Urban Design Compendium and the scheme failed to reflect the policies of the Compendium. The Group had concerns regarding the proposed materials, in terms of finishes, textures and colours, the effect of the development on the adjacent Fletcher Works and the proposed garage entrance, which the Group felt would destroy the ground elevation of the building. The scheme failed to accept the relationship of the proposed building with the Fletcher Works and the nearby Butcher Works and this scheme could set an unacceptable precedent for the Cultural Industries Conservation Area. The Group recommended that the proposed parking should be placed below ground level and affirmed the Urban Design Compendium’s principle of live frontages.’

PLANNING ASESSMENT

Policy Issues

The site lies within a Fringe Industry and Business Area as defined in the Unitary Development Plan and is also within the Cultural Industries Conservation Area. As such the proposal needs to be judged against Policies IB6, IB9, BE5, BE15 and BE16 of the Unitary Development Plan.

Under the terms of Policy IB6, housing is listed as an acceptable use within Fringe Industry and Business Areas. This is provided that it would not undermine the balance of preferred uses in the locality, that living conditions are satisfactory and that it wouldn’t hinder industrial and business development (Policy IB9).

Preferred uses should account for 50% of the policy area. In this instance preferred uses currently account for 52.6% of the policy area. The redevelopment of the application site for non-preferred uses would see this ratio reduced to 50.6% and as such is just inside the policy requirements. It is, therefore, likely that future proposals for residential development in the locality may be resisted unless there is a reasonable business content. In this

48 particular case, account should also be taken of earlier approvals on the Stirling Works complex, which involved a substantial residential content. The adjoining listed building element of the complex will also be retained in commercial use.

Policies BE5, BE15 and BE16 require new developments to be designed to a high standard and, where they are within conservation areas they should not harm the character of those areas. The demolition of existing buildings within conservation areas requires careful consideration. Demolition of buildings which make a positive contribution to the character and appearance of the conservation area will not be permitted. This issue is discussed in further detail later in the report.

Planning Policy Guidance Note 3 on Housing supports the re-use of brownfield land for housing development and also requires Local Planning Authorities to assess whether additional employment land can be released for housing development.

Highways Issues

The application was supported by the submission of a Transport Assessment, which predicted that traffic flows to and from the site would be negligible. It studied access to the site by public transport, on foot and by cycle. There are many bus services within a 400 metre walk of the site as well as the main railway station so it is well served by a range of public transport.

Enhancements to the footpaths around the site are proposed as part of the development to the standards set out in the Urban Design Compendium and secure cycle parking is proposed for residents within a defined cycle store on the ground floor of the building.

It is considered that the site is in a highly accessible and sustainable location, being in close proximity to a range of transport options and close to shops and services available in the city centre. A Travel Plan Framework has been submitted with the application and will form the basis of the Travel Plan, which is required by condition.

The Cultural Industries Quarter Townscape Heritage Initiative

The Cultural Industries Quarter Townscape Heritage Initiative is a five-year programme that started in 2002. It aims to regenerate both the historic environment and the economy of the area to produce local properties and an environment that meets the needs of 21st century business without compromising its historic importance.

The CIQ THI is a partnership between Sheffield City Council and the CIQ Agency and is supported by the Heritage Lottery Fund, Objective 1 and SRB 6. Owners of priority projects access funding through the agreed THI application process, with support available for eligible works to a conservation standard. All aspects of the historic environment are potentially eligible for

49 funding including improvements to the public realm and enhancement of the historic fabric and materials.

Sterling Works is a Priority 3 project, with an outline allocation of funding (subject to a THI application) for the re-opening of Froggatt Lane, reinstatement of historic materials and re-establishment of the historic street pattern.

Froggatt Lane is a typical example of the secondary services lanes, part of the original grid iron street pattern established in the area. The reinstatement of these secondary lanes (where blocked up) re-establishes the original street pattern and contributes greatly to the permeability of the area.

This site is part of the core area of the CIQ (bounded by Furnival Street, Arundel Gate, Charles Street and Arundel Lane) which is undergoing major development over the next eighteen months. There is significant THI investment going into a number of these sites (including Fletcher Works and Butcher Works) therefore it is important to co-ordinate any enhancement works in the area. The upgrading of footpaths surrounding the site and Froggatt Lane is covered by condition.

Design and Conservation Issues

The existing single storey, flat roofed buildings on the site are not of historic or architectural interest and, as such, their loss is acceptable provided that the development which replaces them is of an appropriate quality.

The scheme has undergone considerable amendment since it was first submitted in order to achieve the quality demanded of the site’s conservation area status and proximity to a range of important listed buildings.

The principle of a larger scale building on this site is accepted subject to an appropriate design, as the general scale of buildings fronting Furnival Street is already more substantial than on the other more intricate streets of the CIQ area. The width and scale of the street demands buildings of greater presence and this principle is already well established.

Having regard to this, the design of the building has been amended to better address the topography of the site with the highest part of the building at the top of the site (fronting Eyre Lane) and the lowest part at the bottom of the site (fronting Arundel Street) adjacent to the most sensitive element of the listed part of the Sterling Works complex. This follows the natural fall of the ground. When viewed from Furnival Street the building steps down from the substantial height of the existing office building to the north-west of the site and follows a natural progression down the hill. Whilst the buildings below the site to the south-east are currently low rise, they have now been vacated and it is anticipated that development proposals will be forthcoming shortly. It is expected that development of this adjoining site would subsequently be of a more substantial scale than the current buildings but will also be expected to follow the topography.

50 The building height ranges from 7 storeys at the top of the site, stepping down to 6 and then to 5 storeys at the bottom of the site, together with considerable set-backs at upper floor levels.

The palette of external materials has been simplified considerably since the original submission and negotiations are continuing to fine tune the external appearance. The applicants have confirmed their acceptance of these proposed changes and it is anticipated that the final plans will be submitted in advance of the meeting. Nevertheless, the scheme is considered to be of an appropriate quality for this key site in the CIQ conservation area.

The main facing materials are red brick and zinc to reflect the traditional industrial character of the CIQ. Large areas of glazing are also proposed at the highest levels and on key corners. The mass of the building is broken down by considerable modelling, including changes to the plane of the building, the introduction of full height ‘fins’ to break up the horizontal axis of the building, set-backs to upper floors, balconies (both recessed and projecting) and a recessed main entrance feature. The building is grounded on a stone plinth, characteristic of the local vernacular and the basement parking is largely hidden due to the level change across the site.

Only one level of parking is proposed on the revised scheme, as opposed to two on the original scheme (requiring two vehicular access points). The single vehicular access point will be from Arundel Street as this is at the lowest part of the site and allows the car park to be largely hidden at basement level, and gives active uses (in the form of main entrances and apartment windows) at ground floor level. The entrance is set back from the main face of the building to reduce its visual dominance, with the building over-sailing. Whilst not ideal to have a vehicular entrance on to this street, it is the only feasible option given the topography of the site. It is considered that there is enough visual interest in the building to ensure that the entrance does not become a dominant feature.

Open Space Issues

Due to its city centre location, the proposed development does not incorporate any public open space, although there is private amenity space for residents in the form of balconies and terraces. In line with Policy H16 of the Unitary Development Plan and advice contained within the Supplementary Planning Guidance on open space within housing developments and the City Centre Living Strategy the applicants are required to make a contribution of £60,904 towards the enhancement of public open space within the city centre. This is to be secured by legal agreement.

Environmental Health Issues

The application was supported by the submission of a noise assessment which indicates that road traffic noise is the main noise source on this site. The report confirms that a satisfactory internal noise level can be achieved

51 within the apartments, supplemented by acoustically treated mechanical ventilation in order that it is not necessary to open windows to achieve an acceptable level of ventilation. This is covered by condition.

Residential Amenity

The majority of the flats will have good daylighting and a good outlook and many will benefit from private balcony spaces and some from more substantial roof terraces. In addition a communal roof terrace is proposed at the highest level to the benefit of all residents. It is accepted that some of the apartments on the lowest level fronting Froggatt Lane will not have the best of outlooks due to the narrow width of the street. However, the scale of Sterling Works adjacent is such that only the lower levels involving a handful of flats are adversely affected. Bearing in mind the city centre location and the need to regenerate the site and re-introduce the historic street pattern, the slight disbenefit to some residents is considered to be an acceptable consequence on this particular site.

Mobility Housing

The apartments are designed to be suitable for conversion to mobility standards and a 13 person lift is proposed to access all floors. Widths of corridors and doors within the development have been designed to mobility requirements. Two of the 26 car parking spaces will be dedicated to disabled users.

Public Art

The applicants have confirmed their willingness to incorporate public art into the scheme and have advised that there preference would be to light the building in an innovative way, as advocated by the CIQ agency and to provide a feature entrance gateway and railings. Detailed proposals would be expected to be submitted before construction works commence on site.

SUMMARY AND RECOMMENDATION

The development of this important site within the CIQ Conservation Area is to be welcomed in principle. It is considered that the scheme is varied in its massing and detailing and will enhance the area with its modern appearance and thoughtful use of both traditional and more innovative materials. The overall composition of the elevations is considered to be sympathetic to the character of the area with a modern slant. The re-opening of Froggatt Lane and relaying of the original setts is to be welcomed. This will re-introduce the historic street pattern in this area of the CIQ, which is a fundamental objective of the Townscape Heritage Initiative.

It is recommended that approval be granted for this scheme, subject to the minor elevational changes referred to earlier in this report.

52 HEADS OF TERMS FOR LEGAL AGREEMENT

The developer shall contribute £60,904 towards the enhancement of public open space within the city centre. This shall be provided in accordance with the principles set out in the Council’s supplementary planning guidance ‘Open Space provision in new Housing Development’ and the ‘City Centre Living Strategy’.

53 Case Number 04/04259/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of unlisted part of Stirling Works

Location Site Of Former Stirling Works Arundel Street Sheffield

Date Received 25/10/2004

Team CITY CENTRE AND EAST

Applicant/Agent Hadfield Cawkwell Davidson

Recommendation Grant Conditionally

Subject to:

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

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

2 The buildings shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

Attention is drawn to the following justifications:

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas

54 file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Site Location

6 1

4 2 1 Car Park 1 13 BM BR 6 O 8 Posts W . N 2 L 1m AN

4 68.0m

C 1

1 LA Car Park 7 Y 5 L

A N 4

t 4 0

o E 3

1 LB

7 9 C

5 0 A

1 E 4 R

N 1 LE

A 1 S

L 3 S 7 T E R R E Works Y 4 E 4 T E 1

2 7 E s l S rk u o bS Chy W t a 33 BR O

N 8

L 5

AN 1

1 E

5 Works 1

Works

FURNIVAL SQUARE W or Arundel ks FR 4 O 7 House G G AT T LA N E

6 7

1 1 2 1 W orks E N A F L UR L N 66.1m E IV D A N L U S R TR A W orks EE T 2 66.8m 6

6 8 T E E Furnival Works TR S N W 4 O 8 BR

0 2 2 C 9 6 ha 8 lle W n o ge FU

r a R

ks 2 N 2 9 ST I V 1 R AL D EE

U T

K E 4 Car Park

LA 9

NE 1 7 Warehouse 7 Pers istence Works

Y 4 NE 9 ID S ET Works RE ST

1 1

M 7

A 3

T 2 t IL 0 7 D 1 A 6 S 1 T 8 RE 1 ET

0 Works 2

See 04/04256/FUL for report

55 Case Number 04/04421/FUL

Application Type a Full Planning Application

Proposal Erection of a 114 bedroomed hotel and 400 space multi-storey car park and A1, A2, A3 units

Location Site Of Sheaf Market Exchange Street Sheffield

Date Received 03/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent Aedas Architects Ltd

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 The development shall not be begun until improvements to the junction of Pond Hill/Sheaf Street/bus station egress, as illustrated on Figure 17B, attached to application 02/04015/OUT or similar approved design and improvements to the junction of Broad Street/Exchange Street, traffic calming works to Broad Street, improvements to the footways along Broad Street, Castle Folds and Dixon Lane (including the provision of a cycle route along Broad Street) have either: (a) been carried out; or (b) arrangements have been entered into to ensure the improvements are carried out before the offices are brought into use.

In the interests of ensuring that development traffic does not delay buses exiting the bus station.

3 A minimum of 200 short-stay public parking spaces or 50% of the total capacity of the car park whichever is the larger shall be provided within the multi-storey car park. Details of the parking, along with a scheme demonstrating how they will be managed as short-stay public parking, shall be submitted to and approved by the Local Planning Authority prior to the car park being brought into use.

In the interests of the vitality and viability of the city centre and in accordance with Unitary Development Plan Policy T24.

56 4 Before the car park is brought into use, details of the means of controlling access to the multi-storey car park including details of how it will be linked to the VMS system shall be submitted to and approved by the Local Planning Authority.

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

5 Before the multi storey car park is brought into use details of provision of cycle/motorcyle parking shall be submitted to and approved by the Local Planning Authority.

In the interests of encouraging access to site by means other than the private car.

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

In the interests of the visual amenities of the locality.

7 Notwithstanding the details shown on 140A the hard landscaping details are not approved as part of this consent. Before any development is commenced, revised details shall be submitted to and approved by the Local Planning Authority including details of all the external areas adjoining the building, revised ramps and steps to Broad Street, street furniture, planting and lighting.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

9 The construction methodology/piling work and mitigation strategy shall be as set out in the Archaeological Mitigation Strategy dated December 2002 unless otherwise agreed in writing by the Local Planning Authority.

57 To ensure that any archaeological features are recorded or preserved in accordance with an agreed scheme.

10 The food and drink (A3) uses shall not commence unless suitable apparatus for the arrestment and discharge of fumes has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

11 The hours of use of public houses/wine bars and hot food take-aways shall be restricted to between 0700 hours and 0030 hours Monday to Saturday and to between 0900 hours and 0030 hours on Sundays and Public Holidays unless otherwise agreed in writing by the Local Planning Authority.

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

12 The hours of use of restaurants (which shall be primarily for the consumption of table meals with the consumption of alcohol and entertainment ancillary to the main restaurant use) shall be restricted to between 0700 horus and 0200 hours Monday to Saturday and between 0900 hours and 0200 hours on Sundays and Public Holidays unless otherwise agreed in writing by the Local Planning Authority.

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

13 Prior to any of the buildings being brought into use details of public art to be incorporated into the scheme and a timescale for implementing the approved works shall be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality and Policy BE12 of the Sheffield Unitary Development Plan.

14 No live music or amplified sound shall be played within the A3 (food and drink) buildings unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: (a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey; (b) be capable of restricting noise breakout from the building to the street to levels not exceeding: (i) the background noise levels by more than 3dBA when measured as a 15 minute LAenq.

58 (ii) any octave band centre frequency by more than 3 dB when measured as a 15 minute linear Leq.Before such scheme of works is installed full details thereof shall first have been submitted to and approved by the Local Planning Authority

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

15 Before the use of the building for A3 (food and drink) purposes is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

16 No amplified sound shall be played within the A3 (food and drink) buildings except through an in-house amplified sound system fitted with a sound limiter, the setting of which shall have received the prior written approval of the Local Planning Authority.

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

17 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips, shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.

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

18 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include: 1. Clear and unambiguous objectives and modal split targets; 2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation; 3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be

59 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.

19 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 properly maintained.

In the interests of the safety of road users.

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

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

21 Before any development commences, details of the following matters shall be submitted to and approved by the Local Planning Authority.1. The design of the grilles to the car park openings.2. A section at 1:20 scale through the proposed retail units.

In the interests of the visual amenities of the locality.

22 The hotel accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 30dB (2300 to 0700 hours), c) include a system of alternative acoustically treated ventilation to all bedrooms rooms. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

60 23 Unless otherwise agreed in writing by the Local Planning Authority, no buildings or other obstruction shall be located over or within 3 metres of the line of the water mains which cross the site.

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

24 No building or other obstruction shall be located over or within 4 metres stand-off distance of a sewer less than 500 mm diameter, 5 metres stand-off distance of a sewer 501-1200 mm diameter and 6.5 metres for a sewer greater than 1201 mm diameter, which crosses the site, unless otherwise agreed in writing or unless surface access to the sewer is not practical.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

27 The development shall not be begun until surface water drainage works have either:(a) been provided (details of which shall be submitted for prior approval); or (b) arrangements have been entered into which will ensure the works are provided before the buildings are brought into use.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

29 No external plant, machinery or equipment shall be installed tothe exterior of the building, unless it can be demonstrated to the Local Planning Authority that sound pressure levels do not exceed 35 dBA at any adjacent noise sensitive properties.

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

61 30 The buildings shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the buildings commencing, and shall thereafter be retained.

In the interests of the amenities of the locality.

31 The car park 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.

32 Before the car park is brought into use details of the car parking signage, including pedestrian direction/information signage which must be compatible whtin "connect Sheffield" signage shall be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

IB7 - Development in Business Areas IB9 - Conditions on Development in Industry and Business Areas IB10 - Visitor Accommodation in Industry and Business Areas T24 - Public Short-stay Car Parking

Attention is drawn to the following directives:

1. The Environment Agency have advised that the structure stability of the culvert that runs beneath the site is the responsibility of the landowner. The landowner is strongly advised to ensure that the structure of the culvert will not require any future major renovation or structural works prior to any development. The applicant is advised to submit a scheme

62 for the protection of the culvert including the position and depth of the foundations to the Environment Agency.

2. Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws, the prior written consent of the Agency is required for the proposed works or structures, in, under, over or within 8 metres of the river Sheaf.

3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

5. The applicant is advised that surfacing materials to the public highway/public realm areas must be consistent with the materials shown in the City Council's Urban Design Compendium.

6. The applicant is advised that the developer will be responsible for funding the works necessary in preparing, advertising and installing modifications to the existing TRO's on the adjoining streets.

63 Site Location

7 t 1 en sc re C S outh ts an Yorkshire 1 0 h 2 rc Victoria Quays e Pass enger M Transport Office WB Castle Market Terminal W arehouse

Canal

E Basin X

A 1 to 1 N 2 G The Gal E lery S

PH TCB E

E B M 32 T 50.35m 3

17 W

T A REE R T F E S G e AN S s

H u XC T E o R

r E

FB a T

0 1

8 1

0 2 2 2

13 to 20

T 1 he E

Gal t

lery s o

d l 5

H F

l N t B F s G

r P

e L

p A

DIX

ON LANE

4 1

6 2 PH PH BROAD ST Park Square REET F B

D Car P ark

9 1 S hel ter COM MERCIAL STREET

S hel ter Car P ark T ram way

LOCATION AND PROPOSAL

The site is part of the Sheaf Markets site in the Castlegate area of the city. The majority of the site is currently cleared and surrounded by hoardings. It has frontages to both Exchange Street and Broad Street and a new pedestrian street to be created between the above streets.

To the north of the site there are commercial uses that face onto the opposite side of Exchange Street. To the south there is the Broad Street public car park that is to be developed for offices. To the west the site adjoins the rear of Wilkinson’s and its service yard. To the east is a temporary public car park fronting onto Park Square roundabout that is also to be developed for offices.

The application proposes the construction of a multi-storey car park, hotel and retail/food and drink units. The car park is the equivalent of 8-storeys high and will provide 400 parking spaces. The applicant is proposing that 200 of the spaces will be for short stay public use the remainder being allocated as private parking for the offices to be developed on the adjacent sites. The vehicular access to the car park will be off Broad Street and vehicles will be able to leave the site either via Shude Hill or via Broad Street onto Exchange Place. The main pedestrian entrance to the car park will be from a new pedestrianised street that connects Broad Street and Exchange Street.

64 The proposed hotel is 7-storeys high and faces onto Broad Street. It is to be operated by Travelodge and has 114 bedrooms. The pedestrian entrance is off the new street referred to above. The ground floor of the hotel facing Broad Street will be used as a reception, foyer and dining area; there is also an opening in the elevation that allows vehicles to access the multi-storey car park to the rear.

The retail units project forward of the car park and provide a frontage to the car park along most of the new pedestrianised street and Exchange Street. The units are speculative and the applicant is seeking a flexible permission to use them for food and drink, shopping or offices for visiting members of the public. The units are small providing approximately 300 sqm. of floor space in total.

It is proposed to face the hotel in red brickwork although metal cladding will be used on the upper level and between windows. There are large-scale glazed openings to the hotel at ground floor level and the upper floor windows are framed with metal panels to form vertical or horizontal bays.

The car park is also faced in red brickwork; the elevations are punctuated with narrow vertical slots, which are to be in filled with metal grills. The stair towers project above the edge of the parapet and incorporate glazed clerestories and full height glazed slots. The retail units project from the base of the car park at ground floor level and provide animated frontages at street level. They have large glazed openings with metal panel pilasters separating the shopfronts and a small projecting metal canopy.

RELEVANT PLANNING HISTORY Outline planning permission was granted on the site for a 600-space car park with A1, A2, A3 and D1 uses in April 2004, (02/04015/OUT). This permission also includes 250,000sq ft of offices and covers the whole of the former Sheaf Markets and Broad Street car park sites. The current scheme relates only to that part of the site to be developed for a car park and retail units and it differs from the previous approval in that it now includes a hotel, the total number of parking spaces has been reduced to 400 and the short stay public parking spaces have been reduced from 367 to 200.

SUMMARY OF REPRESENTATIONS

English Heritage have been consulted as the scheme could be considered to affect the setting of the grade two star listed buildings of Canada House and the Terminal warehouse. They have replied stating that they have considered the application but do not wish to make any representations.

65 PLANNING ASSESSMENT

Policy Issues

In the Unitary Development Plan the site falls within a Business Policy Area. Offices are the preferred use although hotels, car parks, food and drink, retail and offices catering for visiting members of the public are acceptable uses (Policy IB7). Policy IB9 requires preferred uses to remain dominant in the area. Assuming the remainder of the site is developed as offices, which is the intention, the proposal will be consistent with this policy. Policy IB10 states that visitor accommodation should relate to leisure and tourism facilities. As the site is in the city centre it complies with this policy. It is also consistent with PPG 6, which seeks to encourage hotels to be sited in town centres.

Policy IB7 states that shops are only acceptable provided they are small shops, defined as having a sales floor area of no greater than 280 sqm. Retail development not located in a shopping centre is also subject to the sequential and need tests as set out in ministerial guidance on Planning Policy Guidance Note 6.

As the total floor area of the retail units is 300 sqm it is unlikely that the sales floor area will exceed 280 sqm. There are sequentially preferable sites available in the city centre for this scale of retail development and therefore the proposal could be considered to fail the sequential test. However this policy concern is outweighed by the need to create a mixed-use scheme and animated street scene that will strengthen the important pedestrian route from the city centre to Victoria Quays.

The EDAW ‘Castlegate Quarter Masterplan’, prepared in November 2002, incorporates a planning brief for the Broad Street and Sheaf Market sites. In terms of land use the brief states that the site will be developed principally for offices with associated parking, this may be supplemented by A1 (retail), A3 (food and drink) and leisure uses or hotel and residential uses. The current scheme is consistent with this guidance as it is part of a larger scheme to develop the majority of the site for offices. The retail, food and drink and hotel uses are supplementary to this and at least part of the car parking is intended to serve the office uses. The EDAW report has not been formally approved by the Council or been subject to formal public consultation, therefore it has the status of guidance and should not be given a great deal of weight.

Highway Issues

The proposed car park is intended to serve offices to be developed on the adjoining sites, for which outline planning permission already exists. It is also will also serve the hotel and retail units which form part of this application and provide public car parking. Although the size of the car park has been reduced from that approved as part of the previous outline scheme (600 to 400 spaces), the traffic impact is not expected to be significantly different. Therefore the highway network is expected to be able to adequately accommodate the traffic generated by this scheme subject to some

66 improvements to the Pond Street/Sheaf Street and Broad Street/Exchange Place junctions, which can be secured by planning condition.

The applicants are proposing to allocate 200 of the spaces within the car park for public short stay use and 200 as private parking for the offices. The outline permission referred to above includes a condition that a minimum of 367 spaces is to be provided for short stay use with the remaining 233 for the offices. The hotel and retail units will not have any reserved parking spaces, visitors will be expected to either travel by public transport or use the public parking in the multi-storey car park.

The parking ratio for the offices is dependent on the amount of office floor space eventually constructed. On the basis of the 250,000 sq ft already granted outline permission (02/04015/OUT) the parking ratio will be one space per 116 sqm, which is within an acceptable range. The applicant has argued that there is a need to achieve 1 space per 100 sqm, in order to attract occupiers and investors for the offices. The site is well served by public transport, as there are numerous bus services that stop at Haymarket and Castlegate. The site is conveniently located for the Commercial Street Supertram stop that can be reached via the recently constructed pedestrian ramp between Commercial Street and Shude Hill.

The reduced public short stay parking is however a significant concern. The public car parking will be a replacement for the existing public car parking on the site, which is well used by visitors to the city centre between 10am and 3pm. Approximately 200 spaces are available on the Broad Street site and approximately 50 spaces in the temporary car park on the former Sheaf Market site. The development proposed within the Castlegate site, that is, 25,000sqm of offices, a hotel and retail/food and drink uses is likely to further increase the local demand for public car parking. In addition nearby public car parks are likely to be lost to development on the Blast Lane site, to the east of Park Square and on Willey Street/Sheldon Row. The Castlegate site is identified in the Unitary Development Plan as a proposed short stay car park. Policy T24 states that provision will be made for short stay parking at Broad Street, the commentary to this policy advises that the proposed multi-storey development at Broad Street could provide for the replacement of all current temporary spaces in an area of the City Centre where there is a shortage of public short stay parking.

The applicant has held discussions with car park operators who consider that a 600-space car park is too large and are nervous about providing a car park of this size particularly if the markets are relocated away from the area. He is unwilling to further reduce the private parking in order to increase the public short stay parking as this would put the whole scheme at risk for the reasons referred to above.

The detailed design of the access into the car park is considered to be satisfactory. The means of controlling access to the car park and a scheme for ensuring that the public spaces are managed to encourage short stay use

67 has yet to be submitted. Therefore planning conditions are proposed to control these aspects of the scheme.

There are 18 disabled car parking spaces to be provided in the car park, which are considered to be adequate to serve the development.

A shared pedestrian/cycle route is to be provided along Broad Street and the Exchange Place frontage of the site.

Design.

The scale of the new buildings is considered to be reasonably in keeping with its surroundings. The multi storey car park is approximately 2 storeys lower than the adjacent Wilkinson’s building and the hotel will be a similar height to the adjacent Ibis hotel. The scale of development is also in keeping with the indicative details submitted in support of the outline permission referred to above.

The Urban Design Compendium states that in the Castlegate area building heights will generally be 5/6 storeys but acknowledges that gateway and perimeter sites such as Park Square could be up to 8 storeys. The proposed building heights are also consistent with the guidance in the EDAW ‘Castlegate Quarter Masterplan’.

The proposed layout is in accordance with the indicative layout in the EDAW Masterplan which encourages a perimeter block development with a continuous built edge to the public realm. The buildings are also designed to accommodate the proposed pedestrian street that is to link Broad Street to Exchange Street, thereby creating a more permeable street pattern.

The inclusion of a hotel in the scheme is to be welcomed. It screens one elevation of the multi-storey car park and presents a more interesting and ade to Broad Street than could have been achieved withחvisually pleasing fa a car park. It also introduces an active use at ground floor level, the hotel reception and dining area and will contribute towards attracting more activity to the area in the evenings.

The ground floor of a multi-storey car park can be harmful to the pedestrian environment and streetscape by creating a dead and uninteresting facade. The applicants have sought to minimise this by incorporating small ground floor retail and food and drink uses along part of the east and north elevations of the car park. This will help to animate the ground floor and enliven the new pedestrian street and the Exchange street frontage to the development. They will also help to draw the eye away from the bulk of the multi-storey car park to the rear.

The applicants have significantly improved the design of the hotel and car park since the early pre-application submissions. The early designs for the ade treatmentחhotel proposed a coloured rendered structure and the fa resulted in a bulky structure with a horizontal emphasis. The architects have

68 amended the design to a brick faced structure, which is more in keeping with the character of the area. Windows have been grouped in bays with metal panels and these along with a projecting brickwork bay help to break up the bulk of the elevation. They also introduce more visual interest and greater vertical emphasis in the elevations. The window openings appear as more substantial features, and as a consequence they appear more in keeping with the scale of the building. At ground floor level the brickwork has been designed with recessed courses that will create more visual interest and a stronger base to the building.

Despite these improvements the hotel lacks modelling and the elevations will appear flat. The applicant has been encouraged to introduce greater reveals to the windows and recess the metal panelling at the upper floor level in order to address these issues. They have also been encouraged to make a stronger architectural statement at the Shude Hill/Broad Street/Dixon Lane corner, which is a strong focal point in the street scene. Due to the constraints imposed by the hotel occupier and the additional costs of introducing these changes the applicant has been unable to accommodate them.

It is extremely difficult to achieve an aesthetically pleasing multi-storey car park because of the nature of the use, the value of the development and the scale of the structure. The proposed design comprises of a brick faced structure with simple narrow vertical slots within which metal grilles will be fitted. These slots help to break up the massing of the building and the stair towers that extend above the parapet level and incorporate full height glazed shafts will help to create interest and punctuate the structure. The applicants have been encouraged to lift the quality of the car park further by commissioning an artist to design the griles. However this has been rejected on cost grounds and because the narrow slots demand a simple design. The ade of the ground floor retail/food and drink units has been improved byחfa incorporating additional glazed openings and a stronger corner feature at the junction of the new pedestrian Street and Exchange Street. These units will be faced in a metal panel and incorporate a small projecting canopy above the shop front.

Whilst the ground floor units will animate the scheme at street level the main car park will still appear as a fairly bulky uninteresting structure which is unlikely to make a strong positive contribution to the street scene. However it needs to be recognised that accommodating all the car parking within a multi- storey car park will allow the higher quality individual office buildings to be developed without surface/ground floor/basement parking which would detract from the street scene and pedestrian environment. Offices will be developed between the car park and Park Square roundabout and consequently these will be most prominent in views of the site when approaching the city centre from the parkway.

The new buildings are considered to be sufficient distance from the listed former United Gas Company Offices and the Terminal Warehouse at Victoria Quays that they will not dominate or adversely affect the setting of these

69 buildings. There will be some impact on views of the Terminal warehouse from Exchange Street however the majority of the front elevation will still be visible.

Landscaping.

The footways to both Broad Street and Exchange Street will be repaved to the standards proposed in the Urban Design Compendium. Exchange Street is defined, as a primary route and consequently will be surfaced in high quality natural materials. The new pedestrian street between Broad Street and Exchange Street will be paved in small unit paviours with additional street trees to be introduced to soften its appearance. The design of this part of the scheme needs further work in order to satisfactorily incorporate disabled access ramps, street furniture, lighting and trees. It is therefore proposed to condition these details.

Safety Issues.

The applicants have confirmed that the car park will be designed to meet the new Safer Parking Award Scheme.

SUMMARY AND RECOMMENDATION

The proposal is considered to be consistent with the Development Plan policies for this site and the Castlegate Masterplan. The regeneration of the Castlegate/Victoria Quays area is also identified as one of the Priority Project Areas in the City Centre Masterplan and this scheme is to be publicly funded in part.

The Castlegate site is a prominent gateway site into the city centre and its redevelopment is long overdue. The main considerations with this scheme are the quality of the design and the adequacy of the public parking provision. The design is considered to be satisfactory in that it is of an appropriate scale, creates a continuous built frontage and largely active frontage to the public realm. However given that the bulk of the scheme comprises of a multi-storey car park it was always going to be a challenge to achieve a high quality design. The constraints associated with a large car park, budget hotel development and achieving a viable scheme have resulted in reasonable, but not high quality design. The inclusion of the hotel and the retail units has certainly benefited the appearance of vitality of the scheme. Whilst the car park is large fairly plain structure it will be screened to some extent from the principle views of the site from the Parkway, when the offices are developed between the car park and Park Square roundabout. Overall the design quality is considered to be acceptable.

The level of public parking provision has reduced from 367 (02/04015/OUT) spaces to 200 spaces. This is the minimum that is acceptable as it simply replaces the provision on the Broad Street car park, although in the evenings and a weekend’s additional public parking will be available as most of the 400 spaces will be free for public short stay use. Officers have been unable to

70 secure increased provision for public parking which is a concern as no allowance is being made for enhanced demand for pubic parking as a result of the development or the loss of other short stay car parks in the area. However in the interests of securing the development of this site and given the benefits of including a hotel in the scheme the parking provision is considered to be acceptable.

It is therefore concluded that the scheme is satisfactory and should facilitate the regeneration of this key development site for a mixed-use office scheme and thereby help to more successfully integrate Victoria Quays into the city centre. It is recommended that planning consent be granted subject to the applicant making a contribution of £19,000 on the commencement of construction of the Multi-Storey Car Park for the provision of Variable Message Signing.

71 Case Number 04/04478/FUL

Application Type a Full Planning Application

Proposal Construction of new secondary school (replacing Westfield School), swimming pool and caretakers house

Location Owlthorpe Greenway, Eckington Road And Eckington Way Sheffield

Date Received 03/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent Aedas Architects Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

3 The boundary treatments shall be implemented in accordance with the details submitted unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 Before the new sports hall, outdoor sports facilities and swimming pool are brought into use, a Community Use Agreement shall be submitted to and approved in writing by the Local Planning Authority. The approved agreement shall be implemented on the occupation of the new school building unless otherwise agreed in writing by the Local Planning Authority.

To ensure satisfactory community access to sport and recreation facilities in the interest of the amenities of the locality.

72 5 The development shall not begin until improvements to the area of public open space immediately to the north of the application site boundary 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.

In order to comply with the requirements of Unitary Development Plan Policy LR7 which aims to ensure the provision of adequate open space facilities to meet the needs of the local population.

6 Prior to the improvement works indicated in the above condition being carried out, full details of these improvement works shall have been submitted to and approved by the Local Planning Authority. Thereafter the site shall be cultivated and maintained for 5 years from the date of implementation.

In the interests of the visual amenities of the locality.

7 No development approved by this permission shall be commenced until a scheme for the provision and implementation of a surface water run- off limitation has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved programme and details.

To prevent the increased risk of flooding.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

73 11 No development shall take place until works have been carried out to provide adequate facilities for the disposal and treatment of filter backwash and swimming pool water, in accordance with details to be submitted to and approved by the Local Planning Authority.

To ensure that the pool can be properly drained without damage to the local water environment.

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

In order to ensure the safe redevelopment of the site.

13 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

14 Before any work on site is commenced full details of the measures to be taken to protect the existing hedgerows to be retained within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the visual amenities of the locality.

74 15 The development shall not begin until arrangements have been entered into which will secure the retention of the existing playing fields at the existing Westfield School site, together with appropriate changing facilities.

In order to comply with the requirements of Unitary Development Plan Policy LR7 which aims to ensure the provision of adequate open space facilities to meet the needs of the local population.

16 The development shall not commence until:- a) Improvement works to the areas of highway listed below have been carried out to the satisfaction of the Local Planning Authority or, b) Details have been submitted to and approved in writing by the Local Planning Authority of arrangements which will secure that such improvement works are carried out prior to any part of the development being brought into use. Highway works:- 1) Traffic calming works to Eckington Road from Owlthorpe Greenway to north of Orchard Lane, these works to include suitable formal pedestrian crossing facilities, general traffic calming features, signage including advisory 20 MPH signs, lining and all works necessary to promote modifications to existing and introduction of new Traffic Regulation Orders. 2) Footway improvements to the existing path from Batesquire to Eckington Road, including the new school site footway connected to this path. All works to be to highway adoption standards. 3) Formal pedestrian crossing facilities inserted into the existing traffic signals at Batesquire junction of Eckington Way. 4) New footway along the west side of Eckington Way, from Batesquire to Becton Avenue, including a new footway along Becton Avenue to link into existing facilities. 5) Conversion of existing Pelican crossing on Eckington Way (just north of Owlthorpe Greenway) to a toucan crossing, including appropriate footpath/cycletrack links into the school. 6) Conversion of existing footways in the Sandyacres/Nathan Drive estates, into shared use cycletracks, as promoted within the Transportation Assessment (unless otherwise agreed in writing by the Local Planning Authority). 7) Provision of an improved footway along Eckington Road along the site frontage. 8) Provision of footpath/cycletrack improvements up to a maximum limit of £50,000, these works to be identified once the school has opened.

In the interests of road safety and promoting alternative means of transport to the private car.

75 restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

18 At all times that 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.

19 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.

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.

20 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be

76 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.

21 Prior to works starting on site, full details of the items listed below, shall have been submitted to and approved in writing by the Local Planning Authority. a) details of weather protection and security measures to protect the cycle parking area. b) details of cycle access from the west side of the new school to the cycle parking area. c) details of the staff changing facilities and secure cycle equipment lockers. d) signage and lining details for the new car parks. e) external floodlighting. f) detailed layout of how the diverted footpath is to connect back to Eckington Road.

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

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

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

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

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

77 material considerations, including Supplementary Planning Guidance.

BE5 - Building Design and Siting LR5 - Development in Open Space Areas LR7 - Development of Recreation Space for Non-Recreational Uses CF1 - Provision of Community Facilities

Attention is drawn to the following directives:

1. The site is a closed landfill site. The responsibility for safe development and secure occupancy of the site rests with the developer.

2. If provision for emptying any swimming pool is to be made (eg for maintenance or repair etc) then this must not be discharged to a public surface water sewer. To prevent overloading of the public foul or combined sewer network, any such discharge must be at a controlled rate that does not exceed 5 litres per second. For such discharges from public and/or commercial etc swimming pools, a trade effluent consent - that may be conditional and place a restriction on the rate of discharge to public sewer - may be required. The developer is advised to contact Yorkshire Water's Industrial Waste Section (telephone 0845 1242429) about any such proposal.

3. The applicant should be aware that the Community Use Agreement referred to in Condition 4 above shall address hours of availability, management, pricing structure, access to changing accommodation and shall include a mechanism for review. it shall be drawn up in conjunction with the school, officers from the Council's Education Service and officers from the Council's Sport and Community Recreation Service.

4. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

5. 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

78 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 House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

6. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

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

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

9. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

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INTRODUCTION

It is proposed to build a new secondary school and swimming pool on the site to replace the existing Westfield Secondary School campus (which is accessed off Westfield Crescent, situated approximately a mile to the south- west of the application site). The proposal would be funded via the ‘Private Finance Initiative’ (PFI) and is one of four schools chosen under the council’s PFI round 3 bid.

Outline approval for the development of a school and swimming pool on the site (reference 02/03553/RG3) was given on 31st March 2003.

It is intended to release part of the existing Westfield school site for redevelopment once the school has transferred to the new site. This would be the subject of a separate planning application.

LOCATION AND PROPOSAL

The site is an area of informal open space which is formed by a series of substantial level plateaux. The majority of it is largely featureless mown grass, although there are remnants of hedgerows, the eastern boundary being defined by a reasonable quality mature hedgerow. The western and southern

80 fringes of the site are bounded – these mounds were originally constructed to retain the inert landfill operation which continued on this site into the 1980’s.

To the north of the application site is an area largely covered with rough grass and scrub, bushes and groups of trees. A modern medical centre, accessed from Eckington Road, also adjoins this boundary.

A tarmac surfaced and lit, adopted footpath crosses the centre of the site connecting the Supertram stop on Eckington Way with the housing estate off Eckington Road. Permission has recently been given, following a Public Inquiry, for its diversion on top of the bund adjacent to Owlthorpe Greenway. Another footpath links the end of Batesquire with Eckington Road, close to the medical centre, although only part of this route is properly surfaced.

The school and pool are proposed to be sited on the north-east segment of the site, adjacent to Eckington Road and close to the boundary with the adjoining medical centre, with vehicular access from Eckington Road. Footpath access will be gained from Eckington Way, close to the Supertram Stop, from the northern boundary linking to an existing public footpath from Batesquire, and from the eastern boundary off Eckington Road. The caretakers houses are proposed in the north east corner of the site, fronting Eckington Road.

The sports facilities are proposed to the north (multi-use games areas), south (grass pitches and running track), and west (all-weather floodlit pitch and grass pitch) of the school buildings.

SITE HISTORY

Part of the site was formerly a sand quarry, which probably operated into the 1940’s. More recently the site was used for the filling of inert waste (eg – builders waste), which operated into the 1980’s. The site has not been used for the disposal of any domestic refuse. It was originally intended (as part of the Masterplan for the area) that the site be laid out as formal sports playing fields, but this has never happened.

02/03553/RG3 – outline approval granted on 31st March 2003 for the construction of a new secondary school and swimming pool.

SUMMARY OF REPRESENTATIONS

12 individual letters of objection have been received from local residents about the proposals, together with a petition containing 45 signatures. Correspondence has also been received from Clive Betts MP and from the Westfield Disabled Swimming Club.

In addition a public meeting was held on Friday 10th December 2005.

The points raised in the letters and at the meeting can be summarised as follows:

81 - Pedestrian side entrance from Batesquire will cause problems from vehicular drop off and loitering of pupils.

- Vehicular access from Eckington Road/bus bay - will make the road busier and more dangerous than now.

- Access should be from Owlthorpe Greenway.

- Boundary treatment needs to be made clear.

- Pull-in at tramstop should be increased.

- Unhappy with floodlit pitch position – tree hedge should be planted to screen this.

- Need proper landscaping.

- Not enough car parking on the site for all different uses.

- Running track should be full-spec, all weather not just grass.

- Ponds need upgrading and clearing.

- Are trees opposite Abbotts Meadow to be left at the same level? - Embankment and hedge to Eckington Road should stay.

- Sub-station should be re-located.

- Is mobile phone mast position plotted?

- Litter problems surrounding the school site will be a nuisance.

- Additional traffic causing problems to people coming out of estate roads.

- Entrance should not be opposite Collingbourne Avenue.

- Noise from pelican crossing.

- Landscaping required on western boundary.

- Clarification sought as to extent of hedgerow being retained on Eckington Road – should be as little removed as possible as this is an ancient stretch of hedgerow.

- Westfield Disabled Swimming Group representative made the point that the disabled parking allocation shown does not meet the attendance specification which would need at least 5 spaces. However, additional spaces would also be required for those potentially attending other

82 classes elsewhere in the school at the same time. This should be a centre of excellence for disabled people.

- How will provision be made for disabled people accessing the school site from Supertram outside normal school hours but attending classes.

- Has a Transport Assessment been carried out to establish whether it would be better to access the site from Owlthorpe Greenway, rather than Eckington Road, which will lead to additional traffic dangers. Car park would be better located off Owlthorpe Greenway.

- The school will bring with it an irritating problem for people living nearby as people will use side streets to park and pick up their children. This would not happen if the access was from Owlthorpe Greenway.

- Why can the public footpath not remain as it is and cross the school site – where is the evidence that this presents a safety threat?

- Concern raised in respect of the seemingly low car parking numbers of the site. How has this been assessed? If enough spaces are not provided on the site there will be pressure on surrounding streets. The head teacher has expressed the same concern about parking numbers.

In addition to the individual letters noted, a total of 34 questionnaires were returned from people attending exhibitions about the new school, organised by the council’s corporate contract consultancy. In addition to the points indicated above the following issues were raised.

1. Design of classroom blocks not conducive to avoiding distractions whilst teaching, as classrooms face each other.

2. The design should be more innovative and follow the ‘school for the future’ model.

3. Locating sports facilities at rear of school will lead to vandalism problems.

4. Colour of cladding and external finishes needs to be carefully thought out.

5. Design is bland/box like.

6. CCTV should be installed to increase pupil safety.

7. Lockers should be provided in the new school for children’s bags and equipment.

8. Water fountains should be provided for pupils.

In addition to the above many of the respondents registered their general support to the proposals and welcomed the good extra facilities within modern

83 surroundings. There was also general acknowledgement that the scale of the buildings, at two storeys, was appropriate to the site and its surroundings.

Sport England were consulted on the proposals and support the application subject to the imposition of a condition requiring the implementation of a community use agreement, in line with other recently approved secondary schools and to ensure that the public have reasonable access to the sports facilities when they are not required by the school. They also advised that adequate disabled parking spaces should be provided and that adequate signage is introduced to direct the public within the site.

PLANNING ASSESSMENT

Policy Issues

Policy CF1 of the Unitary Development Plan promotes the provision of community facilities, including schools.

The policy issues were addressed at the outline stage and circumstances have not changed since that time. The issues are repeated here for clarity.

The Unitary Development Plan shows the site within a Green Link, forming part of the City’s Green Network of major open spaces. Policy GE10 seeks both to protect the site from development that would adversely affect its visual, recreational or ecological quality, and to promote appropriate enhancements to it. To meet the requirements of this policy the development would need to protect the visual and ecological character of the site.

The site is identified as an Open Space Policy Area in the Unitary Development Plan and provides informal recreation space, which serves the residents of surrounding communities, many of whom have little or no ready access locally to other informal green spaces of equivalent character and is, therefore, protected by Policy LR4. Any decision about the acceptability of the school and swimming pool development must therefore be based on consideration of Policies LR5 – LR7, which seek to protect open spaces from inappropriate development.

Policy LR5 lists a series of circumstances under which the development of open space areas will not be permitted which largely relate to particularly valuable open spaces, which might be of city-wide importance (eg - formal gardens, ecologically sensitive areas, historic parks etc). It is not considered that the development of this site for a school would be in conflict with this policy.

Policy LR6 states that the development of open spaces for indoor recreation facilities will only be permitted where they would complement and improve existing opportunities for recreation in the open space and would only occupy a small part of the open space. The provision of the proposed swimming pool is a much needed local facility. There is a clear recognition in the local area

84 that there are not sufficient indoor sports facilities to cater for the local population and the pool will only occupy a small part of the site

Policy LR7 (development of recreation space for non-recreational uses) is most relevant in assessing the acceptability of a school and swimming pool on the site. Based on the definitions attached to Policy LR7, the Eckington Way site now provides 13 hectares of Informal Recreation Space serving people resident within 400 metres of the site.

New playing fields associated with the school proposal would convert around 8 hectares of the site to Formal Recreation Space, and an estimated 1.7 hectares would be taken over by school buildings. The remaining 3.3 hectares of Informal Open Space would remain after development.

Policy LR7 (d) requires that, unless there are exceptional circumstances, development should not cause the provision of Recreation Space within the site’s catchment to fall below the minimum guideline (a total of 6 hectares per 1000 residents, of which 1.7-1.9 hectares should be formal).

Existing provision is currently above minimum requirements (at 7.56 hectares per 1000 residents) although within that figure, formal recreation space is below the minimum requirement (at 1.44 hectares per 1000).

After the development, overall provision would fall below the minimum guideline to 5.39 hectares per 1000 residents, but within that figure the level of formal provision would be boosted to 1.87 hectares per 1000 residents.

This issue was addressed at the outline application stage and the development of this site for a new school was under consideration for some time prior to the submission of the outline application. A report was presented to and agreed by the East Planning and Highways Board and the South East Area Panel in January 2002, explaining why, as an exceptional case a new school development could be accepted on the site provided that sufficient overall benefit to local residents’ recreational and other needs could be demonstrated to outweigh the overall loss of recreational space.

In this instance this would mean the following:-

- that 3.3 hectares of the Eckington Way site must be maintained as Informal Open Space available for surrounding residents’ informal access and use - that the new school playing fields should be made available for dual use by the community - that the playing fields at the existing Westfield campus should be retained for continued community use with the retention or replacement of suitable changing facilities (this would ensure that the recreation space within the catchment would be kept above the minimum required under Unitary Development Plan policies) - the replacement of the Westfield campus swimming pool

85 Highways Issues

The outline planning application was supported by the submission of a Transport Assessment. In principal the development of a new school and swimming pool on the site does not give rise to any significant highway objections, subject to certain off site works being undertaken, to help promote safe access into the new school site.

The vehicular traffic generated by the proposed development is not anticipated to be of a high level, with 205 trips estimated in the morning peak period between 8am and 9am, 60 trips estimated in the mid-afternoon peak between 3pm and 4pm and 22 trips in the evening peak between 5pm and 6pm. Even if this was all new traffic on the network there would be sufficient capacity to accommodate it. However given that the majority of the traffic is already on the network, albeit accessing a different site at present, there will be a re-routing of traffic rather than an increase in total vehicle numbers.

It should also be borne in mind that the proposed new school site is more central to its pupil catchment and as such it is likely that a slight reduction in traffic will occur from that currently experienced on the network. A survey of pupil modes of travel to the school indicates that the vast majority of pupils already walk or catch the bus to the existing school campus.

A number of highway improvements are proposed in connection with this development, which are largely aimed at controlling traffic speed in the vicinity of the new school to improve pedestrian safety. These will involve traffic calming works to Eckington Road to allow the speed limit to be reduced from 40mph to 30mph, together with a potential advisory speed limit of 20mph, by the use of signage in the immediate vicinity of any school entrance points (pedestrian or vehicular) on Eckington Road at school opening and closing times. Other improvements are mainly aimed at promoting safe and convenient pedestrian/cycle access into the site.

It is considered prudent to reserve a financial contribution to promote additional footpath / cycle path improvements in appropriate locations to be identified following the opening of the school (i.e. based on pupil and staff experiences in terms of desire lines / identified problems – this could form the basis of a school project).

The provision of parking for staff and visitors and drop-off facilities for parents and coaches / buses has been incorporated within the plans, together with separate vehicle and pedestrian access points. It is considered that the right balance has been struck between encouraging sustainable methods of travel to the site and ensuring that there is no on street parking resulting from the development, which would be to the detriment of road safety and a nuisance to nearby residents. The position of parking facilities in relation to houses is considered to be acceptable and should avoid undue noise and light pollution nuisance, particularly given the proposed public use of the site outside normal school hours.

86 In order that cycle access to the site is promoted suitable provision for cyclists is being made. Cycle links to the site will be promoted, particularly from the proposed upgraded Toucan crossing on Eckington Way (just to the north of Owlthorpe Greenway), through to the new school buildings.

A number of residents on Batesquire have raised concerns in their representations about the upgrading of the existing public footpath, which runs from Batesquire to Eckington Road and the formation of a pedestrian entry point into the new school grounds along this boundary.

The public footpath that is referred to is already in existence and, as such, the public already have the right to use it at all times. In order to ensure the safety of footpath users and particularly as it is proposed to introduce a new school adjacent to the footpath, the council has a duty to ensure that it is made up to an appropriate standard.

The reason for providing a new pedestrian entrance to the school entrance from this point is to encourage as many pupils as possible to walk to the school rather than to be dropped off in private cars. With this in mind it is imperative that we ensure that the shortest walking distances possible are achieved from the surrounding residential estates. The existing Westfield School already has a good record of pupils walking or catching the bus to school and this situation should improve further with the new location of the school as it will be more central to its catchment area.

One of the requirements of the outline planning approval is for the school to develop a travel plan in conjunction with the pupils to ensure that the maximum number of pupils possible travel to the school by means other than the private car.

The concerns of residents in respect of truancy and anti-social behaviour issues arising from the mis-use of the path and also in respect of evening activities attracting more people to park in Batesquire to access the school grounds are noted. However, it is understood that this point of access will only be open in the morning for a short time before the school day starts and in the evening for a short time as the school day ends to allow pupils to enter and leave the site in a dispersed manner. It will not remain open at other times during the day (e.g lunchtime, or in the evening, when all access will be taken from the main school entrance on Eckington Road).

Turning to the issue of vehicular access, there are a number of reasons why vehicle access is proposed to be taken from Eckington Road. The principle reason revolves around the siting of the main school building themselves. This in turn was dictated by the existing ground conditions, which indicated that the buildings had to be positioned along the eastern side of the site, towards the site’s northern boundary.

With the new building location identified, it is clearly logical for vehicle access to be taken close to the new building from Eckington Road. It would be possible to gain access from Owlthorpe Greenway, but this would be a far

87 longer and considerably more expensive form of access. However, more importantly for the school, any access from Owlthorpe Greenway would pass through some of the proposed pitch/games areas, which could not be replaced elsewhere on site as no under utilised space exists elsewhere on the proposed site.

In simple highway terms, access from Owlthorpe Greenway is not the most desirable option. This road is a primary industrial and residential estate distributor and individual access points onto this road are not looked on favourably in road safety terms. The road is presently subject to a 40MPH speed limit. Bearing in mind the large number of HGV’s using the road, it would be difficult to provide traffic calming measures with a view to reducing traffic speed to below 30MPH. By comparison Eckington Road will have its speed limit lowered with the developer paying for associated traffic calming measures that are considered appropriate for this road.

Having regard to these issues it is considered that the proposed access from Eckington Road is the most desirable in highway safety terms.

In response to concerns in respect of disabled parking spaces, these have been increased to 9 in total adjacent to the main entrance to the school.

Environmental Health Issues

Various surveys of the site, including extensive sampling of filled material, were undertaken as part of the outline planning application process in order to assess the level, if any, of contamination on the site.

The borehole logs suggest that there may be contamination at a substantial depth below existing ground level but that the chemical analysis of the top 300mm (the capping layer over the filled material) shows no cause for concern. This being the case the Environmental Protection Service have confirmed that, subject to the capping layer remaining in situ and precautions being taken to protect the buildings from methane gas penetration, the proposal to build a new school and pool on the site and to provide sports pitches is acceptable from a public health point of view .

A full geotechnical report has recently been submitted and is currently being assessed. It confirms that the pattern of measured contamination is consistent with the historical usage of the site and proposes various remedial measures. The comments of the Environmental Protection Service are awaited but the issue is covered by condition in any event as a safeguard.

Design and Layout

The design of the school building has been developed in conjunction with the school and is based on its teaching requirements. The principle concept of the design incorporates a central ‘street’ with classroom blocks on one side of the ‘street’ and indoor sports facilities and communal spaces (dining room/ hall, etc.) on the other. The classroom blocks take the form of three wings or

88 ‘fingers’ which project to the south of the building and have courtyard spaces in between.

The main entrance to the building incorporates a double height projecting canopy feature to guide people to the entrance. A plaza / courtyard area is proposed outside the main entrance and vehicles are kept away from this area. The principle facing material to the school will be buff brick, interspersed with feature areas of render and glazing. The swimming pool, also located at the front of the site, to the right of the main entrance is distinguished by the use of timber cladding and substantial areas of glazing.

The roof is proposed to be a metal standing seam system, the final treatment of which has yet to be agreed but this a substantial amount of variety in the roof form and height to add to the overall visual of the building composition.

The external appearance of the building has been altered since the application was originally submitted as concerns were raised about the over- reliance on the use of render for the external walls. This has largely been replaced by brick for a more robust finish but there are still some concerns in relation to the use of render on the upper floors, creating an arbitrary ‘band’ at upper level without any architectural reason. This issue has been raised with the architects and amended plans are expected to be submitted in advance of the meeting to address these concerns.

A landscape plan has been submitted with the application and revised following negotiations with officers. This needs to be further refined to ensure that the hedgerow proposed to the northern edge of the site is more robust. This is in order to compensate for the necessary loss of hedges internally within the site, required to accommodate the sports pitches. The majority of the existing hedgerow to the eastern boundary of the site will be retained, other than at the point of access, and the boundary fence will be inside the hedgeline at this point to the benefit of residents opposite the site.

A paladin mesh fence, green in colour, is proposed around the entire perimeter of the site in the interests of security. This style of fence is commonly used on other school and college campuses and is deemed to be suitable for this site given its characteristics and the proposed landscaping proposals. Existing embankments around the edges of the site will be retained and this will benefit nearby residents by providing a degree of screening to the school complex in addition to the landscaping.

Overall it is considered that the design, external appearance and landscaping to the proposed development are satisfactory subject to the minor alterations referred to above.

Residential Amenity

It is accepted that there will be a substantial increase in activity and a degree of disturbance to nearby residents as a result of a new school and swimming pool being built on this site. The main disturbance will, however, be confined

89 to a fairly limited period at the start and close of the school day, and to a lesser extent at lunchtime. The community use of the facilities will cause a degree of disturbance outside school hours but it is not considered that this will be significant given the scale of the facilities. The floodlit sports pitches have been sited behind the building to try and avoid light pollution spillage to nearby houses.

Open Space Issues

The policy issues are covered in detail above. The remaining area of informal public open space adjacent to the northern site boundary will be upgraded to an acceptable standard, to the benefit of local residents as part of the overall proposals for the site. This is the most ecologically important area of the site. The existing Westfield School playing fields will be retained and the provision of changing accommodation to service those facilities. An ecological appraisal has been submitted with the application and a full landscaping scheme for the school site has also been prepared and involves substantial tree and hedge planting to boundaries.

RESPONSE TO REPRESENTATIONS

It is considered that the majority of concerns raised in the objections have been adequately addressed in the remainder of the report.

Issues such as the concerns raised about the potential for anti-social behaviour associated with pupils walking to and from the site, and the possible devaluation of properties close to the site are not matters which can be addressed by the planning process.

Many people surrounding the new site consider that the school should be re- built on the existing school site, as has happened on other PFI projects. The difficulty with this is that the majority of the playing fields at the existing campus lie within the adopted Green Belt, where a new school building would be fundamentally unacceptable. The only other option would be to house the existing school in temporary accommodation, to allow the current buildings to be demolished and a new building constructed in their place. For a school of this size this would be wholly unworkable and impractical, not least that it would be unable meet the requirements of the curriculum. It should also be borne in mind that the new school site is far more central to the catchment area it serves, and, therefore, a more practical location.

SUMMARY AND CONCLUSION

It is widely accepted that the existing Westfield Secondary School Campus is badly in need of new facilities and that the area also needs a good quality swimming pool.

The proposed new location and design of the facilities is considered to be acceptable and will provide a quality teaching environment in line with educational requirements.

90 The policy considerations have been examined in detail and have previously been reported to Members of this Board and the local Area Panel. It is concluded that, subject to the imposition of conditions to ensure the upgrading of the informal open space to the north of the site boundary, the retention of the existing Westfield Campus playing fields (and changing facilities) for community use, the establishing of a ‘Community Use Agreement’ for the use of the new school sports facilities, and the construction of the swimming pool the proposal is acceptable.

The Transport Assessment, which was submitted in support of the outline application concludes that the vehicular traffic generated by the development can be safely accommodated on the surrounding highway network. Of more concern is the need to ensure the safety of pedestrians and cyclists accessing the site, particularly from the Eckington Way and Eckington Road directions. A number of traffic calming and pedestrian safety measures are recommended as detailed above. It is considered that the proposal is acceptable from a road safety point of view.

The proposed diversion of the public footpath which crosses the site has been considered and agreed under separate legislation. Its diversion close to the Owlthorpe Greenway edge of the site is the shortest diversion achievable, whilst allowing for the construction of the school and its playing fields. The benefits of providing a secure school environment are considered to outweigh the slight inconvenience to footpath users.

The benefits of providing a new secondary school, sports facilities and swimming pool, which will be of benefit to the whole community, are considered to outweigh the potential disbenefits of the scheme to residents immediately adjoining the site, the majority of which have been minimised by careful planning and design.

Having regard to the above Members are recommended to approve the application subject to the conditions outlined.

91 Case Number 04/04816/FUL

Application Type a Full Planning Application

Proposal Erection of 6/8-storey building comprising of A1, A2 & A3 uses on the ground floor with 46 flats above and 16 basement car parking spaces (Amended plan)

Location Land Adjacent To 125 Fitzwilliam Street Sheffield

Date Received 30/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent DLP Consultants Ltd

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 The development shall not be used unless all redundant accesses 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.

3 At all times that construction is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the 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.

4 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority

92 and the flats shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained.

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

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

In the interests of the visual amenities of the locality.

6 Prior to any use within Use Class A3 commencing, all approved apparatus for the arrestment and discharge of fumes or gases shall be detailed in a plan/report, which forms part of a scheme to protect the occupiers of adjacent dwellings from odour. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

7 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated 11th June 2004 produced by S & D Garritt Ltd has been carried out as specified in the Report and such works shall thereafter be retained.

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

8 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the building to the street to levels not exceeding: (i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, (ii) any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq.Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

93 9 Before the use of the building for Food and Drink purposes (Use Class A3) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) be capable of restricting noise breakout from the Use Class A3 use to the street to levels not exceeding: i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, iii) Be capable of restricting noise breakout from the Class A3 use to the flats above to levels complying with the following:Bedrooms: Noise Rating Curve (2300 TO 0700 hours),Living Rooms: Noise Rating Curve NR35 (0700 to 2300 hours),(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz).Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

10 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) be carried out in accordance with an approved method statement, b) demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

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

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

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

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

13 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours Monday to Saturday and between 2300 hours and 0900 hours on Sundays and Public Holidays.

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

14 Any use within Class A3 shall only operate within the hours 0900-2330 Mondays to Saturdays and 0900-2300 Sundays and Bank Holidays and these times shall not be varied without the written agreement of the Local Planning Authority.

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

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

To prevent pollution of the Water Environment.

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

To ensure satisfactory drainage arrangements.

17 Prior to the development commencing full details of the proposed open area adjoining Fitzwilliam Street and Milton Street including a scheme of Public Art, shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

95 18 Prior to the commencement of work on site full details of access control measures to the car park, the extent of external footway works and how existing cellar heads are to be dealt with shall have been submitted to and approved by the Local Planning Authority.

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

Attention is drawn to the following justifications:

BE5 - Building Design and Siting IB7 - Development in Business Areas H16 - Open Space in New Housing Developmentsand to all relevant material considerations, including Supplementary Planning Guidance

Attention is drawn to the following directives:

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

4. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:(a) limited/no car parking provision is available on site for occupiers of the building,(b) resident's car parking permits will not be provided by the Council for any person living in the building.

5. The applicant is advised that prior to the commencement of work full details including Structural calculations of how the highway will be supported during construction of the basement car park, will be required.

6. The applicant is advised that a licence under the Highways Act will be required for any building projections over the highway. The granting of planning permission does not mean this will automatically granted.

7. The applicant is advised that the resurfacing of footways adjoining the proposed building must comply with the material requirements set out in the City Council's Urban Design Compendium.

97 Site Location

8 3 8 PH 8 5 7

7 9

E L 26 D O 28 N 30 3 3 S T Trafalgar Court R 8 E 3 E T 1

1 2 1 2 1

6 Works 3 80.5m El Sub Sta

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2 8 7

F I 1 T 1 Z 9

E 2 G 3 E IL R L T I A 1 O 2 2 t M Warehouse 1 N o

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L 4 T 5

O R 3 S E 1 T E E R T A F A L Works G A R

1 Telephone R 1

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1 E 1 7 t B Exchange T l o O l 1 W a LB 2 H 5 D n O to N er S g T E R E E T W orks

in 0

i 7 n 1 Eldon g W o House r ks h op Works s 76.5m

Eldon

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9 2

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W orks t 2

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76.8m

4 TCB

8 1

O 6 7m M 9 . 9 A 76 S Works S M T B R 74.4m E E T

ET Salvation Army E R T Works S Hostel N 26 O 1 T IL M INTRODUCTION

This application is the latest of 3 applications submitted on this site. The Board refused permission for the first one, 03/03280/FUL on design grounds and at the time 5 mature trees were removed on land adjoining the highway. The second application for Uses within Classes A1, A2, and A3 and 41 flats with 31 basement car parking spaces was granted. This current application increases the numbers of flats by 5 and removes a floor of car parking. The size of the building has not changed, although there has been some small changes to the elevations.

LOCATION AND PROPOSAL

The site of the application was occupied by a car sales operation which has now closed down. A late 19th century, three storey, metal trades building remains on the site. The site is enclosed by a wire fence on top of a wall. Fronting Fitzwilliam Street is a landscaped strip of grass containing formerly 5 mature trees. There is an established building line on both sides of Fitzwilliam Street where buildings are set back from the back edge of the carriageway. On the application side it is approximately 4.75m and on the opposite side 8m and these distances have been observed by the majority of contemporary developments.

98 The uses adjoining the site are mixed in character. From Charter Row to Wellington Street are the Salvation Army hostel, a building with retailing and offices and car parks either side, the site of the application at the corner with Milton Street, the Mad Greek Restaurant, another restaurant, Autoglass windscreen depot, a retail unit and the Washington Public House. On the opposite side are Stokes Tiles, two car sales/repairers, a church and some housing. All the existing buildings are relatively low level, the majority being two storey. The housing is three storey and leads into the higher 10 storey West One development next to Devonshire Green.

To the east of the site, the character of the area has been changing from one where uses were predominantly industrial and business towards housing, including student accommodation and other uses, such as the Corporation Night Club. The site to the rear, the former Gremlin Works has a permission for student accommodation which rises up to 8 floors next to the higher British Telecom building.

On the western side of Fitzwilliam Street, the uses remain mainly industrial and seem unlikely to change in the immediate future. Buildings are generally three storeys and below.

The application as proposed in the amended plans is similar to the one already approved. It is eight storeys at its maximum to the rear at Bowden Street and Milton Street. It drops to six storeys on part of the Fitzwilliam Street frontage as a projecting block. The scheme creates a square on the corner of Fitzwilliam Street and Milton Street which will be accessible to the public and may form part of a café terrace. At first floor level on the other side of the projection and over a ground floor shop will be a private terrace area for residents to use.

The design of the elevations is a contemporary one in a combination of modern materials similar to that which was proposed on the previous application.

The building is proposed on a plinth of glazed black artificial stone. This is repeated as a feature panel at high level on the front elevation to Fitzwilliam Street where the remainder of the top floor is white render. The floors between are principally red brick to the Milton Street elevation and silver metallic cladding to the projecting feature. The previous scheme showed metallic cladding to the walls and timber on the projection. The Fitzwilliam Street elevation is more like what has been already approved. The walls on the projection are white render and on the main block white Eternit panels with timber panels running across under windows and balconies. The windows are aluminium with steel balconies. The Bowden Street (rear) elevation is in a similar combination but has no projecting windows.

The side of the building adjoining the existing buildings and where future development may take place is in metallic cladding as the previous scheme.

99 The smaller windows on the building are detailed with artificial stone heads and cills which were not indicated on the previous plans.

The building is set on the same line as the adjoining established buildings at a point approximately 4.75m from the carriageway. This will enable the line of trees currently being established in the highway to be continued past the site in the direction of Devonshire Green.

The extra five flats have been created by reducing the numbers of two bed flats. There are currently 13 one bed and 33 two bed flats proposed. The parking has been reduced because of difficulties of a deep excavation due to ground conditions.

SUMMARY OF REPRESENTATIONS

None received from the public.

The applicants, through their planning and design agents, have submitted documents, including an Access Statement, in support of the application, setting out a case why the application should be granted in its revised form and how it complies with the Council’s planning policies for the area.

PLANNING ASSESSMENT

Policy Situation

Such a complex application must be considered from several viewpoints in policy terms.

In terms of uses within the building, Policy IB7 Development in Business Areas and IB9 Conditions on Development in Business Areas of the Unitary Development Plan sets out what land uses should be permitted.

Policy BE5 Building Design and Siting, BE6 Landscape Design and BE9 Design for Vehicles from the Unitary Development Plan are most relevant in terms of the detailed design of the building and the site on which it is located.

The Council’s agreed supplementary planning guidance for the area, The Devonshire Quarter Action Plan, is also a key factor in setting the building in its context. This guidance has already been effective in shaping the developments at West One and at the former Royal Hospital site for example. The Sheffield Urban Design Compendium offers some guidance and has been agreed by Cabinet as a material planning consideration.

This situation has not changed since the previous application was granted in August 2004

100 Land Use

The plans show approximately 210 sq.ms. of floor space divided into two units on the ground floor for use within Class A of the Use Classes Order 1987 as mainstream retailing, professional offices or as a bar/restaurant. Each unit is less than 280 sq.ms. and are small shops in policy terms. The A1 use would not detract from other larger scale retail developments planned for the City Centre and can be seen as providing local services in a part of the city where housing is increasing in numbers.

There is an issue regarding whether or not the ground floor use increases the non-preferred uses in the Unitary Development Plan Policy Area. The site is already not in Business B1 use and the overall effect of the change would make little difference. However, in the area as a whole B1 uses have declined in favour of housing, following the granting of a series of planning permissions and is now less than 50% of site areas. This application does not make that situation any worse as the original on site use is car sales. The housing at upper levels complies with Policy IB7 where the policy applies in the City Centre.

On this basis both land uses comply with policy, which has not changed since the original approval.

Design and Layout Issues

The amended elevations of the building still indicate a good contemporary design with a variety of modern materials and this part of the proposals in itself complies with the relevant criteria of the design policy BE5. There are balconies added on the Bowden Street Elevation and minor changes to windows on Fitzwilliam Street.

The issues around the height of the building, the distance from the highway and its coverage of the site were resolved when the previous application was decided. This amended application has not changed those matters.

Residential Amenity Issues

The majority of the flats within the building face south-east, south or south west. A number face northeast and would be less than 21m from the student accommodation proposed on the site of the adjoining Gremlin Works. The distance at about 14m is considered acceptable for a city centre location

Highway Issues

Access to the building does not raise any specific highway safety issues. Car parking was not provided previously for every dwelling or the operators of the retail units. Fewer spaces are provided now making the development virtually car free. The numbers are acceptable for this part of the City Centre. A directive will be proposed informing the applicants that residents will not be

101 eligible for a city centre parking permit. The Access Statement indicates some parking will be reserved for disabled persons.

Open Space Issues

A revised contribution to City Centre Open Space provision is required by a section 106 Agreement. The figure is £47555 and would be spent within the city centre.

Access

CONCLUSION & RECOMMENDATION

As before the building as proposed meets the existing supplementary planning guidance for the Devonshire Quarter of the City, Unitary Development Plan policies and material planning considerations. An important view up to the new West One development and Devonshire Green is protected. The accommodation provided which is 1 and 2 bedroom flats for purchase, adds to the variety of accommodation in the area.

The application is recommended for grant with the same conditions as the previous application and subject to completion of a legal requirement as detailed above.

102 Case Number 04/04826/FUL

Application Type a Full Planning Application

Proposal Erection of 10 No. flats and associated car parking

Location Land Adjacent To 23 Wincobank Lane Sheffield

Date Received 30/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent Mr G Garfitt

Recommendation Grant Conditionally Unilateral Agreement

Subject to:

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

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

2 The flats shall not be used unless the car parking accommodation for 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.

3 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.

4 At all times that construction is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the 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.

103 5 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/are brought into use. Highway Improvements: The construction of a turning head off Wincobank Lane.

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.

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

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

8 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 dwellings shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

104 and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

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

To prevent pollution of the Water Environment.

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

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

13 The glazing on elevations facing the highways of Wincobank Lane and Upwell Street shall be installed to have a minimum Traffic Noise Reduction Index (Rtra) of 34 dBA and shall not be varied without the prior written agreement of the Local Planning Authority. Details shall be submitted prior to the commencement of the development.

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

14 The developer shall give notice to the Local Planning Authority of the date of commencement of work on the site and shall afford access at all reasonable times to any archaeologist nominated by the Local Planning Authority to inspect any excavations and observe and record any items of interest which may be present on site or may be discovered during construction.

To ensure that access is available for monitoring work and for recording any finds/features revealed.

105 Attention is drawn to the following justifications:

H10 - Development in Housing Areas and BE5 - Building Design and Siting

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

2. The developer should be aware that the size of the development is such that it would be prudent to investigate the ground conditions on the site before proceeding further. Information and advice on ground conditions is available from Building Standards, Barkers Pool House, Burgess Street, Sheffield, S1 2HF. If any coal shaft, adit or other coal working is encountered, no work must be carried out without the authorisation of the Local Planning Authority.

3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

4. The applicant is advised that some buildings in the vicinity of the application site are adversely affected by the migration of methane gas from a former landfill site. It is not possible to predict accurately where

106 the methane gas may be emitted. You are therefore advised to take precautionary measures to exclude gas from the building. Detailed advice can be obtained from the Building Standards Department of the Directorate of Environmental Services and Standards.

5. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

Site Location

CORB Y ROAD 66.4m

W LB R I N O C A O D

Playground 2

1 9

5 a 4

Burial Ground 59.7m

B M 4 0 57.58m 7

5 3

56.1m

2 3

O 8 w le t L

a n

e 3 2 2 6 1

Bag

ley Dike 3

0 2

Club 2 3

6 3

U Bo PW ro C Posts E on LL st & ST W G RE ard r S ET Bd im un LB y W e d R s a e e t h y fo s o Sc r m le r h y pe oo C a n l h u rc Surgery h 73 44.2m BM Gar age 44.99m 1 3

4 B 7 0 a 2

0 D 7 89

ik Surgery

4 e 7

6 7 91 PH

LE LAN E

LITT 7 1 1 6

FB 43.6m Works U P

W E 2 L L PH 7 L A 10 N 7 E

9 1 1

3 2 Dike 1 e gley n Ba a L e tl it L 41.8m Works 1 25

O P

7 3 1

107 LOCATION AND PROPOSAL

The site of the application is the former Boys Club building which has been subject to considerable fire damage. The site is set into the hillside of Wincobank Hill and adjoins some other dwellings and a building, which is the subject of a retrospective and undetermined application for a dwelling, 04/05114/FUL. Behind these sites Wincobank Hill rises up very steeply towards the fort on the hilltop.

There is a doctor’s surgery with its main aspect to Upwell Street and the Madni Masjid Mosque on the opposite side of the road. The doctors is lower down than the site of the application.

The site is mainly level but appears to have been cut out of the hillside when the Boys Club was built. To the south-east the land falls away steeply to Upwell Street and is undevelopable. A footpath crosses this land

The plans show the erection of ten flats in a contemporary design, six at 3 storeys facing over Upwell Street and 4 at 2 storeys next to the car park and near to the other houses in Wincobank Lane. 13 car parking spaces are shown with a turning space at the head of Wincobank Lane.

SUMMARY OF REPRESENTATIONS

A petition with 200 names has been submitted by members of the Madni Masjid mosque, which is opposite the site.

Four identical letters have been received from residents in adjoining houses

The basis of the objection appears to be the increase in traffic congestion and on street parking the development will generate.

PLANNING ASSESSMENT

Policy Issues

The site is located in a Housing Policy Area where housing is the preferred land use. The development of the site for either flats or houses is therefore the use likely to cause the least impact on the area. The site is a brownfield one, having been previously developed and its development would comply with the Government’s Planning Policy Guidance Note 3, Housing.

The detailed design should comply with Policy BE5 Building Design and Siting.

Highway Issues

The application has been amended on the advice of Highway Officers to remedy the problem of the lack of turning space at the end of Wincobank

108 Lane. The lack of one clearly causes difficulties for residents and visitors to the Mosque and the Doctors at certain times of day. The provision of one as part of this scheme should help the problem of turning in a narrow 7m road. The case officer has observed that there is not excessive on-street parking for most of the day but the street does fill up when the Mosque is in use. The letter from the Mosque accompanying the petition indicates there is a problem.

The site is being provided also with sufficient parking to meet the Councils’ guidelines as well as the development being on major bus routes on Upwell Street and nearby Holywell Road/Carlisle Street. The occupants of small flats in this part of the city are unlikely to have more than one car.

Design and Layout Issues

The sections through the site and the position of the development indicate a site, which has been cut into the hillside, and the part towards Upwell Street has been filled, accounting for some of its steepness as it falls away from the site. The site is also within 40m of a known landfill site.

The land to the south west falls away so steeply as to be incapable of development and contains the footpath access from Upwell Street to Wincobank Lane. The land to the northwest including the part within the site rises up steeply. Both these pieces of land are in an Open Space Area and covered in bushes and trees.

The constraints of this site result in a scheme here the main aspects of the dwellings are out to the open sides of Upwell Street, Wincobank Lane and the car park. In all the cases this is out on to open areas even on the opposite side of Wincobank Lane where there is some open space between the doctors. The development is fairly close up to the site boundaries but has no adjoining residents or uses on which to impact.

The format of the building is with its higher part overlooking the valley. The block is divided into a three-storey part with six flats and a two storey with four. The division is further into two parallel blocks with central hallways.

The overall contemporary design splits the block with the central part set back with a contrasting character in artificial stone facing Upwell Street and brick with different roof levels to he car park. The two wings are uniform, brick walls on two floors with a rendered third. The whole building has brick and stone detailing with metal balustrades to balconies.

The outside areas are shown with an indicative landscaping scheme and brick detailing to the car park, which also contains the refuse bin area. New walls are indicated around the site.

Conditions are recommended for complete material and landscape details.

109 Access Issues

A statement is supplied with the application indicating there is level access to all ground four ground floor flats. One disabled car parking space immediately adjoins one flat and the complete car is to be level. At least one ground floor flat is to be specifically designed for disabled living and all doors in the development will accommodate wheelchairs.

Drainage

A flood risk assessment has indicated surface water from the development is not likely to contribute to flooding in the area and any land drains discovered in the process of development will be maintained.

Ground Conditions

The site is located within 40m of a landfill site, which may be contaminated, and a condition requires a risk assessment to be made prior to commencement of work. The site itself may also be contaminated. The applicants are aware of the site conditions and have had a report prepared prior to purchase.

Noise Issues

The site adjoins Upwell Street, which carries a considerable amount of traffic. Improved glazing is required to the elevations facing the highways. The applicants are aware of this requirement and a condition is recommended.

Open Space Issues

The site requires a contribution to open space under Policy H16. The applicants have signed a unilateral agreement to pay £3038 including administration costs.

COMMENTS ON THE REPRESENTATIONS

Traffic problems with turning vehicles will be eased by the provision of a turning head and it is unlikely any off-street parking will be generated by the development. Most adjoining dwellings do not have off-street parking and the mosque has only limited amount.

CONCLUSION

This site is currently derelict and the best way to remedy it is for a development to take place, which will tackle the site’s problems. The site is a brownfield one with a building to remove and potential ground problems to solve. Government guidance indicates this is the sort of site in an urban area, which should be developed in preference to others. The site will also provide

110 small flats, which are not generally available in this area, adding to housing choice and urban renewal.

The scheme meets Council policies as a land use and has an acceptable standard of building design.

111 Case Number 04/04846/FUL

Application Type a Full Planning Application

Proposal Erection of student/key worker accommodation (767 beds) with basement car parking and landscaping and riverside walk (Amendment to part of previous scheme 03/02213/FUL)(as amended 18/02/05)

Location Land At Kelham Island, Corporation Street And Alma Street Sheffield S3 8SA

Date Received 01/12/2004

Team CITY CENTRE AND EAST

Applicant/Agent Hadfield Cawkwell Davidson

Recommendation Grant Conditionally Subject to Legal Agreement & clearance by Secretary of State

Subject to:

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

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

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

In the interests of the amenities of the locality.

3 Proposals for the retention, pollarding or removal of trees within the site or along the riverbank, shall be in accordance with the recommendations of the tree report by Charles Bennett as amended 11 June, 2004.

112 In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

5 Before development is commenced details of proposals for the incorporation of public art, within the site of the development, including a programme of implementation, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

To prevent pollution of the Water Environment.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

9 No buildings/structures shall be erected within 3 metres of the public sewer.

To ensure satisfactory drainage arrangements.

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

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

11 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated June 2003 produced by Hepworth Acoustics has been carried out as specified in the Report and such works shall thereafter be retained.

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

12 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours),c) Include a system of alternative acoustically treated ventilation to all habitable rooms. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

13 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

14 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) Be carried out in accordance with an approved method statement,

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

114 Planning Authority before the use is commenced and shall thereafter be retained.

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

15 No later than 2 months after commencement of Demolition / enabling works and before the commencement of construction work on the development or any phase thereof, a Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development or any phase, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development or relevant phase shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being complete.

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

16 Before the development is commenced, full details of the riverside walkway shall have been submitted to and approved by the Local Planning Authority. Such details shall include entrance details, barriers, railings, long and cross sections, drainage, materials and specification, method of illumination, and directional signage. The riverside walkway shall then be provided in accordance with approved details prior to first occupation of the living accommodation.

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

17 Before the development of each phase is commenced, full details of the proposed retaining structure to the River Don shall have been submitted to and approved by the Local Planning Authority. Such details shall include cross sectional drawings, structural calculations, materials, and a method statement for construction. The retaining structure shall then be constructed in accordance with the approved details.

In the interests of the amenities of the locality.

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

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

19 The residential accommodation 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.

20 Prior to the commencement of any work on site, a detailed scheme for the foundation design and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

To ensure that ground disturbance is restricted to a minimum and is carried out in the agreed manner to preserve archaeological remains in situ.

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

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

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

23 At all times that demolition, excavation, ground preparation and construction work 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

116 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.

24 Before the development is commenced, full details of the following items shall have been submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details:- (a) facing materials, including samples; (b) roofing materials, including samples; (c) glazing systems, including finishes and cross sections; (d) hard landscaping and other external works; (e) lighting of public areas; and, (f) street furniture.

In the interests of the visual amenities of the locality.

25 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 residential accommodation is/are brought into use.Highway Improvements: (1) Alma Street - footway widening and resurfacing in accordance with the Urban Design Compendium specification, kerb realignment, creation of service laybys, review of traffic regulation orders, including regulation of traffic speeds to 20 mph; (2) Corporation Street (site frontage) - provision of hard and soft landscaping; (3) Corporation Street/Alma Street junction - provision of pedestrian crossing facility; (4) Alma Street to Shalesmoor/Gibraltar Street - review and enhancement of street lighting.

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.

26 All car parking provision within the scheme shall be provided in accordance with Gold Star standards. Full details of such arrangements shall have been submitted to and approved by the Local Planning Authority before the development is commenced, and shall then be implemented in accordance with the approved details.

In the interests of public safety

117 27 Before any phase of the development is occupied, a Travel Plan to reduce dependency on the use of the private car for that phase (based on the recommendations of the report dated October 2003, prepared by Capita Infrastructure Consultancy) which shall include clear and unambiguous objectives and modal split targets, together with a programme of implementation, monitoring, and review, shall have been submitted to and approved by the Local Planning Authority, and shall thereafter be operated.

In order to reduce dependency on the private car, and promote alternative modes of transport.

28 Before the occupation of the development, full details of proposals for the allocation of on-site car parking, which shall include allocation made available for use by commercial uses within the development of the land immediately to the west of the site, and traffic management shall have been submitted to and approved by the Local Planning Authority.

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

29 Before the development is commenced, full details of the vehicular access arrangements shall have been submitted to and approved by the Local Planning Authority.

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

30 The development of the site shall be undertaken in accordance with the mitigation measures and recommendations of the Kelham Island Ecological Survey and Assessment Report, dated 30th October 2003, prepared by ECUS. However, prior to development commencing, further survey work of possible bat roosts within the buildings shall have been undertaken, and the results of such a survey along with recommendations for mitigation if necessary, shall have been submitted to and approved by the Local Planning Authority.

31 Before the development is commenced, full details of the following items shall have been submitted to and approved by the Local Planning Authority for the relevant phase:- (a) The method of protection of existing vegetation and the river bank during construction. (b) Proposals for the removal and eradication of Japanese Knotweed from the site (notwithstanding the recommendations of the Kelham Island Ecological Survey and Assessment Report dated 20th October 2003 prepared by ECUS).

118 In the interests of the amenities of the locality.

32 If after 12 months following occupation of the residential accommodation, development of the site immediately to the west of the site has not commenced, proposals which shall include a timetable for implementation, for the completion of the areas of public realm, including a link between Alma Street and the riverside walk, shall have been submitted to and approved by the Local Planning Authority. Such works shall then be implemented in accordance with those approved details

In the interests of the visual amenities of the locality.

33 Before occupation of the residential accommodation, details of the location and identification of 10 car parking spaces within the basement car park, which shall be made available for use by a car pool/car club operator, shall have been submitted to and approved by the Local Planning Authority. If after a period of two years following occupancy of the residential accommodation, the car pool/club has not been established, then such spaces may be re-allocated for general use by the occupants of the development.

In the interests of promoting sustainable transport arrangements through the establishment of a car pool/car club for the proposed development and others within the locality.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas MU9 - Kelham Mixed Use Area MU11 - Conditions on Development in Mixed Use Area H7 - Mobility Housing H16 - Open Space in New Housing Developments BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

119 file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

120 6. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting. Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site.STATEMENT OF SHEFFIELD CITY COUNCILUNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE 1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest. 2. This statement does not confer any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation. 3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement. 4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill-posting notwithstanding part 3 above. 5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts. (a) Hoardings screening development sites. (i) Only bill-posting on hoardings to sites where building work is underway shall be generally exempt from action being taken by the Council. In all other cases bill-posting shall not take place unless the Council have been notified and subsequently confirmed that they are not minded to take action in respect of a specific site. (ii) The posters shall be displayed and maintained in a neat and tidy manner with a border left above the posters and at least 0.5 metre between the bottom of any poster and ground level. (iii) Existing authorised advertisements or artwork shall be respected.

7. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

121 8. Advice on the preparation of Travel Plans is contained within the document 'Guidelines for the Preparation of Transport Assessments and Travel Plans' and from Rachel Harvey on 0114 273 5828.

9. The developer is advised that the construction and subsequent adoption of the proposed Riverside Walk will necessitate a 'walkway agreement'. For further information and advice on this please contact Julian Ward, Legal and Administration, on 0114 273 4001.

10. The developer is advised that prior to the construction of the riverside walkway arrangements should be entered into to secure the construction of the route to adoptable standards. Dedication of the highway will be postponed until pending the introduction of future links. Until such time as the route is dedicated as highway, responsibility for maintenance will be that of the developer and any on site management company.

Site Location

W o D

r W ks

7 3

W BR or IDG ks EHO

USES

7 1

3 LB 1

5 5 1 Warehouse 3 O

P Brown N Cow U RS (PH ) E KELHAM ISLAND R ST Y R EE T

Warehouse

Borough Bridge

a t S

b m

u 2 S 4 l . E 0 5

M B Iron Bridge Smithfield Works Works P ath

Cy Works cle Tra ck 47 STR ALMA EET BM 50.43m El Sub Sta 42.7m 50.0m T

2 E 4 R

T B S M 50. 53m N O I

W arehouse O

C 49.7m

49.4m

BR I D G E

W T S O Works E R T E R R L 9

T L 7 I E

M o t E N T N 9 O

O 6 T

T T

O C W orks C

m 7 8 . 9 Globe Steel Works 4 M B

LOCATION AND PROPOSAL

The application site is located at the junction of Corporation Street and Alma Street, and is bounded to the north by the River Don. The site measures approximately 0.5 hectares and currently contains a number of vacant former industrial buildings that have been disused for approximately two years.

122 The site lies within the Kelham Island Conservation Area, and surrounding land uses are predominantly industrial, though the area is in transition, and large scale residential development is located on the opposite side of Corporation Street. A number of sites in the area have been the subject of Planning Applications for residential led mixed use developments, and the application site represents approximately 50% of a site which has Planning Permission for the erection of 145 private apartments, 200 student/key worker cluster apartments, commercial units and the construction of a riverside walk and cycleway. This permission (Ref:04/02213/FUL) was granted in October, 2004.

This application seeks to amend the permission for the student/key worker element of the previous permission. The amendments relate to a slight variation in the position of the building, and changes to the layout and elevational treatment of the development. The mass and overall form of the building remains the same at five, six and seven storeys high.

The change to the building position is necessary due to the results of accurate survey and excavation work, which has identified the true position of the Kelham Goit as it passes under Alma Street. This is approximately 2m nearer to the River Don than envisaged in the original application, and has necessitated the building being repositioned accordingly. Changes to the configuration of the building have ensured that the Riverside Walk and cycleway, on the northern side of the site, is still achievable, with a reduction in width of approximately 0.5m.

The elevational changes result principally from a change in construction method. The original application envisaged a concrete slab and steel frame construction. This application proposes a modular construction. The ground floor layout has also changed from the original scheme, with revised and larger common room layouts, the addition of a fitness suite and quiet rooms, ans slightly larger courtyard areas.

The proposal will provide 180 student apartments, which are a mixture of 2,3, 4, 5 and 6 bed cluster flats, and single and double studio apartments. This provides for a total of 767 bed spaces compared to the 792 approved under the previous permission. 148 car parking spaces, and 96 cycle spaces are proposed within the basement car park of the scheme.

A significant number of issues were considered in assessment of the original application. This report concentrates on assessment of the impact of the changes in the two schemes, any changes in circumstances following the grant of the previous consent, and consideration of the possible implications of this portion of the scheme being developed in isolation form the remainder of the previous approval.

123 RELEVANT PLANNING HISTORY

Planning Permission was granted on the 1st October, 2004 for the Erection of 145 private apartments, 200 no.3/4/5 bed apartments, ground floor shops (Use Class A1), bar/restaurant (Use Class A3) and business units (Use Class B1) and associated car parking, landscaping & riverside walk. (ref. 03/02213/FUL).

A legal agreement was entered into as part of the Permission which secured the following:- 1. the developer undertaking to effect a scheme of enhancement works for the area of public open space containing the goit to the south of the site, to the value of £210,595, within 12 months of the occupation of the residential units, and

2. the developer entering into an agreement with Richardson Sheffield Limited, Russell Street, Sheffield to effect a scheme of sound attenuation works to the fan extraction system on the Cotton Street frontage of their site, to the satisfaction of the LPA, and

3. the developer ensuring that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimise noise nuisance provided that the windows are kept closed, and

4. the developer providing a sum of £20,000 to be placed in an interest bearing account, to be used for providing sound attenuation works to those industrial properties on the northern side of the River Don opposite the site, if it can be demonstrated that noise from those properties results in levels in excess of 55dB (LAeq, 1 hour) at the location of proposed balconies on the residential accommodation on the northern edge of the site. The money was to remain available until first occupation of the living accommodation, and any money remaining was to be returned to the applicant, and

5. the developer providing the sum of £50,000 to be placed in an interest bearing account, to be made available for providing sound attenuation works to the buildings of Broadblast Limited, Mowbray Street, Sheffield and to machinery and/or plant operated by Broadblast, to ensure that balconies of the proposed residential units on the River Don frontage of the proposed development, are not subjected to noise levels in excess of 55dB (Laeq, 1 hour) between of 0700 – 2300 hours. Such sum of money was to be made available for carrying out such works in the evenet of noise complaints being received by the City Council’s Environmental Protection Service relating to the activities of Broadblast and/or it could be demonstrated that noise from the operations of that

124 company results in levels in excess of 55dB (LAeq, 1 hour) at the location of proposed balconies on the residential accommodation on the River Don frontage of the site. The money was to remain available until first occupation of the living accommodation, and any money remaining returned to the applicant.

Conservation Area Consent was granted in December,2003 for the demolition of existing buildings on the site. (Ref:03/01901/CAC)

SUMMARY OF REPRESENTATIONS

No representations have been received following publicity given to this application.

The proposals were considered by Sheffield Conservation Advisory Group on 8th February, 2005. The Group recognised that there was an outstanding Planning Permission for the site, but it had reservations about the scheme in terms of its bulk and massing. The Group felt that the development was more broken up than the previous scheme, but the improvement was marginal, and the development was still a monolithic block, which would not contribute to the character of the Kelham Island Conservation Area. The scheme represented the loss of a prime industrial or commercial site, and provided for minimum public access to the site and wasted the opportunity to extend the Riverside Walk. The Group felt that the standard modular buildings such as those proposed for the scheme would have adverse consequences for conservation areas, and the present trend of planning applications for large residential schemes in the area could lead to a change in the use character of the Kelham Island Conservation Area.

English Heritage have stated that they do not wish to make any representations on this application.

PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan as being split between a General Industry Area (75%), and the Kelham Mixed Use Area (25%). Within General Industry Areas, residential uses are listed as unacceptable, within the terms of Policy IB5. The proposal therefore represents a Departure from the provisions of the Development Plan and has been advertised as such.

Section 54A of the Town and Country Planning Act 1990, states that development proposals should be determined in line with the requirements of an adopted Development Plan unless there are material considerations that indicate otherwise. The policy considerations are assessed in more detail below, however, given the Departure status of the proposal and that the scheme involves in excess of 150 dwellings, it will be necessary, if minded to

125 approve the application, for the proposals to be referred to the Secretary of State.

Policy IB9 encourages new development in Industry and Business areas, and requires that such developments should not cause residents in any residential institution or housing to suffer unacceptable living conditions, and be adequately served by transport facilities, providing safe access to the highway network and appropriate off street car parking.

Policy IB11 relates more specifically to Fringe Industry and Business areas, where housing is an acceptable use. Whilst the site does not lie within such an area, the aims of this policy are relevant to this proposal. The policy states that housing developments in those areas will only be permitted where it would not constrain industrial or business development, and where residents would not suffer unacceptable living conditions including noise and air pollution.

Within the Kelham Mixed Use Area, Policy MU9 identifies Housing as a Preferred Use, along with the creation of open space by the river.

Policy MU11 seeks to ensure that variety exists in the character of an area, avoiding one use being dominant, that residents in the area do not suffer unacceptable living conditions, that developments are well designed of a scale and nature appropriate to the site, and that they are served adequately by transport facilities.

In land use policy terms therefore a proportion of the site is acceptable, where it falls within a Mixed Use Area, but there is an in principle policy objection to the more substantive element that falls within the General Industry Area.

However, in considering the policy context for the site, it is relevant to take account of recent policy work that has been undertaken. The Scotland Street – Shalesmoor Area Study, undertaken by Gillespies was recently endorsed by Cabinet, as a basis for public consultation on the St. Vincent’s Action Plan, approved by Cabinet in December 2004. The Action Plan provides a Planning Framework for the area and forms a material consideration in the determination of planning applications. The Action Plan identifies the site as forming part of a New Housing Opportunity Area. In this context the proposals relate well to the Action Plan for the area.

Planning Policy Guidance 3 – ‘Housing’ promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and close to a range of facilities. The site is clearly previously developed, is well served by a range of public transport services, and is conveniently located for employment and services within the city centre. In this context the proposals is considered to reflect the aims of PPG3, and in particular the new guidance that encourages Local Planning Authorities to look at the potential for re-allocating business land for residential purposes.

126 Policies BE15, BE16, and BE17, are relevant to the design changes. These policies seek to ensure that developments in Conservation Areas preserve and enhance the appearance of those areas and using a high standard of design with the use of traditional materials.

The detailed aspects of the above policies are considered below where the amendments proposed raise new issues.

Impact of Elevational Changes

The changes to the elevational treatment of the building are as a result of the different construction method outlined elsewhere in this report. As originally submitted, there were significant changes in the relationship and grouping of windows, the extent of glazing, cladding and brickwork, the roof line (particularly on the Corporation street frontage of the site) and the proposed cladding materials.

Officers have negotiated improvements to the scheme, which have brought the proposals closer to the original approval. Whilst there remains a reduction in the extent of glazing on the riverside frontage of the scheme close to Corporation Street, this is minimal in the context of a large building and the level of changes overall.

There remain some reservations about the grouping of windows, which is more regular than originally approved, which involved windows grouped together in pairs with minimal separation. The separation has increased resulting in more evenly spaced windows across the scheme, however, officers are satisfied that the best grouping has been achieved within a modular construction system.

The scheme retains many of the features considered to be important to the original design including the use of contextual materials including red brick, high quality metal cladding (zinc) deep window reveals (215mm), a window hierarchy reflective of the industrial character of the area, depth and modelling within the elevations and vertical breaks to reduce the monolithic appearance of the block.

More radical amendments to the elevations occur in the internal courtyard elevations. Here the applicant proposes to introduce a substantial element of render in order to lighten and vary the appearance of the courtyards. In addition the use of coloured (dark grey) UPVC windows are proposed. Whilst more significant, the changes here are considered less important. The courtyards are not highly visible form outside the site, and there is benefit in the use of render to reflect light within the courtyard.

It is considered that the building still retains its visual interest and will provide a substantial but good quality building in a prominent location within the Conservation Area, and fronting the Inner Relief Road. It is therefore considered that the proposed elevational changes are acceptable.

127 Changes in Circumstances

The Policy position in respect of the St Vincents Action Plan, referred to above, represents a change in circumstances, however, as explained, this gives further support to the development of the site for residential purposes.

The other significant change is the approval by Cabinet in April, 2004 of the City Centre Living Strategy, which again lends further support to the development of sites within the city centre for residential purposes. The City Centre Living Strategy also incorporates a strategy for the development of open space within the city centre, seeking financial contributions from developers to facilitate it, and any applications received after the approval of the document by Cabinet should be considered in the light of this.

This scheme would command a contribution of £445,025 if considered in this way. However, the variations requiring the submission of a fresh application only relate to elevation treatment and building position, rather than a completely different scheme. In this context, and given that the revised scheme results in less accommodation, and still provides the riverside walk, it is considered unreasonable to require any contribution in excess of that required under the previous scheme.

The proportion of the original amount attributed to the student/key worker element of the scheme was £106,920.

Implications of Development in Isolation

The implications of this element of the development being carried out in isolation from the remainder of the wider scheme, are that the building would sit less comfortably with its neighbours, the public square sitting between the two parts of the scheme would be partially completed, and the riverside walk would lead to a cul de sac.

In addition car parking within the basement of the scheme was intended for shared use by the residents and by neighbouring commercial uses in the remainder of the development. If developed in isolation there is a concern that the commercial units would be left with no car parking provision, which may render them commercially unviable in addition to any highway safety concerns.

The applicant has however obtained verbal confirmation from the adjacent developer that existing tenants on the site have been given notice to quit, and that works are expected to commence in August of this year. This suggests that such occurrences are unlikely. They have also confirmed that the car parking exceeds the requirement for purely student accommodation, and that reallocation of spaces to adjacent businesses is expected. This item is to be the subject of a condition.

128 The possibility, however slim, of development in isolation, delays in the development of the adjacent site, or of the remainder of the original permission not being implemented at all, is however, such that a revised legal agreement will be necessary.

Other Matters

The extension of an existing Street Warden scheme, which operates in the Netherthorpe/Upperthorpe area, is being encouraged in the Kelham Area, in addition to other areas such as St. Vincents, where residential development is occurring and being encouraged. There are examples of recent developments, which have made contributions towards this. Officers have requested that the developer makes a contribution to this initiative in this case, and this has been agreed, with a contribution of £36,000.

In addition, the previous scheme had no provision for Mobility Housing within it. This scheme improves upon that position by incorporating approximately 60 rooms which are ‘premium rooms’ – larger than others – and approximately 90 ‘potential mobility rooms’ which are easily adaptable for use by a disabled person.

Amendments to Legal Agreement

Not all of the matters referred to in the original legal agreement are applicable to the development of this portion of the site. As explained above the revised agreement needs to reflect the reduced contribution to Open Space Enhancement within the vicinity of the site.

The only element of the original agreement relating to noise that affects this part of the site is the Richardsons fan extraction system, and the requirement to identify to residents that the scheme has been designed for a situation where windows are kept closed to achieve the appropriate noise environment.

The new agreement, under section 106 of the Town and Country Planning Act, should therefore include the following heads of terms:-

the developer shall provide on or before the commencement of the development a financial contribution of £106,920 to be used by the Council towards the enhancement of public open space within the vicinity of the site, and

 the developer shall enter into an agreement with Richardson Sheffield Limited, Russell Street, Sheffield to effect a scheme of sound attenuation works to the fan extraction system on the Cotton Street frontage of their site, to the satisfaction of the Local Planning Authority, and

 the developer ensuring that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be

129 subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimise noise nuisance provided that the windows are kept closed, and

 the developer providing, on or before commencement of development, a financial contribution to the Council of £36,000, to be used towards the enhancement of the Netherthorpe Upperthorpe Community Alliance Street Safe Warden Scheme, allowing for the extension of the scheme to streets adjoining the development before first occupancy of the residential accommodation.

RESPONSE TO REPRESENTATIONS

The design issues raised by the Conservation Advisory Group are considered above, however in relation to the concern expressed regarding a wasted opportunity to extend the Riverside Walk, this is somewhat puzzling, as the proposal clearly incorporates the provision of a significant length (110m) of Riverside Walk on the northern boundary of the site.

SUMMARY AND RECOMMENDATION

In summary, the proposed changes to the previously approved development are considered to be acceptable in terms of their impact upon the external appearance of the scheme and in terms of its impact upon the appearance and character of the Conservation Area. The building retains its original mass and general form, with the main features of visual interest retained, despite adopting a different construction method.

The proposal represents a Departure, and whilst the recent approval of residential development on the site is a material consideration, it is necessary to consider the possibility of the development being undertaken in isolation. The emergence since the previous approval, of the St Vincent’s Action Plan, with its promotion of the area as a New Housing Opportunity Area, is a material consideration, which justifies the grant of Planning Permission against the provisions of the Unitary Development Plan.

There are no other significant changes in circumstances and the development remains a good quality scheme, and part of a wider mixed use scheme, which involves the development of previously developed land in a sustainable location.

It is therefore recommended that Planning Permission is granted, subject to a fresh legal agreement as set out above, and to no adverse direction following referral to the Secretary of State.

130 Case Number 04/04982/FUL

Application Type a Full Planning Application

Proposal Use of dwelling as a residential home and alterations including erection of external stairway to the rear

Location 45 Firth Park Avenue Sheffield S5 6HF

Date Received 23/12/2004

Team CITY CENTRE AND EAST

Applicant/Agent Mr R Townsend

Recommendation Grant Conditionally

Subject to:

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

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

2 The colour of the fire escape is not approved. Before development commences such details shall be submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such approved details are implemented.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

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

131 Site Location

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K LOCATION AND PROPOSAL

Number 45 Firth Park Avenue is a large 2/3 storey semi-detached house set above the highway by more than 3 metres. Access to rear off-street parking is gained by a steep drive to the side of the building. The rear amenity space, separated by outbuildings, is higher than the rear building and hard surfaced. Wooden fencing, 2 metres high, forms the rear north and east boundary.

Firth Park Avenue falls steeply to the west and No. 43 is approximately 2-3 metres lower than No. 45 with side windows, some with obscure glass.

It is proposed to use the house to provide accommodation for 8 adults with learning difficulties and 1 member of staff (adult family placement). Residents may go out to work and will travel by themselves. A fire escape is proposed to the rear of the building with a new door created in the roof space.

RELEVANT SITE HISTORY

None

132 SUMMARY OF REPRESENTATIONS

No written responses received to date. There has been one telephone enquiry relating to the nature of the use.

PLANNING ASSESSMENT

Policy Issues

The site falls within a Housing Policy Area in the Unitary Development Plan. It may be argued that the proposed use does not fall within Use Classes C2 (Residential Institutions) or C3 (Dwellings), the former relating to residential care or nursing homes and the latter to up to 6 people, not related, living as a single household. In this case, up to 8 people with a carer will be accommodated. Each person will have a separate bedroom and may work in the community. Thus, it may be considered that the proposal has no particular use class but is ‘sui generis’.

As the nature of the use is residential, it concurs with Policy H10 – Development in Housing Areas – and must meet the criteria of Policy H14 – Conditions on Development in Housing Areas – particularly part (c). “In Housing Areas change of use will be permitted provided that the site would not be over developed or deprive residents of light, privacy or security, of cause serious loss of existing garden space which would harm the character of the neighbourhood.”

Design Issues

The only external changes to the building will be the rear fire escape. Due to changes in the level and the rear location of the structure it is not considered that the proposal will adversely affect the street scene.

Amenity Issues

The proposal will result in the intensification of the use of a dwellinghouse with up to 9 adults being accommodated. However the property is large with a main entrance away from the adjacent houses. Most rooms face to the front and rear. Those to the front overlooking open space on the opposite side of Firth Park Avenue, and to the rear over the rear outhouses and hard surfaced area. The site is also lower than houses to the north.

Two rooms however face towards the side elevation of No. 43 Firth Park Avenue. No. 43 has side windows with obscure glass and the windows in the side of No. 45 are existing so it should be considered that overlooking already took place and the proposed use of the rooms is as bedrooms. Communal lounges are provided elsewhere in the building.

The access to the site is steep and thus only people with learning disabilities rather than physical disabilities will be accommodated.

133 Although the rear area is hard surfaced there is a sitting out area in a yard by the outbuildings.

Highways Issues

It is not considered that the proposal has any highway implications due to the nature of the use and the current off-street parking provision.

SUMMARY AND RECOMMENDATION

Although not falling within a defined Use Class the proposed use is residential in nature and thus concurs with Policy H10. The proposal will result in the intensification of use of a residential property but the building is large, providing adequate space for the occupiers whilst having a separation from surrounding houses.

It is thus considered to be in line with the requirements of Policy H14.

It is therefore recommended that the Area Board approve the application.

134 Case Number 04/05106/LBC

Application Type a Listed Building Consent Application

Proposal Alterations including installation of access lift

Location Sir Frederick Mappin Building Mappin Street Sheffield S1 3JD

Date Received 21/12/2004

Team CITY CENTRE AND EAST

Applicant/Agent CPMG Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 Before development commences full details of the lift shaft , access bridges and balustrades plus colours shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such approved details have been implemented.

To protect the character and appearance of teh Sir Fredrick Mappin Building and Grade II Listed Building.

Attention is drawn to the following justifications:

BE19 - Development affecting Listed Buildings BE7 - Design of Buildings Used by the Public

135 website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Site Location

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LOCATION AND PROPOSAL

The site consists of the main staircase set back in the foyer of the Sir Frederick Mappin Building within the Sheffield University Campus. The staircase consists of three changes in level between floors around a void. Railings are metal with a wooden balustrade, walls are brick faced and the steps are natural stone. High windows are located on the eastern elevation of the stairwell. Further light is provided into the well by a roof light.

The Sir Frederick Mappin Building is a Grade II Listed Building.

It is proposed to locate a lift shaft within the existing stairwell to meet the requirements of the Disability Discrimination Act (1995) and the Special Education Act (2001).

The lift will be double sided to provide access to serve the basement floor and bridge link level between floors c and d. Painted steel girders form the main lift shaft structure with cross members and timber faced plywood panelling on the sides. To provide access from floors to the west (foyer direction) ‘bridge’ links are proposed with solid oak flooring, structural glass balustrading and

136 stainless steel handrails. At floor level f and the bridge link, stainless steel tension rod cross-bracing is proposed under the stair landings to the lift shaft framework.

RELEVANT PLANNING HISTORY

None

SUMMARY OF REPRESENTATIONS

None received.

CONSERVATION ADVISORY GROUP COMMENTS

The Conservation Advisory Group meeting of 25 January made the following comments.

“The Group felt that the proposed location of the lift would have an adverse affect on the character and appearance of the listed building and that justification for not siting the lift elsewhere in the building should be submitted together with better visualisation of its appearance, particularly on the entrance floor of the building.”

The Group met again on 22 February to re-discuss the proposal following the submission of 3D drawings and their comments will be reported verbally to the Board.

PLANNING ASSESSMENT

As the development is located within a listed building Policy BE19 (Development affecting Listed Buildings) is relevant.

This states that: “Proposals for internal or external alterations which would affect the special interest of a listed building will be expected to preserve the character and appearance of the building and where appropriate, to preserve or repair original details and features of interest”.

In this case no original features are removed apart from an amended roof light and the breaking through of two areas of balustrading. The proposal will result in the ‘enclosing’ of the open stairwell. In order to complement the stairwell the lift has been designed to complement existing features and to reduce its appearance visually. For example, the side wood panels relate to the wood balustrades and the glass panels on the lift reduce the sense of enclosure, similarly the balustrades to bridges to the lift are of glass to reduce their impact. Overall it is considered that the design is carried to an extremely high quality and is a contemporary solution.

The proposal is to meet access requirements. Policy BE7 (Design of Buildings used by the Public) in the Unitary Development Plan states that: “In all

137 buildings which are to be used by the public, provision will be expected to allow people with disabilities safe and easy access to the building”.

The lift is required to meet the needs of disabled users of the building and is financed by a grant from the Higher Education Funding Council. Other locations have been investigated but the University advises that within the building the stairwell is the only suitable site, as alternatives would require the breaking into equipment rooms of the University.

The scheme will not proceed if approval is not granted by the end of March. Although this is not a planning issue as such, the provision of access facilities does meet aims of the Unitary Development Plan and is vital for this important educational institution.

SUMMARY AND RECOMMENDATION

This proposal meets a need for disabled access provision at the Sir Frederick Mappin Building which is funded until the end of this financial year. Other access development is being sought including an entrance ramp, not part of this application.

The proposal is of a high quality, contemporary design. Thus it is not considered to adversely affect the character or appearance of the building and meets the needs of disabled users. It thus concurs with Policies BE19 and BE7 of the Unitary Development Plan.

138 Case Number 04/05120/OUT

Application Type an Outline Planning Application

Proposal Erection of new mixed development with 3,577sq m offices (Class B1) in 7 storey building over semi- basement - 140 flats in 8 storey building over semi- basement; 465sq m retail/food & drink uses (Classes A1/A3) with multi-level parking

Location Former Wards Brewery Ecclesall Road Sheffield

Date Received 24/12/2004

Team CITY CENTRE AND EAST

Applicant/Agent Turley Associates

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than whichever is the later of the following dates:- (i) the expiration of five years from the date of this decision; or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

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

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

3 The development or relevant phases of development, shall not be commenced unless & until full particulars and plans thereof shall have been submitted to the Local Planning Authority and Planning Approval in respect thereof, including details of: a) design b) external appearance of the buidling(s) c) landscaping of the site, or relevant part of the site including finished

139 site and floor levels (matters reserved by this permission) shall have been obtained by the Local Planning Authority.

4 No building on any part of the development hereby permitted shall exceed 8 storeys in the case of residential development or 7 storeys in the case of office / commercial development in height as measured above semi-basement car park level or above habitable finished floor level of 76.3 m AOD.

In the interests of the visual amenities of the locality.

5 Prior to any part of the development commencing (to include demolition and site preparation works), full details of a scheme phasing shall be submitted to and agreed in writing with the Local Planning Authority. The approved phasing scheme shall make provision for no more than 70 of the 140 residential units hereby permitted to be occupied until the full amount of office (B1) floorspace hereby permitted (3,577 sq m gross) has been erected and is available for occupation and will identify those residential units that are to be built in each stage of construction in accordance with this phasing requirement. The approved phasing scheme shall be followed in full and shall not be altered otherwise than with the full approval of the Local Planning Authority.

In order to insure that the B1 office accomodation is delivered in accordance with the Unitary Development Plan Policy.

6 No development, or relevant phase of development, shall take place until samples (including sample panels of brickwork & pointing) of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall only be carried out in accordance with the approved details.

In the interests of the visual amenities of the locality.

7 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in

140 accordance with the approved Framework Travel Plan and the condition outlined below.

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.

8 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

9 Before the development is commenced the applicant shall have entered into suitable arrangements to secure the inclusion of public artwork within the development in accordance with the Council's 'Percent for Art' Policy and such public artwork shall subsequently be provided within an agreed timescale in accordance with a scheme to be submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

10 Before a section of the development is commenced a landscape scheme for that section of the site shall have been submitted to and approved by the Local Planning Authority. The scheme (or such other scheme as shall have been submitted by the applicant and approved in writing by the Local Planning Authority) shall be carried out to the satisfaction of the Local Planning Authority within one month the occupation of any part of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be

141 replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the visual amenities of the locality.

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

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

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

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

13 At all times that 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.

14 Prior to the commencement of the development, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results agreed in writing by the Local Planning Authority.

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

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

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

142 16 The gradient of the ramps within any multi-deck car park in the development shall not exceed 1 in 7 unless otherwise agreed in writing by the Local Planning Authority.

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

17 Before the development is occupied full details of the proposed lighting within the car parks shall have been submitted to and approved in writing by the Local Planning Authority and shall thereafter be installed and maintained in good order. The car parks should be designed to gold standard unless otherwise agreed in writing by the Local Planning Authority.

In the interests of pedestrian safety.

18 Management arrangements, including access arrangements and security measures for the on-site car parking, shall have been submitted to and approved in writing by the Local Planning Authority. The agreed management arrangements shall, thereafter, be implemented in accordance with the approved details and an agreed timescale or other such details and timescale otherwise agreed in writing by the Local Planning Authority. The management arrangements shall include details of how the individual sections of the car park shall be retained for the variety of different users of the development.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

22 All habitable floor levels, excluding the car park and service levels, shall be set at least 600mm above the 1 in 100 year flood level of 75.7

143 metres above ordnance datum (i.e. FFL 76.3 AOD), unless otherwise agreed in writing by the Local Planning Authority.

In order to mitigate against the risk of flooding.

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

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

24 A detailed scheme of the sound attenuation works to be installed to the residential units shall be submitted to and approved by the Local Planning Authority prior to the occupation of the residential nits. The scheme of works shall be drawn up by a suitably qualified and competent acoustician and detail the works required to prevent airborne and structure borne noise from the premises below and noise from activities in the street, affecting the living conditions of the occupants. The sound attenuation works shall be capable of achieving a Noise Rating Curve NR30 (2300 hours to 0700 hours within bedrooms) and NR35 (0700 hours to 2300 hours within living rooms). Noise Rating Curves shall be measured as a 15 minute linear Leq at the octave band centre frequencies.

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

25 Details of the ventilation system to be provided to the residential units to negate the need to open the windows for ventilation purposes are required to be submitted to the Local Planning Authority for the approval prior to installation. The ventilation system itself shall be acoustically treated to the satisfaction of the Local Planning Authority to achieve the Noise Rating Curve in Condition 24.

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

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

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

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

27 The hors of use of any A1 (retail shop) or A3 (food and drink) use shall be restricted to between 0800 hours and 2330 hours on any day unless otherwise agreed by the Local Planning Authority.

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

28 Any A3 premises shall not be used for the purposes hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated and maintained for the purpose for which it was installed. Unless the Local Planning Authority shall at any time agree otherwise in writing, details shall include the type of filters to be installed to remove odours and any particles or droplets, the location of and any sound attenuation to any proposed fans; flue termination height (to be 1 metre above eaves or 1 metre above ridge height if near to any dormer windows or sky lights); and low resistance type cowl to be fitted.

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

29 Before the use of the building for Food and Drink purposes (Use Class A3) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the Use Class A3 use to the street to levels not exceeding: i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq ,ii) any octave band centre frequency by more than 3dB when

145 measured as a 15 minute Leq, iii) Be capable of restricting noise breakout from the Class A3 use to the flats above to levels complying with the following:Bedrooms: Noise Rating Curve (2300 TO 0700 hours),Living Rooms: Noise Rating Curve NR35 (0700 to 2300 hours),(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz).Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and of the residential occupiers of the building.

30 Before the installation of any plant or equipment to serve the development a report shall have been undertaken, centred on BS.4142 Method of Rating Industrial Noise, by a specialist noise consultant or other suitable qualified person, indicating the resultant noise levels at the facede of the nearest noise sensitive room. any remedial measures required to be undertaken to enable compliance with the approved noise criteria shall be implemented prior to the occupation of the dwellings.

In the interests of the amenities of the locality and of the residential occupiers of the building.

31 The total sales of any Class A1 (Retail) use contained in the development shall not exceed 280 square metres unless otherwise agreed by the Local Planning Authority.

In accordance with Unitary Development Plan Policy.

32 There shall be no foundations or supports located over the culvert or within 3 metres of the inside wall of the culverted section of the Porter Brook, unless otherwise agreed in writing by the Local Planning Authority.

In order to maintain access to the culvert for maintenance purposes.

33 A minimum headroom of 2.5 metres shall be provided over the culverted section of the Porter Brook.

In order to maintain access to the culvert for maintenance.

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

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

146 35 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.

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

36 Details of an area of open space which shall be no less that 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another si

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

37 The development shall not be used unless a 2 metre wide footway has been provided along Harrow Street and connected to the existing footway system between Napier Street and Ecclesall Road.

In the interests of pedestrian safety.

38 Before the development is brought into use the pedestrian/cycle route indicated in principle on Drawing No. 2001-093-102 shall be provided.

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

Attention is drawn to the following justifications:

BE5 - Building Design and Siting BE16 - Development in Conservation Areas GE17 -- Rivers and Streams IB1 - Employment and Economic Development IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas H16 - Open Space in New Housing Developments

147 website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

2. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

3. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

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

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

7. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:(a) limited/no car parking provision is available on site for occupiers of the building,(b) resident's car parking permits will not be provided by the Council for any person living in the building.

Site Location

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D A O R Y R TE E M INTRODUCTION CE

Members will recall that the site the subject of this application has previously had approval for a large office block, which formed part of the original redevelopment proposals for the entire brewery site. The residential element

149 of that original scheme, with retail uses on part of the ground floor, has already been completed, together with a riverside walk along that section of the Porter Brook. This application seeks to amend the previously approved scheme by only developing the frontage to Ecclesall Road for office purposes and the remainder of the site for residential purposes. A small amount of retail and food and drink use is proposed at ground floor within the office block.

LOCATION

The site was formerly occupied by Wards Brewery and is located towards the bottom of Ecclesall Road, in a mixed-use area, but predominantly commercial, close to the ring road. The original brewery site was in an L-shaped form but this part of the site is rectangular in shape and is bounded by Ecclesall Road, Napier Street, Harrow Street and Renton Street. A large part of the site is within the Porter Brook Conservation Area, the only exception being the site of the now demolished James Neil Magnet building to the Napier Street frontage.

The only building remaining on this part of the site is on the Ecclesall Road/Harrow Street corner, which is dominated by a modern brick built 3 storey office block, the third floor being within a mansard roof construction. The remainder of the site is currently in use as a temporary car park which considerably detracts from the appearance of the site.

Adjacent to the site on the Ecclesall Road frontage is the Peugeot garage on the city side of the site and the completed residential scheme on the other side of the site. Opposite the site on Napier Street is the car park to an office development, known as 15 Napier Street, which is 3 storeys high and clad in timber. Adjacent to this is the listed Cemetery Road Baptist Church. Opposite the site on Ecclesall Road is the Exeter Drive flats complex set back from the main road behind a garage court and a public house.

PROPOSAL

The proposals, which are in outline form only, seek to demolish the existing office block on the site and replace the existing temporary car park by constructing two buildings on the site, up to 8 storeys high and comprising 3,577 square metres (38,500 sq.ft.) of B1 office floorspace in a separate office block, approximately 140 flats and 465 square metres of ancillary retail / food & drink uses (A1/A3 use classes). A multi-level parking area providing about 150 parking spaces is also proposed as part of the scheme, together with courtyards, terraces and landscaping.

This application seeks approval for the siting of the buildings and access arrangements. Other matters of design, external appearance and landscaping are reserved for future approval.

150 PLANNING HISTORY

9A/1047P – Redevelopment of the site for mixed use purposes – planning permission granted 30th August 2001 – First phase of this development now complete.

9A/1048P – Conservation Area Consent for demolition of various buildings on the site – granted 30th July 2001.

02/03426/FUL – Temporary planning consent granted for a surface level car park (to serve the existing residential development pending development of the site) – 16th December 2002.

03/00479/FUL – Planning permission was refused on 29th October 2003 for the erection of a 6-8 storey building to form 180 apartments, car parking and ancillary A1/A3/B1 uses. An appeal has been lodged against this refusal, which will be the subject of a Public Inquiry. The Inquiry has been deferred pending the outcome of this application.

04/03169/FUL – A planning application is currently undetermined for the same description of development as that outlined above but is held in abeyance, with the agreement of the applicants, pending the outcome of this application.

REPRESENTATIONS

Four letters of concern have been submitted to date in respect of the proposals, including two from representatives of the Cemetery Road Baptist Church, one from Councillor Creasy and one from occupiers of a nearby office building. Whilst there is some general support for the mix of uses, including a smaller office block, their concerns can be summarised as follows:

- the massing of the scheme is inappropriate, although it has been reduced by breaking the building into two blocks - the scale of the plans make them difficult to assess the impact on the surrounding buildings - it is not clear what the proposed height of the building onto Napier Street will be - the height of the proposed development is not compatible with the scale of surrounding buildings and is contrary to the broad principles established in the urban Design Compendium. It should be reduced by at least one storey - the listed church hall would be dwarfed by the proposed building, contrary to Policy BE15 of the and also harming the character of the conservation area - a comprehensive analysis of the site and its context, as advocated by the Urban Design Compendium, has not been undertaken to demonstrate that a building of the scale proposed will fit into the surrounding streetscape - the semi-basement car park would provide an ugly frontage at eye-level on Napier Street despite the set-back of the building and landscaping - the proposed aerofoil roof would be inappropriate to the location and will create a wind vortex

151 - the proposal is contrary to Policy GE17 of the UDP as it does not include the opening up of the culverted section of the River Porter, which has the potential to increase wildlife in the area, increase amenities for residents and visitors and reduce the potential for flooding problems - every opportunity should be taken to improve green spaces, walkways and cycleway. The opportunity to open up the Brook will be lost forever if it is not undertaken as part of this scheme - provision for affordable housing should be made within the scheme - inadequate car parking provision is proposed within the development which will lead to an exacerbation of existing on-street parking problems in the locality and an increased incidence of accidents - there don’t appear to be any proposals to benefit the local community, such as planning gain monies - criticism that the applicants statement appears to imply a clear officer endorsement of the scheme

The application was considered by the Conservation Advisory Group on 22nd February 2005 and the following comments were made: ‘The Group felt that the scheme would be substantial overdevelopment of the site, which would have a severe impact on the setting of the nearby Napier Street Baptist Church, a listed building and on the Porter Brook Conservation Area and the remaining buildings of the former Brewery. The Group also felt that the proposed buildings were too high and should at least step down on the edges. The Group expressed its concern that an outline planning application for a scheme of this size and importance had been accepted and felt that it should have been submitted to the Group, as should any outline application of this significance. The Group also noted with regret that the scheme failed to uncover the culverted Porter Brook or to provide pedestrian access to it.’

English Heritage were consulted out of courtesy, given their involvement in the earlier scheme, although there was no requirement to do so in this particular instance given that the site area is less than 1000 square metres. They declined to make any representations on this occasion and recommended that the case be determined in accordance with government guidance, development plan policies and the benefit of conservation advice locally.

Sheffield First for Investment have written in support of the scheme as it will generate close to 40,000 sq.ft. of much needed new build office space within close proximity to the city centre. They consider that this scale of development, subject to the sizes / configurations of the floorplates, should be relatively easy to let and will enhance the portfolio of commercial property available to either expanding / relocating indigenous companies or new inward investors. They consider, given the current market, that this is the optimum amount of office accommodation for the location.

152 PLANNING ASSESSMENT

Policy Issues

The site lies within a Fringe Industry and Business Area as defined in the . The preferred uses in such areas are B1 (Business), B2 (industrial) and B8 (Warehouses), but housing, small shops and food and drink uses can also be acceptable in such areas. However, in order to meet the aims of Policies IB1 and IB9 of the it must be demonstrated that a significant part of the site will be redeveloped for industry or business purposes.

Policy IB9(a) requires that preferred uses are dominant in the area, thus requiring at least half of the area to be preferred employment use. Having done an initial assessment of existing uses within the area it is evident that preferred uses would not account for more than half of the area after development of Wards phase 2 as proposed (although the applicants contest that it would, having done their own calculations on this issue). The proposal would, therefore, be contrary to Policy IB 9(a) by a small margin. However, on balance, if the delivery of 38,500 sq.ft. of B1 office floorspace can be guaranteed, then it is believed this is sufficient to outweigh this policy conflict.

The applicant’s development partner, who specialises in this type of speculative development and has access to grant funding, has written confirming their backing of the scheme. The applicants have also accepted their willingness to accept a condition, which would have the effect of ensuring that the office block and residential block are built together.

After extensive research, the approved office scheme, at 100,000 sq ft is considered too large to build speculatively in the current market, particularly given its location and the availability of other more preferential sites in terms of the large office market (Castlegate, Riverside Exchange, Heart of the City). The site was actively marketed and only one significant enquiry was received. This evidence has been presented with the application and it is clear that the applicants development partner concurs with this view. They have a requirement for a particular size of office and this is represented in the current submission.

The site is situated on a major gateway to the City Centre (Ecclesall Road), next to one of the larger supermarkets (Safeway) and newest health and leisure clubs (Greens). For workforce access, it is on a number of major bus routes and is passed by a significant number of commuters travelling to the City Centre and north of the City from the West and from out of town. It can therefore draw upon a high number of potential employees who would otherwise travel into the City Centre. The site is closer to the University of Sheffield than pure City Centre developments, which could be a significant advantage.

153 Using the research carried out by English Partnerships it is estimated that in the region of 190 office jobs would be created by the development, together with approximately 25 retail/service jobs.

In view of the above, planning officers consider that the developers have now put forward a convincing case that the proposal now in front of Members for consideration represents the maximum deliverable office content for the site and should be supported in principle.

The site is considered sustainable for housing development in terms of its location on previously developed land. The site’s location near to both the city centre and residential areas, and on a high volume public transport route makes it particularly suitable for housing development. PPG3 encourages a greater intensity of development (in excess of 50 dwellings per hectare) in locations with good public transport accessibility, which this site would be able to provide.

PPG3 includes a presumption that previously developed sites should be developed before greenfield sites (para. 31). PPG3 has been recently revised and also accepts reallocation of employment land to housing (para. 42), particularly where it is not going to be realistically taken up over the time period of the plan, and could be considered as a wasted resource.

Housing development on this site would contribute to Sheffield’s target of building 80% of housing on previously developed land as set out by the Regional Spatial Strategy, although it is not essential for this site to be developed in order for the target to be met, as the Sheffield Housing Land Survey 2004 shows that there is capacity for 6,401 dwellings on sites with planning permission. There is also additional capacity on allocated brownfield sites in Sheffield. We have close to 10 years supply of housing land (based on the Regional Planning Guidance for Yorkshire and Humberside which states that Sheffield needs to build an average of 770 dwellings per year over the period 1998-2016).

Although there is no shortage of suitable previously developed sites for housing in Sheffield, this presents an opportunity to develop sustainable, high density housing within the main urban area and as such the application would be supported on housing policy grounds.

Policy IB6 states that A3 use is acceptable. However shops (A1), other than small shops of less than 280 sq.m. or which are ancillary to other acceptable uses in the area, are unacceptable unless at the edge of the central shopping area or a district or local centre.

PPG13 (Transport) reiterates the philosophy contained in PPG3 in respect of transport implications. One basic tenet is that accessibility to jobs, shopping, leisure and other services by public transport, walking and cycling should be promoted and should be reflected in the consideration of planning proposals.

154 Policy BE16 of the Unitary Development Plan refers to development in conservation areas and requires that development proposals provide sufficient information to demonstrate that the character and appearance of a conservation area would be preserved. This issue is discussed in greater detail later in the report.

Highways issues

The Transportation Assessment (TA) submitted as part of the previously approved scheme has been revised to take account of the changed nature of the scheme, which demonstrates that the proposed development of the site for mixed office and residential purposes will result in less traffic generation than the previous approved office scheme, although there will be an alteration in traffic patterns. The impact of this traffic on the highway network has been assessed, including detailed operational assessments of nearby junctions.

The addition of a pedestrian facility across the Summerfield Street / Ecclesall Road junction was required as part of the earlier approval, together with a Box Junction at the junction of Napier Street with Summerfield Street. Although these elements have yet to be provided the developers have entered into arrangements to secure that these works will be done.

Access to the site for private cars will be available from Ecclesall Road and Napier Street (via the former Renton Street and Harrow Street). The Ecclesall Road access will provide a left in only and be available for use by vehicles accessing the new undercroft residential parking area as well as the residential scheme already constructed. Egress from the site will only be possible via Napier Street.

The possibility of reopening Harrow Street to allow left turning traffic was carefully considered as part of the assessment of the original application. This idea was rejected primarily due to the detrimental impact on road safety that would result. However there were also secondary reasons including the practical difficulties of providing an appropriately designed access and also the problems that could be caused with the servicing arrangements for the adjacent motor vehicles dealership which would be in close proximity to the reopened junction. It was also envisaged that a “rat running” problem could also be created if this junction was reopened.

Cyclists and pedestrians will be able to access the site from Ecclesall Road and Napier Street via the former Renton Street, and from Summerfield Street via the new pedestrian/cycle route adjacent to the Porter Brook.

Service vehicles associated with this development will access the site from Ecclesall Road. A service lay-by has been provided on Renton Street.

The site is considered to be highly accessible by public transport. The most convenient stops are located on Ecclesall Road and Moore Street. Stops on Cemetery Road involve a walk of around 200m whilst those on London Road are approximately 300m from the site.

155 Generally it is considered that stops within 200m are ideal but that those within 400m also provide a good level of service. It is therefore considered that the site has excellent links to a comprehensive public transport service which will is in line with current council and government policies to encourage modes of transport other than the private car.

The development proposals include the provision of approximately 150 on-site parking spaces, taking the total across both phases to 228 in total (as opposed to the total of 412 spaces originally approved). Of these spaces 118 will be for residential parking and 32 available for the office accommodation. This is in line with government guidance contained in PPG13.

Secure cycle parking needs to be provided for the development, as with the initial phase. This is in line with current council and government policies to encourage forms of transport other than the private car.

In line with current council practice and government guidance it is considered that a travel plan should be submitted as part of any residential approval on this site, particularly given the lack of 1:1 parking for the flats. Such proposals as car sharing, car pooling and provision of public transport information will be considered. It is believed that the development of a travel plan for a site in this particular location is ideal as many of the facilities are already available to encourage the use of a more sustainable form of travel.

Environmental Health

Two noise reports were submitted during the course of the original application to assess, in particular, the road traffic noise and its affect on the proposed residential element of the proposals. These were assessed by the Council’s Environmental Protection Unit. Because of the site’s position in a mixed use area, adjacent to the heavily trafficked Ecclesall Road and close to the ring road it is in a noisy location. The noise survey identified the site as being in noise exposure category (NEC) C/D as defined in Planning Policy Guidance Note 24. As such, where residential development is proposed, a high specification of sound attenuation is required to protect the residents from noise, including a high quality glazing scheme combined with alternative means of ventilation such that it is not necessary to open the windows for ventilation.

Other potential noise and nuisance sources include noise breakout and odour dispersal from the proposed A3 (food and drink) uses as well as noise from people arriving at and leaving the premises, particularly late at night, together with noise from plant and equipment serving the whole development, and servicing of the whole complex (deliveries, refuse collection etc.)

As a result of the above, if the development were to proceed, an extensive series of conditions would be required to ensure that the scheme takes account of all of the above possible areas of nuisance.

156 As part of the previous approval a risk assessment was required in respect of potential land contamination – this issue has been dealt with satisfactorily on Phase 1 of the development and there is no reason to believe why this would not be the case for this part of the site also.

The question of air pollution being increased due to the additional traffic was taken up with officers in the Council’s Air Quality Team under the original application. At that time the predicted increase in traffic was not considered to have any noticeable or quantifiable affect on levels of air pollution giving rise to concerns. The site is not within the Air Quality Management Area recently declared for the City Centre. Given that the revised proposal will lead to reduced traffic levels there are no air quality concerns arising from the proposals.

Open Space

The catchment area of the site is deficient in both formal and informal open space. Overall there is only 1.38 hectares per thousand population, well below the minimum guideline of 6.00 hectares. After completing the 138 apartments from the first approval and then adding the 140 apartments from this scheme, this figure would decrease even further.

Given the lack of any public open space provided on site under Policy H16 of the the developer is required to contribute towards the provision or enhancement of recreation space within the catchment area of the site in line with Table 1 of the Supplementary Planning Guidance on open space in housing developments. In line with other similar developments, it is recognised that the element of provision for children’s play is largely for visiting children and as such a 75% reduction is applicable to this category. As this application is in outline form only, a condition is proposed to cover this issue. The applicants have confirmed their willingness to enter into a legal agreement as part of any subsequent reserved matters submission.

Education Provision

The Education Service is monitoring the impact of ‘city centre living’ schemes on the demand for school places in the longer term. At the present time, however, the Supplementary Planning Guidance on planning obligations for education contributions precludes such developments because they are unlikely to accommodate children in any great numbers. This position will be reviewed periodically if evidence begins to suggest otherwise.

Affordable Housing

An assessment of the existing situation, in the catchment area of the site, was undertaken by Housing and Direct Services at the time of the original application. This found that there are a substantial number of social rented housing units in the area and approximately 90% of these are 1 and 2 bedroomed flats and maisonettes with a high turnover. The shortage in the area is of larger family homes but it is acknowledged that this is not a suitable

157 site for such provision. Under the terms of Policy H4 of the it is, therefore, concluded that this is not a site where we can expect to incorporate appropriate affordable housing provision.

Public Art

Some public art installations were negotiated as part of the original approval and have already been implemented on site. The applicants would be required to incorporate public art into the proposed new development in accordance with the Council’s Percent for Art policy.

Drainage/Flood Risk

There are concerns about the potential flood risk associated with the development due to its location adjacent to the Porter Brook. Whilst the Environment Agency have confirmed to the Council that they have no objections in principle to the proposed development, the floor levels of any residential or retail accommodation would have to be set at least 600mm above the 1 in 100 year flood level. This excludes basement parking areas. The detailed design would have to incorporate this requirement.

Design and Conservation

The proposal is in outline form only at this stage, although the application was supported by the submission of a design statement. The current approval for this site involves the construction of one building block spanning the whole site and broken down by modelling and tiering back of upper floors. The proposal now under consideration involves the construction of two separate buildings on the site, which will result in a significant reduction in the mass of the building over that previously approved.

The offices would occupy a single block fronting Ecclesall Road, with a curved façade, wrapping round to the former Renton Street to reveal glimpses of the refurbished buildings on Renton Street which form part of the completed Phase 1 scheme. The ground floor would be occupied by offices fronting Ecclesall Road and retail uses fronting the courtyard / walkway area which is to be formed between the office building and the residential building. The offices are proposed to be seven storeys high above a semi-basement parking level.

An active frontage is proposed to both Ecclesall Road (retail and office accommodation) and Napier Street (residential accommodation), such that the car park decks are concealed from these views.

The residential block has changed from the previous application and proposes a perimeter block solution. This approach to design is supported in principle as it addresses the street pattern more effectively.

158 The height of the scheme relates to that of the previous approval. The detailed proposals would need to ensure that Harrow Street is not dominated by the building, which would need to be achieved by modelling and set backs.

It would be preferable to sink the car parking further to ensure that the ground floor is not dominated by a view of car parking. The issue of amenity to some residents within the proposed perimeter block would need to be resolved, bearing in mind the multi-level parking in the potential courtyard area. This would have to be addressed at the detailed stage. . It should be recognised that the remaining building on the site is of poor quality (i.e. the three storey mansard roof office block on the Ecclesall Road frontage) and there is no objection in principle to its loss, which already has conservation area consent.

It is considered that the proposals now before the Board have the potential to enhance the character of the conservation area beyond that previously approved, particularly given the proposal to break the building into two blocks and to provide the residential element within a perimeter block, much more characteristic of the traditional built form of the area.

Policy GE17 of the Unitary Development Plan requires that rivers and stream should be enhanced wherever possible, that the re-opening of culverted watercourses should be encouraged where opportunities arise, that new development should be set back to allow landscaping and that footpaths should be encouraged along major rivers.

The applicants were asked to consider opening up the culverted section of the Porter Brook. They have examined this possibility and have determined that given the depth of the Brook and the onerous cost of opening it up to create anything meaningful that it is not viable to do so. This is regrettable, but given that they have provided good public access to the opened up section where currently there is no access, this is not a reason in itself for refusing planning permission. Indeed, the earlier office approval on the site did not allow for the opening up of the Brook as it was accepted at that time that the provision of an employment use on the site was the over-riding consideration.

Whilst the entirely residential proposal was partly refused on the basis that the Porter Brook was not to be opened up, that was because no employment uses at all were proposed so it was considered that other benefits should be forthcoming in order to compensate for the total loss of employment land.

The current scheme does propose a substantial element of deliverable employment use and the application is supported by an office market overview and viability appraisals. The scheme is only deliverable with grant assistance from a recognised development partner. On this basis and in acknowledgement that it is vital to achieve a satisfactory office development on this site rather than a full residential scheme, it is considered reasonable that the Porter Brook is not opened up at this point.

159 The developers are proposing an alternative pedestrian route through their development to link more effectively with the existing stretch of riverside walkway and it should also be borne in mind that there is very little prospect of the Porter Brook being opened up where it runs through the EDS office complex and the Waitrose Supermarket grounds.

Mobility Housing

The application is supported by an access statement covering travel to, through and within the buildings. This matter will be covered in full at the reserved matters stage and it will be expected that 25% of the units will be designed to meet the requirements of the Supplementary Planning Guidance on mobility housing.

SUMMARY AND CONCLUSION

In conclusion it is considered that the scheme will offer an attractive mixed use development of a scale appropriate to this urban site, in a sustainable location whilst respecting the character of the Porter Brook Conservation Area.

It is recognised that the local community have raised legitimate concerns over the proposed scale of the development and the impact it will have on the character of the area, both in terms of its built form and its traffic generation.

The traffic generation will be less on roads in the wider area as well as near to the site, than the approved scheme. Any re-use of this site will cause an increase in traffic. It is however, this type of scheme where housing is located close to jobs and good public transport that might lead to reduced dependence of the car.

The site is close to the ring road and the city centre and it is, therefore considered appropriate to allow a development of the scale proposed.

The city is short of high quality office accommodation and as such this scheme will help to regenerate the city as a whole, as well as bringing people to live close to the city, on a brownfield site, who will benefit from all the services the city has to offer and with a choice of means of transport.

It is considered that this mixed use scheme reflects the Government’s revised planning guidance contained in PPG3 and PPG13.

Apart from the regeneration benefits of the scheme the proposal will benefit the local community, in particular by bringing a now unsightly brownfield site into re-use and through public open space enhancements within the local area. These are important benefits. Having regard to all the material considerations in respect of the proposals it is recommended that permission is granted subject to the conditions outlined.

160 Case Number 04/05128/FUL

Application Type a Full Planning Application

Proposal Erection of factory with external storage and offices and provision of car parking accommodation

Location Land At New Street Holbrook Sheffield

Date Received 22/12/2004

Team CITY CENTRE AND EAST

Applicant/Agent Michael Dolan Associates

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

3 Details of coloured banding on the building are not approved. Before development commences details should be submitted of extra banding under the eaves of the roofs and on the western elevation of the building. the building shall not be used unless such approved details have been implemented

In the interests of the visual amenities of the locality.

4 Before the development is commenced full details of the boundary fencing shall be submitted as follows, and approved in by the Local Planning Authority 1) the colour of the fencing 2) the location of the fence on the northern boundary adjacent to a public footpath. This should be set back to create a four metre wide area for the footpath. The development shall not used unless the approved details are implemented.

161 In the interests of the amenities of the locality.

5 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' following (variable). When the landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 No buildings/structures shall be erected within 3 metres of the public sewer.

To ensure satisfactory drainage arrangements.

7 No buildings/structures shall be erected within 3 metres of the watercourse.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

10 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, have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

11 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare.

162 Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

12 The following highway issues are not approved and before development commences details shall be submitted to and approved in writing of a) the main access gate must be set back from one highway to allow HGV's to pull off the public highway, before stopping for a security check. b) The level of parking this should be set depending on the details submitted in the Transport Assessment. c) weather protected cycle provisions and shower/changing facilities for staff. The development should not be used unless such approved details have been implemented unless otherwise authorised in writing by the Local Planning Authority.

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

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

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

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

1. Clear and unambiguous objectives and modal split targets;

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

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to

163 achieve the approved objectives and modal split targets.On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

15 At all times that construction work 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.

In the interests of the amenities of the locality.

Before development commences details of sound power levels for all externally mounted plant shall be submitted to and approved in writing by the Local Planning Authority.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas

Attention is drawn to the following directives:

164 a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

3. Formal consent regarding works affecting the water course must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) before work on site commence.

4. Formal consent for the discharge to the river and for the outfall structural design must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) before work on site commences.

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

6. Sustainable Systems (SUDS), for example the use of soakaways and/or permeable hardstanding may be a suitable solution for surface water disposal that is appropriate in this situation.

7. In relation to electicity supply the applicant should consult the Diversions Section YEDL, 98 Aketon Road, Castleford WF10 5DSbefore committing to and commencing any work on site. If a new supply or alteration to an existing supply is required please contact

165 New Connections, Call to Quote, Cargo Fleet Lane, MiddlesboroughTS3 8DG or ring 0845 0702703

Site Location

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LOCATION AND PROPOSAL

The site consists of land currently undeveloped within the Holbrook Industrial Estate. The highway frontage is on to New Street and the other boundaries are formed of the rear of industrial units off Longacre Way to the west, a public footpath to the north, and a hedge and track, known as Cow Lane, to the east.

Land generally falls to the south and the boundaries are formed by an erratic low fence to the northern footpath. To the rear of new units to the west is a palisade fence plus some small trees/bushes. There is a strong hedge/tree line to the east with further small trees on the New Street frontage. The site itself is mainly grassland.

It is proposed to erect a factory with a floor area of 6500 square metres, with ancillary two storey offices, staff facilities and storerooms. The factory would produce modular buildings. The building will be located parallel with existing units to the west. A circular internal roadway serves vehicle loading areas and a car park to the south east corner.

166 This would result in an extension of existing operations on an existing site to the north.

RELEVANT SITE HISTORY

None

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues

The site falls within a General Industrial (A) Policy Area. In such areas General Industry (B2) is the preferred use and open storage is acceptable (Policy IB5).

Design Issues

The building is large, covering 6500 square metres with a plain grey upvc metal faced sheeting to walls. This also includes the two storey office/storage building to the right of the main building. The overall appearance is relieved by blue window surrounds, door surrounds and some vertical and horizontal bandings.

In order to provide some contrast to the roofing the applicant has been requested to add roof overhangs to the rear and sides. This was not considered reasonable by the applicant and as a compromise banding under the roof has been offered. They are also willing to provide further vertical bands on the long western elevation which has little relief.

On the north and south elevation are asymmetrical groups of doors. It would be preferable to realign the openings to four ‘balanced’ doors, however the submitted details are required for the operational purposes of the business.

A landscape strip is provided along the New Street frontage, which is interrupted on the south west corner by a gantry set close to the boundary. This is required to load the completed wooden buildings stored along the western boundary and the applicant advises that such a position is best suited to the operation of the loading.

The site boundary has been located in such a way as to provide adequate separation from Cow Lane to the east. Cow Lane is a track containing trees and bushes of ecological value with a pond to the south east. Further landscaping should be included in the site particularly on the northern and western boundaries.

167 Amenity Issues

In considering such issues it must be taken into account that the site is within a General Industry area with other potentially noisy uses taking place. It is thus not considered that the proposal should give rise to adverse noise nuisance but the proposal will be conditioned for the provision of sound power levels for all externally mounted plant.

The applicant’s agent has described the proposed building as a large covered area with all fabrication work taking place inside the building. The only external operations will be the storage of completed buildings and their loading.

Highway Issues

The access is directly opposite an access to an adjacent operator, which is not ideal, however any highway implications are not sufficient to require the access to be relocated, given the scale of the operation.

The car parking provision, 124 cars, exceeds the requirements for a development of this size. A Transport Assessment has been requested which it is intended would refer to the parking requirements.

It is intended that the Transport Assessment will be submitted and assessed prior to the Board meeting and that the parking numbers will be revised accordingly.

In order to meet contractual requirements of the applicant and having regard to the potential employment generation of the proposal it is considered prudent to report the matter to Area Board at this stage in anticipation that a favourable parking level can be negotiated before the meeting.

SUMMARY AND RECOMMENDATION

The proposal is an expansion of existing operations currently located on Rother Valley Way to the north of the existing site. An extra 100 new jobs may be created by the development.

It is considered that the design of the proposal is satisfactory and the use of the site for industrial purposes is supported by policy.

Although there are some outstanding issues in relation to car parking, there is a contractual obligation by the applicant to try and gain planning permission by the end of March. Subject to the submission of a satisfactory Transport Assessment and resolution of the car parking numbers the proposal is considered to be satisfactory and is therefore recommended for approval.

168 Case Number 05/00141/FUL

Application Type a Full Planning Application

Proposal Erection of 9 flats in 1 x 3 storey block and provision of 4 ancillary car parking spaces (in accordance with amended drawings received 10.02.05)

Location Land And Buildings At The Junction Of Tansley Street And Vauxhall Road Sheffield

Date Received 14/01/2005

Team CITY CENTRE AND EAST

Applicant/Agent SEA Planning Ltd

Recommendation Grant Conditionally Unilateral Agreement

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

169 4 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to kerb and 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.

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

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

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

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

7 The layout of the detailed ground floor plan, received 10.02.05 is not approved. Before the development is commenced, a revised ground floor plan demonstrating that the proposed accommodation is to 'mobility housing' standard, shall have been submitted to and approved in writing by the Local Planning Authority.

To ensure sufficient and adequate accommodation is provided for people with disabilities.

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

To ensure satisfactory drainage arrangements.

9 Before the development is commenced, details of all boundary treatments shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting

170 H7 - Mobility HousingH5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments T25 - Car Parking in Residential Areas

Attention is drawn to the following directives:

1. The developer should be aware that as part of the development, an existing litter bin positioned on the highway, fronting Vauxhall Road must be removed to accommodate the new means of vehicular access. The litter bin must be sited at a position agreed with the City Council at the developer's expense.

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

4. 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 House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

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

Site Location

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LOCATION AND PROPOSAL

The site lies within a designated Housing Area, and relates to a plot of land, measuring approximately 23 metres x 18 metres, which is currently occupied by 10 garages; 2 blocks of 5. The garages are of brick construction with a render faηade and have timber painted black doors. The site is generally unkempt. A means of vehicular access is gained via Vauxhall Road.

To the north, at the junction of Tansley Street and Newman Road, is a floodlit basketball court, set down below the site, which is sited next to the St Thomas’s Boys & Girls community hall. The Grade II Listed St Thomas’s Church is situated opposite the basketball court. Immediately to the east is an area of open space serving the community hall, opposite the site, to the south are two-storey dwellinghouses and to the west are flats in a 3/3 ½ storey block.

(It is believed that the previously owner used approx. 4-5 garages for storage purposes. The use of other garages was not known).

172 The land rises fairly significantly from the east to the west, although the application site is relatively flat.

Planning permission is sought for the erection of 9 flats in a 1 x 3 storey block, which shall also include 4 ancillary car parking spaces, private amenity space and landscaping works.

RELEVANT PLANNING HISTORY

An application to erect 10 flats in 1 x 3-storey block (ref no. 04/02066/FUL) was submitted and subsequently withdrawn 30th December 2004.

SUMMARY OF REPRESENTATIONS

Seven letters of objection and one letter of support have been received in respect of the proposals/

Objections raised by the letters are: -

9. increased traffic; 10.bad visibility due to parked cars on Vauxhall Road; 11.where will 5+ residents who don’t have parking facilities park their cars?; 12.road parking will cause congestion; 13.site could be used as a small swing park/play area; 14.Sunday service at St Thomas’ Church - would cause more problems re parking on local streets; 15.St Thomas Boys and Girls Club – busy community facilities – development would aggravate existing parking situation; 16.UDP states13 car parking spaces required; 17.Existing busy community facilities 18.Loss of light into home; and 19.Loss of view.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Area, as defined in the Unitary Development Plan and therefore policies BE5, H5, H10, H14, H16 and T25 would apply.

In accordance with Policy H10, the proposed use for residential purposes (Class C3) is considered acceptable in principle, as it is a ‘Preferred Use’.

Policy H5 states that flats would be acceptable provided that living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours and appropriate off-street car parking is provided.

Policy BE5 states that ‘new buildings should complement the scale, form and

173 architectural style of surrounding buildings’. Policy H14 requires new buildings to be well designed and in scale and character with neighbouring buildings; new development to be well laid out and not be over-developed; not deprive residents of light, privacy or security.

Policy T25 aims to regulate car parking to ensure on-street parking problems are not worsened and as such states that on-street parking will be restricted as necessary; and encourages land owners to provide suitable off-street parking within their curtilage, wherever possible.

Policy H14 requires new buildings to be well designed and laid out, not be over-developed or deprive residents of light, privacy or security, appropriate off-street parking and not endanger pedestrians, and not suffer from unacceptable air pollution.

Policy H16 states that for new housing developments, developers are required to ensure that there is sufficient open space to meet local needs. As the proposal involves the erection of more than 5 dwellings within an area of less than 1 hectare, the developer is required to make a contribution towards open space.

Design/Visual Amenities

The proposed flats are considered acceptable in design terms. The building would be compatible with the character and built form of the immediate area. The existing townscape is varied, ranging from Victorian terraced dwellings, through to semi-detached properties c1970 and 3/3 ½ storey block of flats, c1960.

The building would be very prominent, by reasons of the topography and its almost isolated corner position, at the junction of 3 roads. The plot is not large in size and the proposed building is of a compatible scale. The building, which would be ‘L’ shaped, would wrap around the corner of Vauxhall Road and Tansley Street. The elevations fronting Vauxhall Road and Tansley Street would be stepped forward and back, of varied projections, thereby creating shadow and interest to an otherwise fairly plain building. This, combined with the simple detailing, in the form of two horizontal bands, which extend around the building, which is envisaged to be either stone faced or brick soldier course, and intermittently placed Juliette balconies provides sufficient interest.

The properties within the area are constructed of varied materials, although brick is the most prevalent and one, which would be used as the main material for the proposed building. It is envisaged that the facades would be of red brick, with a dark roof covering. Actual materials have not been formally agreed although materials used would be consistent with the existing street scene. A condition would be placed on the notice requiring such details to be submitted.

174 The roof would be pitched, although there would be a slight variance in the height, which when viewed from street level, would be insignificant and even when viewed from Barrow Road it would not appear visually obtrusive, but in fact such detail would add some interest.

The height of the building is considered acceptable. It would not detract from the character of the area. The existing block of flats would maintain the highest point thereby allowing the receding roof heights to continue, and follow the gradient of the land. Although the development is described as being three-storeys high, it would have the appearance of being 2 ½ storeys, owing to the second floor accommodation being sited in the roof space, which is reflected by the dormer windows.

The position of the proposed windows gives a balanced and even appearance and are proportionate to the size of the building. Although smaller in size than the neighbouring block of flats, they reflect the scale of the development.

The boundary treatment has been partially resolved. A dwarf wall, approximately 600mm high would be erected along the Vauxhall Road and Tansley Street frontage, which is envisaged to also include some iron railings, which would be finished in black, as the Juliette balconies. No details have been submitted with regard to the proposed boundary treatment for the north and east boundaries. A condition would be attached requiring such details to be submitted and agreed by the Local Planning Authority.

The position of the building would provide an element of natural surveillance within the site. Only one car parking space would be sited close to the Vauxhall Road frontage, thereby allowing the building to remain as the dominant feature in the street and the car parking to be secondary. Adequate amenity space would be provided within the site to meet the needs of future occupants.

Highway Issues

The proposal involves the provision of 4 car parking spaces to serve 9 flats. Three car parking spaces would be situated in the north-east corner and another to the east corner of the site, and a means of vehicular access would be constructed, leading from Vauxhall Road. To ensure adequate visibility is maintained a condition would be imposed requiring a 2 metres x 2 metres pedestrian/vehicular visibility splay and the drive gradient would not exceed 1 in 12.

Current Unitary Development Plan guidelines suggest that 1 space per flat should be provided plus 1 visitor space per 4 flats, which brings the total to 11. It is acknowledged that there would be an under-provision of car parking, on this basis.

However, Planning Policy Guidance Note 13 (PPG13), which provides advice relating to transport issues, does state that Local Authorities should not set

175 minimum number of parking spaces for particular types of development but any standards should relate to maximum number of spaces.

There are some highway concerns, primarily because of the lack of parking proposed. The existing garages, which do not appear to be in use at present, although they are likely to have been used, at some time, by residents in the local area. However, it is considered that there is the scope for on-street parking around the site, given that there are no restrictions in place, such as parking permits enforced or double yellow lines etc.

The existing garages do not appear to be in use and had they been in use, it does not necessarily mean that they were used for vehicle parking. It is likely that they have been used for storage like so many other garages in the City. It is unlikely that an additional 10 cars would be parked on the highway, whether from the loss of garages or as a result of a further 9 flats in the area.

Whilst it is feasible that an additional 5 cars may be parked on the highway, as a result of the proposed development, it is not considered that the impact on highway safety resulting from 5 additional cars, would be so significant, such that it would cause demonstrable harm, and that a refusal would be justified. Neither of the 2 highways fronting the site are on a main bus route and so therefore the general traffic is likely to be created by local residents. It would be difficult to resist the proposal on parking grounds alone

On the adjacent highway, fronting Newman Road is the St Thomas’ Church and community hall, both of which would result in additional on-street parking. Although such activities would inevitably cause increased congestion in the area, this would be sporadic and not result in vehicles being permanently parked within the vicinity. It is acknowledged that there would be peak periods, when on-street parking becomes a problem, but it is not considered that a refusal would be justified, based on these increased intermittent parking levels.

Public transport facilities exist within the area, the nearest of which is in the form of a public bus service running along Barrow Road. The proposal does also include provision being made for cycle storage.

Effect on Residential Amenities

The proposed building would face directly opposite nos. 37 Tansley Street and 43-47 Vauxhall Road (to the south) and a proportion of the adjacent flats, whose windows face towards the site (to the west). Property nos. 37 and 47 are slightly set back from the highway and would be approximately 20 metres from the front face of the building. Property nos. 43 and 45 would be approximately 17.5 metres away. The distances between the existing properties and the proposed new building are considered to be acceptable, such that existing residents would not be subject to unacceptable levels of overlooking. The proposed building would in actual fact be further away from existing properties than those located at the bottom of Vauxhall Road, nos. 4- 8 and 3-5 (approximately 16.5 metres apart), which represents a typical street

176 frontage. Flats to the west are in excess of 21 metres, which is an acceptable distance in any case, given that it complies with Supplementary Planning Guidance.

Given the orientation of the plot, it is unlikely that occupants of the surrounding residential properties would suffer a significant loss of light as a result of the proposed development.

The redevelopment of the site to form residential accommodation, which would also result in the removal of an eyesore, is unlikely create any additional rubbish, given that suitable bin storage would be provided within the site.

Amenities of Future Occupants

The development has been designed so as to meet the needs of the future occupants. Windows are suitably located so as to not raise concerns about overlooking. All flats would benefit from a street frontage and have an acceptable level of outlook. Level thresholds would be achieved.

Screen fencing to the rear would provide an element of screening around a sufficiently sized amenity space. An enclosed bin and cycle storage facility would also be available for residents.

Any potential noise caused by the adjacent basketball court is unlikely to be significant or prolonged, such that it would adversely affect the amenities of future occupants. Neither are the floodlights likely to be a major concern, given that they are orientated towards the court and not in constant prolonged use.

Mobility Housing

There is a requirement for a proportion of the development to meet mobility- housing standards. This is reinforced by Policy H7, which states that a minimum of 25% of the development should be provided. The ground floor accommodation, which equates to 3 units, would be to this standard, or at least adaptable, although the detailed ground floor plan, as submitted, does not achieve this. However, the Agent has agreed to a condition being placed on the decision notice, requiring a revised floor plan to be submitted, which meets with such standards.

Landscaping

The application site does not contain any plants worthy of retention. As part of the development, some hard and soft landscaping would be introduced. Low maintenance planting is likely to be introduced around the periphery and it is envisaged that some more established planting and hard landscaping would be provided within the site.

177 A condition would be attached requiring a landscaping scheme to be submitted.

Drainage

The proposed development is considered acceptable, subject to appropriate drainage arrangements being put in place. Conditions have been attached.

Unilateral Undertaking

In accordance with Policy H16, the developer is required to make a contribution to the enhancement of existing recreational space. A Unilateral Undertaking under Section 106 of the Town and Country Planning Act, 1990, has been signed to secure the contribution.

The formula, which is based on a total of 9 residential units, is: -

- 7 x 1 bedroomed unit 7 x £230.00= £1,610.00 - 2 x 2 bedroomed unit 2 x £665.00 = £1,330.00 £2,940.00 - plus 3% Administration cost £ 88.20 - TOTAL £3,028.00

RESPONSE TO REPRESENTATIONS

Any issues raised have been covered within the body of the report.

SUMMARY AND RECOMMENDATION

The site is located within an existing Housing Policy Area, where the proposed development for 9 residential flats, is a Preferred Use, in accordance with Policy H10.

The proposed development is considered acceptable in design terms and would not compromise the character of the area, such that it would be injurious to the visual amenities of the locality.

Given the nature of the development, occupiers of existing residential properties within the immediate vicinity are unlikely to be adversely affected. However, there are concerns about increased on-street parking, as a direct result of the proposed development. Whilst contrary to Unitary Development Plan parking guidelines, it is not considered that the increase in parking would be significant to such a degree to justify a refusal based on parking grounds and traffic safety.

Subject to the imposition of conditions, the proposed development is considered acceptable and therefore recommended for conditional approval.

178 Case Number 05/00192/FUL

Application Type a Full Planning Application

Proposal Erection of 5 flats in 1 x 3 storey block and associated car parking accommodation - application under Section 73 to vary condition 1 (start date) imposed by 99/01386/FUL (99/0832P)

Location 27 Poole Road Sheffield S9 4JP

Date Received 19/01/2005

Team CITY CENTRE AND EAST

Applicant/Agent M Powell

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced full details of the materials proposed for use in the construction of the flats shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 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.

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

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

5 Before any work on site is commenced, a landscape scheme including details of the hard landscaping elements for the site shall have been submitted to and approved by the Local Planning Authority. The

179 scheme shall be carried out to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the development and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

6 Pedestrian intervisibility splays 2 metres x 2 metres shall be safeguarded at the driveway entrance/exit to the site such that there is no obstruction to visibility at a height exceeding 600 mm above the adjacent footway level.

In the interests of traffic safety.

7 Before the development is brought into use all on-site vehicular areas shall be surfaced sealed and drained in a manner approved by the Local Planning Authority.

In order to prevent mud and debris from being deposited on the highway.

8 Before the development is commenced and notwithstanding the details contained within drawing number O1A received on the 8th November 1999 full details of the treatment to the window surrounds and bay element of the scheme shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

9 Before the development is commenced full details of the boundary treatment to the site shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

10 Surface water shall not discharge into a public foul sewer.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the

180 Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

H14 - Conditions on Development in Housing Areas

Attention is drawn to the following directives:

2. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

181 Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

Site Location

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O B R E C R A E LOCATIONP AND PROPOSAL

The property consists of a detached Victorian villa built in red brick with a slate roof. It is set between rows of terraced housing in a primarily residential area. The building has recently been renovated. There is a substantial garden area to the rear of the property at the bottom of which is located a derelict building. The garden is derelict and cleared with brick boundary walls on either side to Nos. 23 and 31 Poole Road. The rear boundary excluding the outbuilding is a mixture of brick wall and fence with bushes behind. It adjoins the rear gardens of 8 and 10 Halsall Road which are slightly higher than the site.

Vehicular access to the rear of the property is gained directly from Poole Road.

Both of the dwellings either side of the site have two storey off shots to the rear. Primary openings on the rear elevation of each (at first floor level) give views onto the rear garden of the application site.

182 There are a mixture of housing designs on Poole Road varying from Victorian terraces to modern bungalows.

This application is to amend the time period for a previous approval for the same scheme on the site (reference number 99/0832P approved by the meeting of 27 January 2000). The scheme involves demolition of the existing dwelling and replacing it with a block of five flats, constructed over three storeys. The self-contained flat units would each incorporate two bedrooms. Parking for the development would be accommodated to the rear as would a limited amount of amenity space, parking space for cycles, bin storage and an external clothes-drying area.

RELEVANT PLANNING HISTORY

See above

SUMMARY OF REPRESENTATIONS

Twelve letters of objection have been received, one of which also included a petition containing 75 signatures, plus a letter from Richard Caborn MP asking for an objector’s letter to be noted.

Issues raised are:

(i) Erecting a block of flats in rear garden is absurd and could lead to overbearing adjacent properties contrary to Policy H16. (ii) Rear car park could lead to noise and pollution problems with a difficult access to Poole Road. - Would be existing problems of vehicle parking and traffic on Poole Road. - Adjacent properties would be overshadowed and suffer loss of privacy. - Flats not going to be built as planned. - Original approval included demolition of existing house.

- New plans not available. - Existing house has been renovated. - Some local residents were not informed of the proposal. - The number of people to be occupied could give rise to noise and lack of upkeep. - Flats are associated with anti-social behaviour. - Erection of flats will in general adversely affect the nature of the area and flats are out of character.

Other issues i.e. loss of value and type of residents are not planning issues.

Policy Issues

The property is located within a Housing Policy Area as defined within the Unitary Development Plan. The proposed use of the building for the purposes

183 of housing is deemed to be a preferred use for the area in accordance with the provisions of Policy H10 (Development in Housing Areas). However development should be carried out in accordance with the provisions of Policy H14 (Conditions on Development in Housing Areas). Under the provisions of Policy H16 of the Unitary Development Plan (Open Space in New Housing Developments) the developer will be required to make a financial contribution to the enhancement of Informal Open Space within the catchment area of the site.

Design Issues

As originally submitted the overall design approach was felt to be of a reasonable quality. The building accommodates three floors, however in order to keep the height of the building to a minimum, the third floor has been accommodated within the roof space. This has meant that the building has the appearance of a two-storey property.

The bay window detail exhibited by the dwellings either side has been repeated on the front elevation of the proposed development thereby adding relief to the elevation and the roof has been designed with a gable to Poole Road so as to minimize the impact of the roofslope. In addition the window openings to the building have been designed with a surround detail to add further interest and relief. The material to be used in the construction of the building would be agreed by condition as part of any planning permission granted, and would be brick to match the dwellings either side with stone detailing and a slate roof.

Amenity Issues

The proposed development projects approximately 4 metres (at its furthest, reaching a maximum height of 9 metres) beyond the rear elevation of the neighbouring dwellings either side. However it is felt the relationship between the development and its neighbours is such that projection is not sufficient nor the building of such a scale and massing that it would impact in a detrimental manner on the amenities of neighbouring residents either by way of light loss or by being overbearing. As for the potential loss of privacy to residents either side through overlooking of their private amenity space, it is considered that the development would prove no more onerous in terms of its ability to overlook the neighbouring properties than the existing dwelling.

It is acknowledged that potentially families could occupy the flats and that the amount of amenity space to be made available to future residents of the development is restricted. However the space that has been made available has been designed to incorporate an external clothes drying area, a bin storage area and a small private garden area with seating. This amount of provision especially if coupled with a sensitive treatment to the areas of hard surfacing around the parking and access is considered to be acceptable for the purposes of servicing the future development. The surfacing treatment to the areas of hardstanding would be conditioned as part of any planning permission granted.

184 Reference is made in response to this application that the proposal is in the garden of No. 27 and thus being brought closer to the properties in Halsall Road. This is not the case and the new development would be located in line with existing properties with an approximate rear separation distance of 40m from the proposal to properties on Halsall Road.

Highway Issues

It is considered that safe and adequate vehicular access to and egress from the site can be maintained. It is also considered that the five parking spaces being provided as part of the development are adequate in terms of numbers for the purposes of servicing the flats and are sufficiently designed for the purposes of manoeuvring into and out of the development would also incorporate a cycle parking area. There are no objections to the proposal from a highway perspective subject to amendments to pedestrian vehicular intervisibility.

Other Issues

Reference is made to the potential residents of the proposed development. This is not a planning issue, the proposed use being the development issue.

SUMMARY AND RECOMMENDATION

In essence the current application is purely for a renewal of the original approval. Issues of design, amenity and highways were addressed in that application and reiterated in the above report. Apart from the changes to sight lines (from 1.8m to 2m) there have been no material changes to these issues. Although there have been a considerable number of objections it would not be reasonable to recommend refusal taking into account the above details. Thus the proposal is considered to concur with Policy H14 of the Unitary Development Plan and Guidelines in Designing House Extensions, Supplementary Planning Guidance.

It is therefore recommended that the Area Board approve the application subject to the signing of a legal agreement including the following heads of terms.

HEADS OF TERMS

On commencement of the development the applicant shall pay the sum of £5562 to be used by the Council towards the provision of recreation space in the locality of the site. This shall be provided in accordance with the principles set out in the Council’s supplementary planning guidance ‘Open Space provision in new Housing Development’.

185 Case Number 05/00345/FUL

Application Type a Full Planning Application

Proposal Erection of double garage (Resubmission)

Location Land Opposite 8 Clifton Lane Sheffield

Date Received 28/01/2005

Team CITY CENTRE AND EAST

Applicant/Agent Chris Gothard Associates

Recommendation Refuse

For the following reason(s):

1 The proposed development by virtue of its siting would lead to the encroachement of urban development into the Green Belt and is therefore contrary to Policies GE1 and GE3 of the Sheffield Unitary Development Plan and Planning Policy Guidance Note 2 (Green Belts)

2 The proposed development by virtue of its scale and location would be out of character in terms of the surrounding landscape and natural environment and contrary to Policy GE4 of the Sheffield Unitary Development Plan and Planning Policy Guidance Note 2 (Green Belts)

3 The proposed development by virtue of its location would adversely affect Bowden Housestead Wood, on Area of Natural History interest and would thus be contrary to Policy BE13 of the Sheffield Unitary Development Plan.

4 The Local Planning Authority consider that the proposed garage provides insufficient visibility to allow safe egress and would be of potential detriment to other highway users, in particular pedestrians using the local footpath network.

186 C L IF T O Site Location N A V E N U E 6 1

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ues th ss a I P Issues

LOCATION AND PROPOSAL

The site consists of land adjacent to the curtilage of No. 8 Clifton Lane and separated by the highway and public right of way. An area of woodland has been cleared and hard surfaced forming the site. Clifton Lane can be accessed by vehicles to a point adjacent to the access to No. 8. Beyond that a gated entrance leads to a network of footpaths within Bowden Housteads Woods. To the south of the site the woods are bounded by Sheffield Parkway.

It is proposed to erect a double garage measuring 5.84 metres by 5.84 metres and 4.7 metres to the pitch of the roof on the hard standing area. Facing materials are to be brick with a flat roof tile.

RELEVANT PLANNING HISTORY

Planning permission was refused for a garage, the same as currently proposed, by delegated powers ref. No. 04/03025/FUL. The reason for refusal was the proposal was contrary to Unitary Development Plan Policies GE1, GE3, GE4, GE6 and Guideline 9 of the Supplementary Planning Guidance.

187 Planning permission was granted for a new dwelling with garage on the north side of Clifton Lane to replace an existing dwelling (Ref. No. 98/0108P). The proposal included a turning head on the south side of Clifton Lane. Permission was granted by the Planning Committee of 20 May 1999 following site visit.

SUMMARY OF REPRESENTATIONS

None received at the time of this report being prepared.

PLANNNING ASSESSMENT

Policy Issues

Bowden Houseteads Woods including the site is within the Green Belt and an Area of Natural History Interest. Relevant Unitary Development Plan policies are GE1 – Development in the Green Belt, GE3 – New Building in the Green Belt, and GE4 – Development and the Green Belt Environment.

In relation to these policies it is considered that the development would lead to encroachment of urban development into the countryside (GE1(c)); will not meet the criteria for purposes acceptable in the Green Belt (GE3) and is not in keeping or will conserve and enhance the landscaped natural environment (GE4). This is due to there being no special circumstances to counter these policies.

It is also considered to contravene Policy GE13 – Areas of Natural History Interest and Local Nature Sites. This policy states that “development which would damage Areas of Natural History Interest will normally not be permitted”.

A building is indicated on an old Ordnance Survey plan directly adjacent to the current hardstanding, however such buildings are no longer evident on site and 2002 aerial photographs show the area covered in trees. It is thus considered that the proposal is contrary to Policy GE13 as it results in the loss of woodland and damages an Area of Natural History Interest. Furthermore, its development could damage existing trees around the building site.

The hard surfaced area was granted as part of the original approval for the new dwelling (98/0108P) as a turning head, not as a parking area.

Design Issues

Although in principle there is no objection to the design of the garage as it complements details of the house, its size and location is unacceptable for the reasons detailed above.

188 Highways Issues

The proposed position of the garage is such that a vehicle could blindly reverse into the path of pedestrians using the public highway. The applicant has space to park 4 or more vehicles within the existing curtilage of the house, which exceeds the amount of space suggested by parking guidelines. Permission for a garage within the curtilage of No. 8 was granted when the house was reconstructed. Notwithstanding any other issues there is thus no justification for further residential off-street parking provision for No. 8.

Other Issues

There is evidence that cars parked on No. 8 Clifton Lane and adjacent to this property are part of a car sales operation. A planning contravention notice has been sent to the occupier and any possible enforcement action may be considered separately at a future Board meeting if this is deemed to be necessary.

CONCLUSION AND RECOMMENDATION

The proposed garage is within the Green Belt and is considered to contravene Green Belt Policies GE1, GE3 and GE4 and adversely affect an Area of Natural History Interest (Policy GE13). There is no justification for a garage on the site as there is more than adequate off-street parking within the curtilage of No. 8 Clifton Lane for residential purposes. It should also be taken into account that the details of this proposal have already been refused in an earlier application.

It is therefore recommended that the Area Board refuse the application.

189 Please note that all maps are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Sheffield City Council LA076325.

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