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

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 16/04/2007 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

Lucy Bond 0114 2734556 CONTACT POINT FOR ACCESS Chris Heeley TEL NO: 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

06/02069/FUL Nursery School 6 Denby Street Sheffield S2 4QH

06/03306/LBC Solly House 29 216 - 218 Solly Street Sheffield S1 4BB

06/03598/CHU Site Of John Watts Cutlery Works 33 Lambert Street Sheffield S3 7AA

06/03848/CHU 151-153 Gibraltar Street 39 Sheffield S3 8UA

06/04797/FUL Land Adjoining West Side Of Car Park 47 Maxfield Avenue Sheffield

06/04904/FUL Site Of Williams Bros (sheffield) Ltd 57 Green Lane, Acorn Street And Dunfields (Site 2) Sheffield S3 8SF

06/04906/CAC Site Of Williams Bros (sheffield) Ltd 81 Green Lane, Acorn Street And Dunfields Sheffield S3 8SF

06/04907/FUL 18 Dunfields (Site 3) 88 Sheffield S3 8SP

06/04908/CAC 18 Dunfields (Site 3) 107 Sheffield S3 8SP

06/04909/FUL Site At 31 Acorn Street/Dunfields/Green Lane 114 (Site 4) Sheffield S3 8SQ

07/00193/FUL Site Of Newfield Inn 136 141 Denmark Road Sheffield S2 3NH

07/00274/FUL 78-82 The Moor And 18-24 Fitzwilliam Gate, 143 (Atkinsons Store) Sheffield S1 3LT

07/00476/FUL St. Wilfrids Rc Primary School 150 Millhouses Lane Sheffield S7 2HE

07/00685/FUL 15 Handsworth Road 156 Sheffield S9 4AA

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 16/04/2007

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 06/02069/FUL

Application Type A Full Planning Application

Proposal Demolition of existing buildings & use of adjoining land for erection of a mixed use development comprising of offices (use class B1) & 218 residential units (use class C3) with under-croft car parking accommodation & associated landscaping

Location Nursery School Denby Street Sheffield S2 4QH

Date Received 13/06/2006

Team SOUTH

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 Before the development is commenced samples of all proposed external materials and finishes, including windows, shall be submitted to and

6 approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

Windows Window reveals Doors Eaves and verges External wall construction Brickwork detailing Balconies Sun Boxes Entrance canopies Stone boundary wall

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

In order to ensure an appropriate quality of development.

4 Notwithstanding the drawings hereby approved and before the development is commenced further details of all external works and hard paved areas, shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such external works and hard paved areas have been provided in accordance with such approved details and thereafter retained.

In order to ensure an appropriate quality of development.

5 Before the development commences, the design and location of all new internal and external light fittings shall have been approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

6 Before development is commenced full details of the reduction in height of the stone boundary wall surrounding the site to a height of 1.8 metres, and details of the new proposed stone boundary wall along Denby Street shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details and retained.

In order to ensure an appropriate quality of development.

7 7 Before development is commenced full details of the reuse of the existing cobbles within the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details and retained.

In order to ensure an appropriate quality of development.

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

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

Highway Improvements:

Denby Street; John Street; Arley Street, Unstone Street (resurfacing and re- kerbing of footways and improvements to street lighting); John Street; Unstone Street (Traffic Regulation Orders)

In the interests of the safety of road users.

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

In the interests of the safety of road users.

10 Before any work commences on site details of the revised turning head on Unstone Street shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the safety of road users.

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 pedestrian safety, the interest of traffic safety and the visual 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

8 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.

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

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

14 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.

15 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:

Clear and unambiguous objectives and modal split targets; 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; 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 traffic safety and the amenities of the locality.

9 16 Before any work commences a dilapidation survey shall be jointly carried out and agreed with the LPA and any remedial work required as a result of the development shall be carried out prior to any part of the development being brought into use.

In the interests of the safety of road users.

17 Before the development is brought into use details of the car park management and allocation of parking spaces shall be submitted to and agreed in writing by the Local Planning Authority, indicating 9 parking spaces only to be allocated to the (B1) office use hereby approved, with the remaining 100 spaces to be allocated to occupiers of the proposed flats. The management scheme shall be implemented and thereafter retained at the levels indicated above, unless otherwise agreed in writing by the Local Planning Authority.

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

18 The residential occupation hereby permitted shall not be occupied unless the scheme of sound attenuation works capable of achieving the following noise levels is submitted for approval. The scheme of works should include a system of alternative acoustically treated ventilation to all habitable rooms. Bedrooms: Noise Rating Curve NR25 15 minutes -30dB (2300 to 0700 hours) Living Rooms: Noise Rating Curve NR25 15 minutes ¿40dB (0700 to 2300 hours)

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

19 Before the use of the development is commenced a Validation Test of the sound attenuation works shall be carried out and the results submitted to and approved in writing 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 in writing by the Local Planning Authority before the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning before the use is commenced and shall thereafter be retained.

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

20 The applicant should submit details of a ground contamination strategy to eradicate ground contaminants given in the report carried out by Site Check, dated 31 October 2005.

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

21 No demolition work shall take place unless a programme of archaeological standard recording of the school buildings has been agreed in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority.

To ensure a record of a building or archaeological interest is recorded.

22 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.

23 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree 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 is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

25 The dwellings shall not be occupied unless the green/sedum roof has been provided, with a growing medium to a minimum depth of 70mm, full details

11 of which shall have been submitted to and approved by the Local Planning Authority. Thereafter the roof should be maintained, and any failure shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interest of sustainable developments.

26 Unless otherwise agreed in writing by the Local Planning authority, no building or other obstruction shall be located over or within 3.0 metres either side of the centre line of the sewer, which crosses the site.

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

27 The site shall be developed with separate systems of drainage for foul and surface water on and off the site.

In the interests of satisfactory and sustainable drainage.

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

To ensure that the development can be properly drained.

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

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

30 Surface water from vehicle parking and hard standing areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor unless otherwise agreed in writing by the Local Planning Authority.

In the interests of satisfactory drainage.

31 This development shall be carried out in its entirety and in complete accordance with the approved plans received on 4th April 2007, unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

12 32 The development shall proceed in accordance with the approved flood risk assessment dated August 2006, incorporating the agreed mitigation measures into the final design of the development.

To minimise the risk of flooding.

33 The surface water discharge from the site shall be subject to a reduction of a least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved in writing by the Local Planning Authority prior to commencement of development.

In the interest of satisfactory and suitable drainage.

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.

IB11 - Housing & Residential Institutions in Industry & Business Areas BE5 - Building Design and Siting BE6 - Landscape Design BE9 - Design for Vehicles BE10 - Design of Street, Pedestrian Routes, Cycleways & Public Spaces BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE22 - Archaeological Sites and Monuments H4 - Housing for People on Low Incomes H6 - Short-term Accommodation for Homeless People H7 - Mobility Housing H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments CF5 - Community Benefits

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

Attention is drawn to the following directives:

1. As the proposed development 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. 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-

13 commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

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

You should apply for a consent to:-

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

For the attention of Mr S A Turner Tel: (0114) 2736133

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

6. 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.

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,

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

8. The developer should be aware that the site falls within the newly designated John Street Conservation Area. Conservation Area Consent is required to demolish the existing building on the site.

Site Location

LOCATION The development site consists of two sites separated by Unstone Street. The larger of the two is the former nursery school, which is bounded by Denby Street, Unstone Street, John Street and Arley Street. The smaller of the sites is a cleared lot, previously used for car sales, which lies to the east of the nursery school, between Denby Street, Unstone Street, Bramall Lane, and Ascot Street.

15 The existing school buildings and sub station on the nursery site have no architectural value, and their demolition will not have any adverse impact on the appearance of the street scene.

There is substantial stone boundary wall approximately 2.2 metres’ high running along Unstone Street, John Street and Arley Street. A number of mature trees run close to the boundary with John Street, which provide visual amenity to the character of the surrounding area, and are the subject of a Tree Preservation Order.

The Sheffield Unitary Development Plan (adopted 1998) shows the site as within a Fringe Industry and Business Area. The adjacent buildings consist of a large new student complex with heights ranging from 4-6 storeys located to the north of the site, a petrol filing station on the opposite side of Bramall Lane, along with the Sheffield United football ground. To the other side of Arley Street and John Street, the scale of development is lower, generally workshop and warehouse type building, including Stag Works, a sizeable 4 storey Victorian Cutlery Works, which is a Grade II Listed Building.

The site falls within the newly designated John Street Conservation Area, with the existing stonewall and large trees within site considered to make a positive impact on the conservation area.

PROPOSAL

It is proposed to demolish the existing buildings on site, and erect a building ranging from 4-7 storey’s comprising of a mixed use development with 215 apartments, and approximately 2,000 square metres of commercial space. The basic principle of the layout is an enclosed courtyard scheme, with the building façade taken up relatively close to the retained stone boundary wall on Arley Street, but set back from the trees to be retained along John Street and Unstone Street. A new stone boundary wall is to be established to match the existing boundary walls along Denby Street with the new façade set back slightly behind it. The building takes the form of 4-storeys facing John Street, with 6 storeys facing Unstone Street and Denby Street. The corner of the building at the junction of Denby Street and Bramall Lane proposes a 7 storey building.

It is proposed to close part of Unstone Street (where it meets Denby Street) and link the smaller site with the larger nursery site. It is also proposed to close Ascot Street at the junction of Bramall Lane.

The demolition of the buildings will require Conservation Area Consent, and it is understood that an application for this is imminent.

PLANNING HISTORY

Denby Street Nursery, Denby Street, - single storey building linked to school for use as a community centre for people with small children – Application No. 78/02871/FUL Granted

16 Unstone Street, Ascot Street and Denby Street, - use of land as a car park and erection of boundary walls thereto. – Application No. 85/01063/FUL Granted Bramall Lane, Denby Street, Unstone Street and Ascot Street, - use of land for car sales with associated temporary office – Application No. 86/01907/FUL Granted Conditionally

− Bramall Lane, Denby Street, Unstone Street and Ascot Street, - continuation of use of land for car sales and retention of office (extension of planning permission) – Application No. 88/02015/FUL. Granted Conditionally − Bramall Lane, Denby Street, Unstone Street and Ascot Street, - continuation of the use of land for car sales and retention of office (extension of planning permission) – Planning Application No. 92/00206/FUL Granted Conditionally − Bramall Lane, Denby Street, Unstone Street and Ascot Street, - continuation of the use of land for car sales and retention of office (extension of planning permission) – Application No. 94/01174/FUL Granted Conditionally − Bramall Lane, Denby Street, Unstone Street and Ascot Street, - continuation of the use of land for car sales and retention of office (extension of planning permission) – Planning Application No. 98/01413/FUL Granted Conditionally − SUMMARY OF REPRESENTATIONS

There have been 4 representations received regarding this application, including representations from Councillor J Creasy, and The Little Sheffield Development Trust. Comments include:

Councillor J Creasy

− The proposed development is in an area designated for mixed use, with one of the main businesses in the area being the recording industry. Complaints of noise from bands by incoming residents have already forced the closure of studios at Kenilworth works. The need for attenuation at source and in the development must be recognised, and if acceptable noise levels cannot be achieved, the application should be refused. − The noise survey is inadequate. − Full double-glazing and acoustic ventilation for the development, a contribution to attenuate noise at source from nearby businesses and as assessment of vibration should be insisted on. − A proportion of affordable housing should be included within the scheme.

The Little Sheffield Development Trust

− The acoustic report was undertaken at in-appropriate times, and does not take into consideration Sheffield United Football Ground which generates substantial noise on match days. − The traffic assessment is selective in terms of what is included, and what is left out, and underestimates the needs of existing businesses, and the number of cars that will be owned by future occupants of the development. − Match days cause significant problems with parking in the vicinity, which should be taken into account.

17 − The scheme should incorporate an element of affordable housing − Unstone Street is one of the few cobbled streets left close to the city centre and should be protected.

Other representations

− The proposal will interfere with arts and culture buildings in the area, which are vital to Sheffield − Having viewed the plans, it will be an improvement to the surrounding area, however 7 storeys will cause a narrowing effect to the entrance of the city centre. The proposal should follow the same building line as The Forge next door. − The cobbled road (Unstone Street) should be preserved

English Heritage have been notified of the proposed development, and their formal comments are awaited. Comments are expected before the Area Board date and will be presented to Members at the meeting.

PLANNING ASSESSMENT

Policy Issues

Policy IB6 ‘Development in Fringe Industry and Business Areas’ sets out the preferred, acceptable and unacceptable uses on land that is designated as part of a Fringe Industry and Business Area. Therefore, the preferred uses for the site are business (B1), general industry (B2) or warehouses (B8 excluding open storage). Given the specific character of the site and its highly accessible location, business (B1) is favoured over the other preferred uses as such a development is likely to generate more employment, to result in a high quality building, and to be compatible with the residential development (‘Unite’ student village) located to the north of Denby Street. Policy IB6 also lists a range of other uses that are acceptable in principle: small shops (A1), offices used by the public (A2), food and drink outlets (A3), hotels (C3), residential institutions (C2), housing (C3), community facilities and institutions (D1), leisure and recreation facilities (D2), car parks, hostels, open space and petrol filling station (the latter is acceptable on Bramall Lane, this being a strategic road).

Proposals should comply with Policy IB9 ‘Conditions on Development in Industry and Business Areas’. Of particular importance will be: [a] a requirement that the development of the site should not lead to a concentration of uses which would prejudice the dominance of industry and business in the area

The scheme's inclusion of B1 Offices [a preferred use] is welcomed. Although the scheme may fail the dominance test insofar as ground level uses are concerned, it is considered that this will not be an overriding factor, as the provision of 2000sqm B1 office floor space is over three floors within the development will accommodate perhaps 100 jobs, bringing tangible economic benefits.

18 [b] a requirement that the development should not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions.

The most likely sources of poor living conditions on this site are noise, air pollution and other nuisance emanating from the nearby industrial activities and traffic on Bramall Lane.

Policy IB11 ‘Housing and residential institutions in industry and business areas’ sets out the criteria to be satisfied by residential development, including the need to avoid further constraining industrial or business development and to provide acceptable living conditions.

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

Policy BE6 ‘Landscape Design’ seeks the requirements for good quality landscape design. The entire nursery site is covered by a group Tree Preservation Order, with there being few mature trees in this neighbourhood, making these boundary trees important local assets.

Policy BE9 ‘Design for Vehicles’ states the expectations for a safe, efficient and environmentally acceptable site layout for vehicles and pedestrians.

Policy BE10 ‘Design of Streets, Pedestrian Routes, Cycleways and Public Spaces’ states the requirements for the design of any public routes that may be proposed through the site.

BE15 ‘Areas and Buildings of Special Architectural or Historic Interest’ seeks to preserve and enhance the city’s heritage. Development which would harm the character or appearance of the nearby property “Stag Works” will not be permitted.

Policy BE16 ‘Development in Conservation Areas’ gives the principles by which the impact of proposals on the John Street Conservation Area will be judged.

Proposals must contain sufficient information to enable their impact on the Area to be judged acceptable. Development of the site and demolition of buildings, walls and other features should preserve or enhance the character or appearance of the Conservation Area. As much as possible of the stone walls on the perimeter of the former nursery school should be retained as they make a positive contribution to the character of the Conservation Area.

Policy BE22 ‘Archaeological Sites and Monuments’ states that development will not normally be allowed which would damage or destroy significant archaeological sites and their settings. Where disturbance is unavoidable, the development will be permitted only if (a) an adequate archaeological record of the site is made and (b) where the site is found to be significant, the remains are preserved in their original position.

19 Housing development is an acceptable use of the site, subject to the criteria referred to in the above Policies. The need to satisfy the dominance test means that a mixed scheme including both housing and business may comply with the UDP.

Planning Policy Statements (PPS3) will be relevant with regard to the development of this site. PPS3 advises that sites should be developed sequentially with ‘brownfield’ or previously developed sites first, followed by ‘greenfield’ sites. Since this site was previously used as a nursery school it meets the definition of a ‘brownfield’ site as provided in Annex B of PPS3.

PPS3 also discourages development at less than 30 dwellings per hectare and encourages development at 30-50 dwellings per hectare (or higher where there are good transport links).

With housing proposed on the site, the development will need to comply with UDP policies H4, H6, H7, H8, H15, H16 and CF5 details of which are given below.

Policy H4 ‘Housing for people on low incomes’ requires the provision of affordable housing as up to 20% of the number of units in the development. This requirement is triggered if the number of dwellings proposed is 40 or more. Supplementary Planning Guidance on affordable housing gives further details. The Informal Planning Guidance prepared for the site in April 2005 confirms that the site does not fall into the area defined in the SPG where affordable housing will be sought. There is already a diverse mix of housing in the locality, including a substantial amount of social housing. Therefore, affordable housing is not being sought as part of the development of this site.

Policy H15 ‘Design of New Housing Developments’ requires the design of a new housing development to:

[a] provide easy access to homes and circulation around the site for people with disabilities or with prams; [b] provide adequate private gardens or communal open space; [c] provide uniform walls or fences around rear gardens next to roads, footpaths or other open areas.

The requirement under policy H15 (b) for adequate private gardens or communal open space is particularly important in respect of this site, because of the shortage of public open space in the immediate neighbourhood.

Policy H16 ‘Open Space in New Housing Developments’ governs the provision of open space in new housing developments. Under policy H16 the developer will be required to make a financial contribution to the provision or improvement of recreation space in the catchment area.

20 These matters are considered in detail below.

Highways Issues

In order to combine the two sites, and create an acceptable turning facility, the closure of both Unstone Street and Ascot Street is to take place. This results in one access to the site from Unstone Street onto John Street.

Bramall Lane is affected by a development control line, which protects land fronting the highway from development, in order to facilitate a road-widening scheme. A preliminary road-widening scheme has been prepared however there is no start date yet for implementation. The preliminary plans indicate that should the road widening scheme be implemented the sites fronting Bramall Lane would be affected by approximately 5-7 metres. This area is preserved in the application scheme for landscaping with the built form standing back from Bramall Lane. Recent traffic management schemes have taken place in the immediate vicinity, which result from the new “Unite Student Village”. These have included: i) prohibition of motor vehicles on the section of Arley Street between Denby Street and Sheldon Street; ii) Sheldon Street being made one way from Bramall Lane; iii) additional waiting restrictions; iv) provision of time restricted parking spaces;

Notwithstanding the traffic management improvements that have already taken place recently, it is acknowledged that there is a very high level of on-street parking in this area in general.

With reference to John Street and Unstone Street there are concerns about the existing situation when considering the proposal and subsequent intensification in use of these highways. Without the implementation of measures on Unstone Street the main vehicular access will be likely to become obstructed, and furthermore the existing parking on John Street in the vicinity of the John Street/Unstone Street junction means that visibility for drivers exiting the junction will be completely obstructed.

In light of the above it suggested in order to ensure that the access strategy for the site can operate safely it would be necessary to provide waiting restrictions along the length of John Street. This will safeguard a 2.4 metre x 40 metre sight line in the critical direction and also along both sides of Unstone Street and the proposed turning area along Ascot Street. This will be subject to a traffic regulation order, which would result in consultation with the statuary bodies and public consultation.

The proposal as submitted requires the closure of part of Unstone Street and Ascot Street, The most expedient way of securing this closure would be under Section 247 Town and Country Planning Act 1990.

In order to support the closure the turning head needs to be extended slightly, as the area required currently includes the ramp to the car park, which shows a gradient of 1 in 7. (The turning head should be dedicated as highway.)

21 The adoptable area needs to be appropriately delineated, (details of treatment to Ascot Street and Unstone Street should be controlled through condition).

Footways around the site are to be resurfaced and re-kerbed and existing signage relating to the school will have to be removed. Street lighting around the perimeter of the site will also require renewing, with these measures to be controlled through conditions.

Roads in the immediate vicinity of the site remain uncontrolled. Bearing in mind the existing demand for on-street parking and the potential additional demand created by this proposal, agreement has been reached with the developer to contribute towards the implementation of a residents parking scheme in the area based on a ratio of £50 per apartment/bed space. This is in line with similar schemes in the area (including the Unite Student Village). The financial contribution therefore required is £10,750 that will be controlled by the submission of a planning obligation.

In total, 109 car parking spaces are proposed at lower ground floor level. Based on a level of parking of 1 space per 75 square metres of office floor area, 9 parking spaces should be allocated to occupiers of the B1 Office use. The remaining 100 spaces are to be allocated to occupiers of the flats. This can be controlled through a condition for a management scheme so that the spaces remain appropriately allocated to occupiers of the flats and the offices.

100 car parking spaces serving 215 flats is considered to be an acceptable level of provision, owing to the site being on the edge of the city centre. Site users have access to numerous bus services operating within close proximity of the application site, as well as a wide range of bus, rail and tram services, which can be accessed in the city centre. The application site is within 1 mile of the city centre.

Areas for cycle parking are denoted on the plans. Full details can be controlled by condition to ensure sufficient numbers and secure provision is provided and retained.

Design Issues

The originally submitted application proposed 8 storeys to the corner of Denby Street and Bramall Lane. Negotiations have lead to a reduction in height from 8 storeys to 7 storeys on this corner, which results in the scale and massing being more in keeping with other developments fronting Bramall Lane.

The building steps down fronting on to John Street at 4 storeys in height which relates more sympathetically to the substantial mature tree line on John Street, and the scale and massing of the nearby Stag Works, a Grade II Listed Building. The remainder of the building fronting onto Denby Street is 6 storeys high with the top storey having a set back.

Planning Policy Guidance 15, states that new buildings do not have to copy their older neighbours in detail. Some of the most interesting streets include a variety of building styles, materials and forms of construction, of many different periods, but

22 together forming a harmonious group. A design that reflects and improves the site and its surroundings will help create a sense of character.

The Bramall Lane frontage takes on a commercial character will full height glazing, and sun box balconies to the residential units on the upper floors. The Denby Street elevation features large slots of glazing cut into a strong brick façade, which vary across the façade presenting either projecting balcony boxes, or in-set balconies.

The John Street and Arley Street elevations have been altered substantially owing to the potential for noise problems from the neighbouring property of Stag Works. To alleviate any potential noise problems, sun boxes with louvres have been added to the John Street elevation and Arley Street elevation. The introduction of these louvered sun boxes helps to break up the scheme and creates an interesting feature along with serving an essential practical role in noise reduction.

The provision of sub-terrain parking allows more thought to be given to provide attractive and user-friendly spaces. This frees up more space for the courtyard in the centre of the site, and allows good quality soft landscaping to be incorporated surrounding the footprint of the building. Furthermore it avoids large areas of hard standing surrounding the building.

Design has a crucial role to play in creating places that not only feel safe, but are safe. Developments should be planned in a way that makes sure buildings overlook all public spaces. The site at present has a large 2.5 metre stonewall running along John Street and Arley Street. The stonewall is required to provide an element of security to occupiers of the proposed building, and owing to its positive role on the character of the Conservation Area. However to increase outlook onto the adjacent highway/footpaths, and to provide a natural level of security, the wall is to be reduced in height to 1.8 metres. This will allow the removed stone to be used to rebuild the wall along Denby Street. The street lighting surrounding the site is to be renewed and increased to help light vulnerable areas. Overall, the increase in street lighting and lowering of the stonewall will increase surveillance and provide greater security for both occupiers of the proposed building, and pedestrians passing the site.

The loss of some or all of the street space (Unstone Street and Ascot Street) to a comprehensive development, amalgamating the land parcels, is considered acceptable. However, the cobbles in the highway should be re-laid to an agreed specification within courtyards, amenity space or other communal areas within the new development.

Conservation Area Issues

The site falls within the recently designated John Street Conservation Area, and is identified as being a positive area. The site has been selected as a positive area owing to the mature trees running along the John Street boundary, and the substantial stonewall bounding the site. These elements are to be retained within the proposed scheme, which is favourable, and retains the positive impact on the appearance of the Conservation Area.

The reduction in height of the stone walling will be considered flexibly in that it is necessary to achieve a well-designed scheme, rebuild the stonewall along Denby Street and to provide a level of natural surveillance to the footpaths surrounding the site.

Whilst there will be changes to the historic street pattern, the cobbles are to be retained, and those required to be removed on Unstone Street will be reused around the building and in the courtyard.

Demolition of un-listed buildings, which have been identified as making a positive contribution to the character of the area should be tested against criteria for listed buildings consent for demolition set out in PPG15. Whilst the site is marked as a positive area, it is the mature trees and stone wall that have been identified as making the positive contribution. This application seeks to retain the trees, and retain, alter, and rebuild the stonewall.

On balance it is considered that the improvements the overall scheme has on the Conservation Area, with the use of good quality materials, the high standard of architecture and the increase in viability of the site, outweigh any alterations to the stonewall and the cobbled street pattern.

Noise Issues

The site is located within a fringe industry and business area. There are a number of noise sources located within the area, and the outcome of a noise survey identified a number of problematic buildings in a survey carried out by the applicant and prepared by Acoustic Design Technology.

Planning Policy Guidance 24 – ‘Planning and Noise’ establishes the use of noise exposure categories (NEC’s) for the assessment of whether residential developments are acceptable in areas that are close to identifiable noise sources.

Serck Marston on John Street operates a normal working day, and from observations the only ‘industrial’ activity at the John Street end of the building is the loading of small Transit pickup trucks in their small forecourt with an electric forklift truck. Sound recordings confirm the subjective impression that the noise from the loading of a pickup truck with an electric fork lift truck is not significant on the application site.

Noise from traffic on Bramall Lane is classed as Category C, and therefore there is a need for high performance double glazed units. It is considered that this is achievable, and furthermore the lower three floors are allocated for B1 use,.

Following investigations into Stag Works, two noise sources in the building have been found. These are Stag Trailers and Bok Studios. Stag Trailers occupies the ground floor of Stag Works and noise emissions from their premises are inaudible at the application site. Bok Studios has rehearsal rooms on the upper floors. A series of readings on the corner of Arley Street and John Street between 20:00 and

24 2100 hours concluded that “complaints are likely” as the rating level of the music is more than 10db above the otherwise prevailing background noise.

Therefore Bok Studios within Stag Works has been identified as the main source of nuisance noise affecting potential occupiers of the proposed site. One of the most effective noise control measures would be to provide a simple ventilation system for Bok Studios and therefore reducing sound levels at source. However this has lead to problems in third party ownership, and Listed Building Issues.

A solution has been proposed showing the introduction of louvred sun boxes to the John Street and Arley Street elevations. This system proposed a glazing system comprising of a series of 18mm thick glass lourve blades set in a framework, with mechanised actuators to facilitate opening and closing. This system has proved a sound installation on other schemes by the manufactory of a rating of Rw25 with the louvres in the closed position. The combination of the lourved glass and the acoustic buffer zone provided by the enclosed balcony should be sufficient to reduce the noise levels incident on the exposed elevations to less than 50dB (a)L. Furthermore the bedroom units also have performance glazing units with trickle vents from the sun boxes.

Environmental Protection Officers are satisfied with the proposed noise control measures for attenuating noise from the Bok Studios. The information shows that the louvred sun boxes will provide sufficient noise attenuation and will also deal with noise from other sources should Bok Studios relocate within Stag Works or if other music practise rooms emit excessive noise in the future, or if other industrial uses occupy the buildings.

Amenity of Future Residents - Privacy

The proposed courtyard layout is such that the main area of amenity provisions for the future residents is the landscaped courtyard, the courtyard measures approximately 18.5 metres by 28.5 metres. In addition to this the majority of units have private balconies.

As with many developments of this nature, where the development is fitting into an existing, tight urban grain, the privacy distances between habitable room windows are below the 21 metre distance that would be expected in a more typical suburban residential location. Internally across the courtyard distances range from 18.5 metres to 28.5 metres which is considered to provide a reasonable outlook and afford residents with a reasonable level of privacy.

Externally, units facing onto John Street benefit from a distance of approximately 25 metres to neighbouring buildings, with a band of mature trees screening the distance. The units facing onto Arley Street and Denby Street are approximately 13-14 metres away from the buildings opposite. This is not ideal, however this distance is viewed over a highway and is consistent with other developments within the vicinity owing to the street pattern and urban grain.

25 Open Space Assessment

Policy H16 requires for sites less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site. Both formal and informal spaces are well below minimum guidelines for the catchment area.

The financial contribution therefore required is £106,363 that will be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

SUSTAINABILITY

The proposal includes a green/sedum roof to the John Street elevation of the development. This will help to retain and re-use water and release it slowly reducing peak surge demand on drainage and have increased insulating properties. Details and retention of the green/sedum roof can be controlled through condition.

Mobility Housing Issues

Policy H7 ‘Mobility Housing’ encourages the provision of a proportion of mobility housing, which is general purpose housing, suitable for easy adaptation to provide access for disabled people should they choose to live in the dwelling. This has successfully been achieved at a ratio of over 25% within the scheme. The design of the 1 bed and 2 bed apartments comply with the mobility housing criteria.

With the car parking being semi subterranean, the ramping does appear slightly excessive, however this is mainly located internally and does work.

Landscaping Issues

The site of the former nursery school is covered by a group Tree Preservation Order. The trees of particular merit consist of the mature Ash trees running along the John Street boundary. These trees are to be retained within the proposal, with some reduction in the crown to the large tree in the middle of the group.

The footprint of the building is set back from the trees at a distance which is considered will not damage the trees through construction works. There is concern that the tree canopies are within close proximity to the proposed sun boxes. Whilst this is the case, it is considered that with the orientation of the sun boxes facing due south, and the sun boxes being full height from floor to ceiling, adequate light will be afforded to occupiers of these units.

The remaining trees on the site will be removed, however it is considered that through the conditioning of a detailed landscaping scheme, good quality replacement soft landscaping can be achieved, particularly along the Bramall Lane boundary, which at present features no soft landscaping. New planting would be introduced within the courtyard, which would be controlled by appropriate conditions.

It is therefore considered that the provisions of policy GE15 of the UDP have been met

Archaeology

The archaeological potential of the site relating to pre-nineteenth century features is considered to be low. The most interesting feature on the site seems to be the school building. Although this is quite a late structure it is typical of its date. In line with other school buildings within Sheffield that have been demolished a basic photographic record should be made prior to demolition. This can be controlled by condition, and furthermore the demolition of the building requires Conservation Area Consent, which provides a further opportunity to secure this.

Other Issues

Yorkshire Water has no objections to the proposal and has suggested a number of conditions to be placed on any approval of planning permission.

South Yorkshire Passenger Transport, have commented that the site is within 1 mile of Sheffield railway station. A residential and employee travel plan should be produced encouraging use of sustainable transport, along with real time public transport information displays in communal areas. The creation of low parking provision for the development is welcomed, and that secure cycle facilities should be provided so that the bicycle can form a feasible and an attractive transport option for journeys to and from the site

The Environment Agency has no objections to the proposed development, with the flood risk assessment being appropriate to scale and nature of the development and is in accordance with Planning Policy Statement (PPS) 25 – Flooding. The Flood Risk Assessment confirms that the development will not be at risk of flooding.

SUMMARY AND CONCLUSION.

The proposal seeks to redevelop the site from its current vacant state, with a development of high quality design and good quality materials. The development will result in a significant improvement in the appearance of this part of the Conservation Area, and will further enhance this positive area. Ultimately the proposed development enhances the appearance of the Conservation Area, and respects Stag Works, the Grade II Listed building opposite.

The development is acceptable in principle in land use policy terms, and with the provision of 2000sqm B1 office floor space within the development will bringing tangible economic benefits to the area.

With the implementation of highways improvements, the site does not present any highway safety issues, and is located in an accessible location within close proximity of good transport links and the city centre.

27 The scheme will provide an acceptable level of amenity provision for residents, with appropriate privacy elements through the shared courtyard area, in addition to private balconies. Furthermore there is a contribution towards enhancement of open space within the vicinity of the site.

The noise problems from the neighbouring Bok Studios located in Stag Works have been addressed with the introduction of louvered sun boxes to the John Street and Arley Street elevations.

RECOMMENDATIONS

Grant Conditional subject to Legal Agreement

HEADS OF TERMS FOR LEGAL AGREEMENT

1. The developer shall pay, on or before the commencement of development, the sum of £106,363 to be used by the City Council towards the enhancement of Open Space within the vicinity if the site.

2. The developer shall pay, on or before the commencement of development, the sum of £10,750 to be used by the City Council towards the implementation of a residents parking scheme in the area.

Case Number 06/03306/LBC

Application Type Listed Building Consent Application

Proposal Retention of Paintwork to rear external rendered/brick wall

Location Solly House 216 - 218 Solly Street Sheffield S1 4BB

Date Received 21/08/2006

Team CITY CENTRE AND EAST

Applicant/Agent David Chapman Associates

Recommendation Refuse with Enforcement Action

Subject to:

1 The unauthorised paintwork is considered to affect adversely the character of this Grade 2 listed building located within the Wellmeadow Conservation Area by reason of its unsympathetic nature, colour and texture, detracting from the appearance of the rear courtyard and the surroundings generally.

2 The paintwork is therefore contrary to Policy BE19 of the Unitary Development Plan for Sheffield which expects external alterations affecting the special interest of listed buildings to preserve their character and appearance.

Attention is drawn to the following directives:

1. The Assistant Chief Executive Legal and Governance has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the removal of the unauthorised paintwork and the restoration of the rear elevation to its condition prior to the breach. The Local Planning Authority will be writing separately on this matter.

29 Site Location

LOCATION AND PROPOSAL

These are Grade 2 listed former metal trades buildings on the north side of Solly Street now converted to student accommodation.

A large part of the rear elevation of the building has been painted in a light colour without the Council’s consent.

The application is to retain the unauthorised paintwork.

ASSESSMENT

Policy

The site lies within the Wellmeadow Conservation Area.

Policy BE19 requires external alterations to listed buildings affecting their special interest to preserve their character and appearance, and where appropriate to preserve original details and features of interest.

Character of the Buildings

The ground floor of the rear elevation is rendered and the upper floors are in brickwork.

Both the render and brickwork have been painted cream. The work is considered to be unnecessary. It affects adversely the character of the building by concealing the traditional brickwork, bringing an unwarranted uniformity to its appearance.

Unauthorised Works

The unauthorised paintwork carried out constitutes works affecting the character of the listed building under Section 7 of the Planning (listed Buildings and Conservation Areas) Act 1990. Such work is an offence under Section 9 of the Act, which sets out penalties on conviction of up to two years imprisonment or a fine of up to £20,000 or both.

The applicant is understood to believe that the Council would welcome the paintwork because it brings extra light into the courtyard. Officers have made no such suggestion, and the applicant has acted independently without seeking officer advice.

The works came to the Council’s notice before they were completed. The applicant was informed of the legal position and of the requirement for consent, and was made aware that listed building consent was unlikely to be granted if applied for. The applicant was advised to cease work immediately but chose to finish it instead.

CONCLUSION

This is considered to be a serious breach of listed building control. The Council is presently advising other developers converting metal trades buildings to new uses, and taking great care to ensure that their historic character is retained and where appropriate replicated.

The applicants’ actions in this matter lack the care and attention required when attending to metal trades listed buildings.

ENFORCEMENT

There is no option but recommend enforcement action, which is considered expedient because the applicant has not so far co-operated with Council officers,

31 and steps must be taken to remove the paintwork and restore the building to its condition before the breach of listed building control.

RECOMMENDATION

(1) Refuse for the recommended reasons, (2) Authorise all necessary action up to and including enforcement action and legal proceedings to secure the removal of the unauthorised paintwork and the restoration of the rear elevation to its condition prior to the breach.

Case Number 06/03598/CHU

Application Type Planning Application for Change of Use

Proposal Use of ground floor unit as restaurant/cafe (Class A3) as amended 23 March 2007

Location Site Of John Watts Cutlery Works Lambert Street Sheffield S3 7AA

Date Received 26/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mr Rufus Salter

Recommendation Grant Conditionally

Subject to:

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

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

2 The building shall be used for the above-mentioned purpose only between 0800 hours - 1800 hours on any day.

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

3 No hot food shall be prepared in the building except by means of microwave oven or sandwich toaster or such other equipment not requiring an external fume extraction duct as 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.

4 No dancing shall take place or be permitted to take place at any time.

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

33 5 Amplified sound or live music shall only be played within the building in such a way that noise breakout to the street does not exceed:

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

ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, when measured on the south side of Lambert Street opposite the building.

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 restaurant/café use is commenced full details of the proposed entrance lobby including joinery, plasterwork and glazing shall have been submitted to and approved by the Local Planning Authority.

In order to protect the character of the original building

8 The building shall not be used for the purposes hereby permitted unless the existing timber gates to the building have been retained and refurbished in accordance with details that shall first have been submitted to and approved by the Local Planning Authority.

In order to protect the character of the original building

9 The building shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

Attention is drawn to the following justifications:

34 IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas BE7 - Design of Buildings Used by the Public BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings H2 - Locations for Housing Development H12 - Housing Development in the City Centre

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

Site Location

35 LOCATION AND PROPOSAL

The former John Watts Cutlery Works lies on the north side of Lambert Street, and is undergoing conversion to form flats, with five small offices on three floors at the eastern end of the front range.

The proposal is to use the ground floor office unit as a café/restaurant. The revised proposal includes a shared internal lobby to the café/restaurant and the remaining office units.

John Watts Cutlery Works is a Grade 2 listed building considered to be of international interest.

HISTORY

Permission was refused on 22 June 2004 for conversion, part demolition and part redevelopment in 4 storeys to form 26 flats and 21 parking spaces.

A revised scheme to form 34 flats and 1 office unit was granted permission on 14 February 2005.

A second revised scheme to form 57 flats, 9 parking spaces and 5 office units was granted on 29 March 2006. This permission is being implemented.

Permission was granted on 9 February 2007 for the conversion of Flat 20 to form 2 flats and a second floor extension at the western end of the front range to form 1 further flat. This permission is being implemented.

REPRESENTATIONS

None.

ASSESSMENT

Policy

The site lies within a General Industrial Area in the Unitary Development Plan, and Policy IB5 lists Housing as unacceptable, and Business and Food and Drink use as acceptable. Policies IB9 and IB11 limit development that would prejudice the dominance of business and industry in this area, and require that residents should not be made to suffer unacceptable living conditions by way of noise, air pollution, or ground contamination.

The St Vincent’s Action Area Plan was approved by Cabinet as a material consideration on 8 December 2004. It revises the UDP and puts the site within a Business Area in which Business (Class B1) is the preferred use, with Food and Drink (former A3) acceptable, and Housing (C3) use acceptable except on ground floors.

36 The building is a Grade 2 listed building. Policy BE19 states that demolition of listed buildings will not be permitted, and requires that internal and external alterations and new buildings within the curtilage should preserve the building’s character, appearance and setting.

The site lies within the Furnace Hill Conservation Area. Policy BE16 requires development to preserve or enhance the character or appearance of the conservation area.

Policy H2 identifies the City Centre as a main location for housing development.

Policy H12 promotes housing in the City Centre where it would (a) help strengthen existing communities in areas where housing is already established, (b) create new sustainable communities in areas that would not suffer from unacceptable living conditions, including air pollution, noise, or other nuisance or risk to health and safety.

Policy BE7 encourages safe, easy and equal access to buildings used by the public for people with disabilities.

Historic Importance

This is part of an interesting and valuable site, illustrating the origins and growth of a highly distinctive metal working community of international significance over three centuries.

The site had residential origins but gradually became a tight mixture of workshops and houses making at various times knives, files, razors, scissors, buttons, clasps, steel skates, graining combs, wardrobe fittings, and tie and trouser presses. Latterly it was entirely given over to manufacturing.

The site is a significant survival and may represent one of the last surviving complexes retaining structural elements of three centuries of continual expansion and alteration.

Land Use

The proposed café/restaurant use complies with land use policy. Provided the other business units are retained as proposed, the proposal will enhance the mixed use character of the area, attracting customers and especially pedestrians. This is considered desirable.

Character of the Proposed Use

It is proposed to let the unit as a daytime coffee shop or similar serving hot and cold drinks and light snacks, such as could be heated using a microwave or sandwich toaster only. There will be no loud music or dancing. Conditions are recommended to confirm these arrangements.

This kind of use is considered acceptable and suitable close to flats in the complex.

Design of Entrance

The approved scheme for the conversion shows the existing vehicular gates to the former rear yard removed and the arch filled with rendered blockwork. This proposal retains the existing gates with a new internal lobby providing a common entrance to the coffee shop and the remaining business units.

This is an improved arrangement, retaining more of the historic fabric. The design of the lobby is subject to details reserved by condition.

Access for People with Disabilities

Existing level access through the arch is retained to the ground floor unit, and the common lobby now provides level access to the other business units. The approved scheme lacked level access to the business units, relying on the steps up to the existing door from the street.

This is an improvement.

CONCLUSION

The proposal is considered to improve the mixed use character of the development without detracting from policy objectives or causing additional noise nuisance to future residents. It also provides for more historic fabric to be retained, and improved access for people with disabilities.

RECOMMENDATION

Grant subject to the recommended conditions.

Case Number 06/03848/CHU

Application Type Planning Application for Change of Use

Proposal Use of building as hot food takeaway (Use Class A5) (Re-submission of 06/02977/CHU)

Location 151-153 Gibraltar Street Sheffield S3 8UA

Date Received 10/10/2006

Team CITY CENTRE AND EAST

Applicant/Agent M2 Design

Recommendation Grant Conditionally

Subject to:

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

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

2 This development shall be carried out in complete accordance with the approved plans, Drawing No. 06031/01 Revision E received on 31/01/07, unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

3 The premises shall not be used until full details of the proposed extraction flue system have been submitted to and approved in writing by the Local Planning Authority. The flue system shall be installed as shown on the approved plans in terms of width, colour finish and above eaves termination, and shall be fitted with a low resistance cowl, mounted on anti-vibration mounts and noise attenuated in order to protect the amenities of neighbouring and surrounding residents, unless otherwise agreed in writing by the Local Planning Authority. The approved extraction flue system shall thereafter be retained.

In the interests of the amenities of the locality and surrounding properties, and in the interests of the visual amenities of the Furnace Hill Conservation Area.

39 4 The premises shall not be used until full details of sound insulation measures proposed to be installed between the hereby approved hot food takeaway unit and the residential accommodation situated on the upper floors of the Gibraltar Buildings have been submitted to and approved in writing by the Local Planning Authority. The approved sound insulation details shall be retained thereafter.

In the interests of the amenities of the occupiers of neighbouring and surrounding residential occupants.

5 The hot food takeaway shall be used for the above-mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

6 The premises shall not be used unless the access and facilities for people with disabilities shown on the approved plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

In order to ensure ease of access and facilities for disabled persons at all times.

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

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas BE5 - Building Design and Siting BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest St Vincent's Action Plan

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

40 Attention is drawn to the following directives:

1. The applicant is advised that any new signage would require separate advertisement planning consent. The new sign fascia is not approved as part of this application.

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

Site Location

41 LOCATION AND PROPOSAL

This application relates to the ground floor use of 151 – 153 Gibraltar Street, Sheffield. The building is part of a Victorian terrace and is located to the North- West of Sheffield City Centre. The site is situated in the St. Vincent’s City Quarter, which is one of Sheffield’s most distinctive inner city quarters and currently the subject of substantial transformation, improvement and private development. The site is also designated within the Furnace Hill Conservation Area as defined in the St. Vincent’s Action Plan.

The terrace is approximately 60 metres long, four storeys high (including roofspace) and comprises two separate buildings. These buildings are 147 – 153 Gibraltar Street, 155 – 169 Gibraltar Street (1 – 8 Gibraltar Buildings at first floor and above), and although attached vary in architectural appearance. The architectural design is traditional and good architectural detail remains. The terrace contains a variety of uses including retail (ground floor), office and residential (upper floors).

The application building is currently unused at groundfloor level. The whole building’s previous planning use was as a day centre, which has closed and the roller shutters are permanently shut. The first and second floor of the building has been recently converted to a residential unit, which is considered to be unlawful development and Enforcement are currently attempting to regularise the planning position. The residential units at 71 – 73 Furnace Hill also exist to the immediate South West of the application building’s rear elevation.

To the application building’s rear is a small informal courtyard, which is overlooked by the rear elevations of 147 – 153 Gibraltar Street and 71 – 73 Furnace Hill. This space is visible from Furnace Hill, a public highway in the Conservation Area. The topography of the area is steep and used as an informal parking area.

Adjacent to the application building at 147 – 149 Gibraltar Street is the “Yorkshire Decorators Centre” which is the only retail outlet trading along the whole of the terrace’s ground floor. All other ground floor units within the terrace are boarded up.

This application proposes to change the use of the ground floor of 151 – 153 Gibraltar Street from a day centre (D1 use class) to a takeaway restaurant (A5 use class). The proposal comprises kitchen, serving and seating areas.

RELEVANT PLANNING HISTORY

Permission was approved in February 1999 (Application reference: 99/00003/FUL) to use the application building as a day centre and install roller shutter blinds.

An application to change the use of the building from D1 (non-residential institution) to an A5 (Takeaway restaurant) was withdrawn in September 2006.

SUMMARY OF REPRESENTATIONS

One letter of objection has been received from the Yorkshire Decorators Centre at 147 – 149 Gibraltar Street. Their objection relates to the fact that there is no longer a rear entrance to the building, which is now used by the new flat above. This means that all deliveries and custom will have to pass through the one front entrance on Gibraltar Street which will bring associated traffic and parking difficulties.

PLANNING ASSESSMENT

Amendments

An amended plan was received on 31st January 2007, which provided additional details and amendments regarding the proposed flue extraction system and the disabled access/facilities.

Policy Issues

Sheffield Unitary Development Plan

The application site lies within a “General Industry Area without Special Industries” in the Sheffield UDP. Policy IB5 is relevant to this assessment as it applies to development in general industry areas and states that an acceptable use will include food and drink outlets (A3). This application is for an A5 use (Hot Food Takeaway) which was designated in the Use Classes (Amendment) Order 1995 and was consequently unavailable when the UDP was adopted in 1998. Given that takeaways were formerly an A3 use, it is considered that the application proposal is an acceptable use at this location which is consistent with Policy IB5.

Policy IB9 is also relevant and part (b) states that the proposed development should not cause residents or visitors of residential properties to suffer from unacceptable living conditions. There is residential use surrounding the application building and the assessment of the application in terms of Policy IB9 is set out in the ‘Amenity and Environmental Issues’ section of this report.

St. Vincent’s Action Plan

Having come under increasing pressure for new development, which in many cases raised conflicts with existing UDP policy, the City Council has produced an Action Plan with the purpose of identifying a concise route for regeneration in the St. Vincent’s Quarter. The Action Plan, which was adopted by the Council in December 2004, is a material consideration when considering planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF), which will ultimately replace the existing UDP.

The application building is designated within a Business Area in the “Proposed New Planning Framework”. Once again, the proposed use as a takeaway is

43 considered acceptable at this location and would not conflict with the content of the Action Plan.

Conservation Area Issues

The application site lies within the Furnace Hill Conservation Area, an area of ‘unique character’ consisting of its steep topography, tight street pattern and surviving industrial heritage. As such, a principle issue to consider is the impact of the development on the character and appearance of this Conservation Area. UDP Policy BE15 confirms that development that would harm the character or appearance of a Conservation Area will not be permitted. Policy BE16 confirms that permission for development in Conservation Areas will only be given for proposals which contain sufficient information to enable their impact on the character and appearance of the area to be assessed. Policy BE17 advises that a high standard of design using traditional materials and a sensitive and flexible approach to alterations and extensions to buildings in Conservation Areas will be expected. These UDP policies reflect advice contained within PPG15: Planning and the Historic Environment.

The ‘Amenity and Environmental Issues’ section of this report will discuss the impact of this proposal to ensure the character and appearance of the Furnace Hill Conservation Area is protected in accordance with relevant policy.

Dominance of Use

Dominance is defined in the Sheffield UDP as taking up over 50% of the policy area. Policy IB9, part a) is relevant and states that change of use will be permitted provided that it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites. Industry and business remains the most dominant use of the area and it is therefore considered that the scheme is acceptable and would not be contrary to Policy IB9 of the adopted UDP.

Highway Issues

In spite of the letter of objection relating to future traffic and parking issues on Gibraltar Street, it is considered that the proposed development raises no significant highway implications and is thus concluded to be acceptable in such terms. The provision of a new litterbin outside the proposed takeaway would be required outside the application building.

Access Issues

Following amendments to the scheme, the proposed access and facilities for disabled people are considered to be acceptable and in accordance with Policy BE5 (Building Design and Siting).

44 Visual Amenity Issues

The application building is currently vacant and offers little to the area’s amenity and vitality.

With regard to external appearance, the plans indicate that the proposal would retain the existing shop frontage on the building’s Gibraltar Street elevation. Only alterations to the building’s main entrance are proposed for access purposes. The retention of the shop front is considered to be acceptable in design terms and by virtue of its retention would at least preserve the character and appearance of the Conservation Area. Furthermore, as an empty unit it is considered that the proposal would restore activity to the building thus enhancing the vitality of the building, streetscene and wider Conservation Area.

The Furnace Hill area is characterised by very steep topography and as a consequence there is a significant change in land level between the front and rear elevations of the building. To clarify, the building’s ground floor area and front elevation is at positioned at street level along Gibraltar Street, however due to the rise in land the ground floor rear elevation is located underground and is not visible from the proposed courtyard area at the rear of the site.

A vertical vent extraction flue system would be attached to the rear elevation of the application building, running from the ground floor area (underground), terminating 1m above eaves level and finished in powder coated black to match existing downpipes. There are no technical details of the fume extraction equipment supplied with the application and it is important to ensure that any system is designed to be sympathetic to the Conservation Area setting. Appropriate conditions are recommended so as to allow the Council to maintain control over the proposed size and design of the extraction flue system.

The proposed new illuminated signage is not being considered as part of this application and requires separate advertisement consent to assess its acceptability at this location. A directive is recommended.

Environmental Issues

Residential accommodation surrounds the application site and exists in the upper levels of the Gibraltar Buildings. Notwithstanding this, there are no objections to the proposed use from an environmental protection perspective, subject to a number of conditions relating to the extraction flue system in order to protect the residents of the living accommodation above and surrounding the proposed takeaway.

RESPONSE TO REPRESENTATIONS

It is considered that the objection submitted by the Yorkshire Decorator’s Centre has been addressed in the assessment above.

45 SUMMARY AND RECOMMENDATION

The proposed change of use from a vacant day centre (D1) to a hot food takeaway (A5) raises no policy concerns at this location. It is considered to be an appropriate use within an area of Gibraltar Street that contains a number of empty ground floor units. There are no concerns regarding the appearance and design of the shop front and extraction flue system subject to conditions. It is considered that the works will preserve and enhance the appearance, character and vitality of the Furnace Hill Conservation Area. Furthermore, the relationship between the proposal and existing surrounding land-uses (namely residential units) offers no concern from a highway and environmental protection perspective, subject to conditions.

For the reasons outlined in this report, it is recommended that Members approve this application with conditions.

Case Number 06/04797/FUL

Application Type A Full Planning Application

Proposal Landscaping works including widening of access point and engineering works

Location Land Adjoining West Side Of Car Park Maxfield Avenue Sheffield

Date Received 15/12/2006

Team SOUTH

Applicant/Agent Bond Bryan LLP

Recommendation Grant Conditionally

Subject to:

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

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

2 The existing trees within the site of the development, other than the trees indicated for removal on the plans, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree other than the afore- mentioned trees indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

47 landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

4 The gardens and stone walls of Nos. 169 and 171 Northumberland Road shall be reinstated to their current specifications prior to the completion of the development.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

6 Prior to any works commencing on site, the junction of Maxfield Avenue with Northumberland Road and Maxfield Avenue Avenue shall be upgraded in line with the proposed site access method statement.

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

7 The junction of Maxfield Avenue with Northumberland Road shall be constructed in accordance with drawing number 05-024 (90)001PLO with the exception of the footway which shall have a minimum width along its full length of 1.2m.

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

8 Prior to any works commencing on site, full details of all retaining walls shall be submitted to and approved in writing by the Local Planning Authority.

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

9 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.

48 10 The gradient of the access road shall not exceed 1:20 for the first 10 metres from the highway and thereafter not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the safety of road users.

11 At all times that 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 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.

12 Prior to any works commencing on site a dilapidation survey of highways to be agreed shall be jointly carried out and agreed with the Local Planning Authority and any remedial works required as a result of the development shall be carried out to the satisfaction of the Local Planning Authority prior to the remote experimental facility being brought into use.

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

Attention is drawn to the following justifications:

LR4 - Open Space LE5 - Development in Open Space Areas LE7 - Development of Recreation Space for Non-Recreational Uses GE15 - Trees and Woodland GE11 - Nature Conservation and Development

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

Attention is drawn to the following directives:

1. 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.

49 You should apply for a consent to:-

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

For the attention of Mr S A Turner Tel: (0114) 2736133

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

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

50 Site Location

LOCATION AND PROPOSAL

The site is located at the eastern edge of Crookes and comprises Maxfield Avenue and a section of the car park to the south east of this. Maxfield Avenue is an unmade road that leads from Northumberland Road along the rear of houses on Crookesmoor Road to the disused tennis courts owned by Sheffield University. Maxfield Avenue also serves a number of private garages associated with the houses on Crookesmoor Road. It is a single track carriageway with self-seeded trees and a stone wall along the south east side and there are shorter stone walls on the opposite side. The adjoining car park is at a lower level and there is a small electricity sub-station in the corner, next to the Maxfield Avenue junction with Northumberland Road.

51 Surrounding development comprises residential, leisure, University buildings and a church to the north.

This application is for the provision of an access to the former tennis courts from Northumberland Road along the line of Maxfield Avenue. This would involve the loss of many of the existing self-set trees and the wall with the road supported by a retaining structure with planting on the top and a lower stone wall adjoining the car park. The electricity sub-station would be relocated as part of the proposal. The proposal would result in the loss of 7 car parking spaces within the adjacent University Car Park.

RELEVANT HISTORY

Members may recall that a planning application (ref: 05/04040/FUL) for a relocated Remote Experimental Facility, currently behind the Tapton Halls of Residence at Crookes Road, was granted subject to conditions at the Planning and Highways Area Board of 21 August 2006. This involved redevelopment of the disused tennis courts for the Experimental Facility but access for both construction traffic and vehicles servicing and visiting the Experimental Facility would use Maxfield Avenue. As part of this approved scheme Maxfield Avenue would be widened near to the junction with Northumberland Avenue to allow two-way traffic which would involve the loss of two mature trees and part of a garden. Some new trees would be planted to replace existing losses and a new surface of grasscrete would be laid. The existing stone wall separating the car park and access road would be strengthened.

This new application is proposing an alternative to the previous approval that would restore the garden and provide an improved level of access.

REPRESENTATIONS

Six letters have been received from local residents which list the following comments:

- Maxfield Avenue has a ‘rural’ feel to it that should be retained - it contains old stone kerbs that should be retained - the garage forecourts are private property and need to be protected from development - loss of trees is unacceptable – some are 10 metres high - better to have a smaller retaining structure - better to take access directly off Northumberland Road - there is potential for vandalism affecting private cars if left in the street - concerns over the dimensions of Maxfield Avenue that may not allow two vehicles to pass and the subsequent impact on pedestrian safety - Maxfield Avenue has been excluded from the application boundary - trees provide effective screening, particularly at night and create a sound barrier - loss of trees is contrary to Policy BE15 of the UDP - proposed surfacing of grass-create is out of character and unacceptable - loss of wildlife

52 - noise and disturbance from construction work - loss of green space

PLANNING ASSESSMENT

Policy Issues

The UDP proposals map shows that Maxfield Avenue and the car park is part of a larger area of Open Space.

Policy LR4 of the UDP states that open space will be protected from built development where it is needed for outdoor recreation or where it makes a valuable contribution to the natural environment.

Policy LR5 deals with development in open space areas and states that development in open space areas will not be permitted where:

- it would cause damage to conservation sites - it would cause damage to mature woodland or result in a significant loss of trees - it would result in the loss of open space, which is of city-wide importance - it would harm the character of the area

Policy LR7 deals with development of recreation space for non-recreation uses but the proposal does not affect open space in that the site comprises a car park and an unclassified road.

The UDP also shows that the site is part of a Green Link and Policy GE10 – Green Network – seeks to protect the green and open character or that which would cause serious ecological damage. Wildlife value is also encouraged.

Policy GE15 – Trees and Woodland – encourages the retention of mature trees.

Policy GE11 – Nature Conservation and Development – seeks to protect and enhance the natural environment.

It is considered that the issues with this application are provision of an acceptable vehicle access, impact on the character of the area, loss of trees and loss of wildlife.

Highways, Access and Transport

The earlier approved scheme involving Maxfield Avenue showed the road widened for the first 10 metres next to the junction with Northumberland Road to allow two construction vehicles to pass. The road would be resurfaced with grasscrete and the self-set trees along the boundary wall would have been removed, to be replaced with a variety of species. The gradient would remain the same as far as the actual access into the new Remote Experimental Facility where the access would cut through an embankment into the actual development site. The stone retaining wall between Maxfield Avenue and the car park would be retained.

The revised highways proposal as part of this new application retains the existing route and dimensions of Maxfield Avenue in a similar manner to existing. However, it would be improved in terms of safety by way of better visibility into Northumberland Avenue with footpath access along the north east side. The stone wall between the car park and road would be retained.

Consequently, the dimensions of the access are very similar to that granted as part of the earlier approval apart from the widened area next to the junction with Northumberland Road. The retention of the single track along Maxfield Avenue is safe given the very low level of traffic expected once the Remote Experimental Facility is operating (10 vehicles per week) and the residents who use the garages at the rear of their properties.

The widened section at the lower end of Maxfield Avenue was principally for use by construction vehicles, allowing two to pass. This is excluded from the new proposal on a permanent basis, because the revised proposal is to create a temporary double width access next to the junction that would be removed when the construction of the Remote Experimental Facility is complete. This temporary facility would involve the removal of part of the garden adjoining the site, which is in the control of the University, but this would be restored on completion of building works.

The applicant has submitted a Contractors Method Statement in support of the application, which confirms the above and provides technical information on the construction of the new surface to Maxfield Avenue.

With respect to the impact on the car park next to Maxfield Avenue, there are a total of 97 car parking spaces at present. During construction works, there will be a lot fewer because of works to the new retaining structure and the need for a Contractors Compound to be placed there. However a new car park will be laid out on completion of works for 90 spaces. The reduction by 7 spaces is considered to be negligible that would have only a limited impact on overall provision.

Consequently, the highways and parking proposals as part of this application are acceptable subject to a number of conditions.

Landscaping and Loss of Trees

This matter is one of concern to local residents. The earlier approval involved the loss of the two conifer trees close to the junction of Maxfield Avenue and the trees along the existing stone wall. This was approved, but this revised proposal does involve the loss of a number of trees on the other side of the wall. There is a large Acer, which is 16 metres high which is the largest tree along Maxfield Avenue, which would be kept. It is worth noting that most of the trees to be removed are in poor condition or are growing out of the base of the stone wall and their life is limited. If Maxfield Avenue was left as it is, then many of the trees would require removal because they would render the existing stone wall unsafe.

54 The approved scheme shows a relatively narrow strip next to the stone wall planted with new trees. This application proposes a sloping embankment of between 4 and 9 metres wide. The detailed plan and sections indicate that 12 semi-mature trees would be planted along with smaller trees and additional landscaping. A total of 18 trees of various sizes would be lost along with shrubs. The details of the proposal would controlled by appropriate conditions.

It is considered that there would be a short term loss of trees along Maxfield Avenue, but this has already been accepted as part of the earlier consent. In the long term, the proposal would be an improvement, because a greater variety of native species can be planted that would have a more secure long term future than existing trees.

The landscaping is acceptable, subject to conditions.

Impact on the Character of the Area

The loss of the trees along Maxfield Avenue would alter the character of the immediate environment on the short term, but this has already been agreed as part of the earlier consent. An increase in the variety of native species on a larger embankment would ensure the future of the trees to be replaced. Consequently, in the long term, the character of the area would be restored. As has already been stated, many of the existing trees would be lost due to their likely impact on the safety of the stone wall.

Loss of Wildlife

There would be some limited loss of wildlife associated with the loss of trees but this would be restored by the new planting. Also, a greater variety of new planting is likely to attract a greater variety of wildlife. Members should note that once the Remote Experimental Facility is operational, a Woodland Management Plan for the mature trees around the former tennis courts would be put in place that would benefit wildlife.

RESPONSE TO REPRESENTATIONS

Many of the concerns raised by local residents have already been responded to earlier in this report but some responses are still required.

The ‘rural’ feel to Maxfield Avenue would be restored in the long term by many of the new trees.

The surface of grasscrete was agreed in the earlier consent and it would be unreasonable to resist with this new application.

There needs to be agreement between the residents and the developer to ensure that residents’ private property is not affected.

Vandalism to private cars is not a planning matter. Maxfield Avenue was included within the site as part of the application process.

It is accepted that there may be some noise and disturbance from construction works, but control over this can be exerted by way of separate legislation (Environmental Protection Act).

SUMMARY AND RECOMMENDATION

Planning approval is already in place for alterations to Maxfield Avenue as part of an earlier consent for the new Sheffield University Remote Experimental Facility. This new application is a revised proposal for the access for both construction traffic and in the long term.

Two-way access for construction traffic would be facilitated by way of temporary removal of part of the garden in the University’s control close to the junction with Northumberland Avenue. The garden would be restored on completion and this is the same approach as the earlier consent.

The existing stone wall would be retained, but a sloping embankment would be constructed at the edge of the car park. This would allow for a safe and improved junction of Maxfield Avenue and Northumberland Road.

The wider embankment will allow a much better landscaping belt to be introduced than that approved as part of the earlier scheme.

The application is considered to be acceptable and it complies with the relevant policy criteria. The proposal is, therefore, recommended for conditional approval.

Case Number 06/04904/FUL

Application Type A Full Planning Application

Proposal Part demolition and part retention and conversion of existing buildings and the construction of 3 x 4/5 storey linked blocks to provide 138 residential apartments and 658 square metres of office accommodation (Use Class B1) with associated landscaping and provision of 24 car parking spaces

Location Site Of Williams Bros (sheffield) Ltd Green Lane, Acorn Street And Dunfields (Site 2) Sheffield S3 8SF

Date Received 21/12/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

57 4 Large scale details at a minimum of 1:20 of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development:

i. Windows; ii. Window and brickwork reveals; iii. Doors; iv. Eaves and verges; v. Brickwork detailing; vi. Vents (as appropriate) vii. Rainwater goods. viii. Details of all external lighting to include methods of fixing to the building.

The details shall include a section drawing at a scale of 1:20 of each elevation(s) where there is a junction between the existing building and new development.

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

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

6 Prior to the commencement of development, further details of works to preserve the crucible furnace in-situ, to include protection during construction works and public access to it following the completion of development, shall be submitted to and approved by the Local Planning Authority. The works shall then be implemented in accordance with the approved details prior to the occupation of development and thereafter retained.

To ensure that this important historic element is appropriately protected and retained.

7 Prior to the commencement of development, further details of a strategy to retain, record and re-use (as appropriate) the existing 'Williams Brothers of

58 Sheffield' signage to the flank wall of Block E on Dun Fields shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.

To ensure an appropriate development and preserve and enhance the character of the Kelham Island Conservation Area.

8 Before the development is brought into use, or in accordance with a timescale to be agreed by the Local Planning Authority, the footways adjoining the site shall be resurfaced in accordance with the secondary palette of materials as set out in the Urban Design Compendium in accordance with details to be submitted to the Local Planning Authority prior to the commencement of development.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

9 Prior to the commencement of development, further details of the resurfacing and or recovery/repair of Acorn Street shall be submitted to and approved in writing by the Local Planning Authority, to include the recovery/repair and reinstatement of the cobble setts unless otherwise approved in writing by the LPA. The development shall be implemented in accordance with the approved details and such works shall be completed prior to the occupation of the development.

To ensure an appropriate quality of development within the Kelham Island Conservation Area in accordance with Policy BE17 of the Adopted UDP.

10 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the ground floor of Blocks D and E, as shown on the approved plans, shall be used solely for the purpose of office use and for no other purpose within Use Class B1 (Business) without the prior written approval of the Local Planning Authority.

To ensure the provision of an appropriate proportion of Business space within this defined Business area, in accordance with the St Vincent's Action Plan.

11 Prior the commencement of development, further details of ventilation to the residential dwellings hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved schemes and thereafter retained.

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

12 The residential dwellings hereby approved shall not be occupied unless sound insulation measures from flat to flat have been implemented in accordance with the external walls to dwellings acoustic performance and

59 the glazing acoustic performance set out in Chapter 5.0 of the submitted Noise Report (Assessment and Control of Noise Impact: Hepworth Acoustics, December 2006). Thereafter the approved sound insulation measures shall be retained.

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

13 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; and (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 future residential occupiers of the building.

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

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

15 Before the development is commenced, further details of suitable and sufficient bicycle/motor cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be occupied unless such bicycle/motor cycle parking accommodation has been provided in accordance with the approved plans and thereafter such bicycle/motor cycle parking accommodation shall be retained for the sole purpose intended.

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

16 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

60 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.

17 Prior to the commencement of development, further details of the provision for the accommodation of delivery/service vehicles shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter, all such areas shall be retained free of all obstructions, including the storage, display and depositing of materials, packaging or other objects so that the service area is fully available for the parking, turning and manoeuvring of delivery/service vehicles.

In the interest of highway safety.

18 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.

19 Before work on site is commenced, full details of suitable inclusive access and facilities for disabled people, both to and into the building(s) and within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such inclusive access and facilities have been provided in

61 accordance with the approved plans. Thereafter such inclusive access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

20 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.

21 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

22 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.

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

To ensure satisfactory drainage arrangements.

24 Finished floor levels of the proposed development shall be set no lower than 49.86 metres above Ordnance Datum.

62 To accord with the submitted Flood Risk Assessment and to ensure that there is no flooding risk to new or existing development in accordance with Policy GE20 of the Adopted UDP.

25 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 trapped gullies with an overall capacity compatible with the site being drained.

To prevent pollution of the water environment in accordance with Policy GE26 of the UDP.

26 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow. Detailed proposals for surface water disposal, including calculations to demonstrate this reduction, must be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. It shall then be implemented in accordance with the approved details.

In order to mitigate against the future risk of flooding.

27 No development shall take place until the Local Planning Authority has approved a report provided by the applicant identifying how the predicted CO2 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment using all reasonable endeavours. The carbon savings that result from this development should be above and beyond the requirements of compliance with Part L Building Regulations. Before any unit is occupied, the renewable energy equipment shall have been installed and retained in perpetuity.

To accord with the principles of sustainable development established in PPS1, PPS22 and RSS12 and in accordance with Policy GE27 of the Adopted UDP.

28 Prior to the commencement of development, further details of the provision of Green Roofs within the development, as far as practicable, shall be submitted to and approved in writing by the Local Planning Authority. Details shall include the extent of cover and type of Green Roof and a maintenance schedule. They shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

29 At all times that construction works (including demolition) 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

63 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.

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

In the interests of highway safety.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas BE5 - Building Design and Siting 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 St Vincent's Action Plan, Affordable Housing IPG

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

Attention is drawn to the following directives:

1. The applicant is advised to note the contents of the letter from Yorkshire Water dated 31st January 2007, with particular regard to the sewer that crosses the site.

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

3. 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.

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: -Head of Transport and Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S Turner Tel: (0114) 27 34383.

65 Site Location

LOCATION AND PROPOSAL

The application site extends to an area of approximately 0.34 hectares fronting Green Lane to the north-east, Acorn Street to the south-east and Dun Fields to the north-west. The site presents a 65-metre (approximate) frontage to Green Lane, which includes the entrance to Acorn Street and a return frontage of approximately 51 metres to Acorn Street. To Dun Fields, the site presents a 73-metre frontage.

This site (referred to as Site 2) forms part of a larger development plot comprising two immediately adjacent sites (Sites 3 and 4), all of which are to be developed by the applicant and for which a co-ordinated design approach has been adopted. Site 3 is a rectangular 0.045-hectare plot fronting Dun Fields and is the subject of planning application 06/04907/FUL, considered subsequently to this report. Site 4

66 fronts Acorn Street and extends to an area of 0.09 hectares. This is the subject of planning application 06/04909/FUL, also considered subsequently. Although split into three sites for commercial reasons, Sites 2, 3 and 4 have been assessed comprehensively in terms of design, highway impact and for the purpose of affordable housing.

Site 2 currently comprises a complex of brick buildings of between two and four storeys ranging from the early nineteenth to the early twentieth century. The earliest buildings occupy the corner of Green Lane and Dun Fields, extending to approximately 50% of the road frontage to both streets. They comprise two to three storey brick buildings with slate pitched roofs dating to the early nineteenth century (1820s). The buildings were originally constructed for mixed-use comprising a commercial ground floor fronting Green Lane with residential above, with the properties to Dun Fields forming residential back to back properties. In 1870, the Williams Brothers occupied the buildings for use as a brass foundry and fittings manufacturer for which the site was extended and partially redeveloped in later years. This is most evident in part of the frontage to Green Lane and Acorn Street comprising the Williams Brothers extension, which is a mid twentieth century two-storey brick building that incorporates a semi-basement and incorporates large metal-framed windows with concrete lintels. Within the site remains the crucible furnace, used in connection with the William Brothers brass foundry. To Acorn Street, the buildings that comprise Site 2 are predominantly modern twentieth- century buildings; historically this part of the site was occupied by back-to-back housing, most of which were demolished in the slum clearances of the 1930s.

The entire site lies within the Kelham Island Conservation Area, whilst Site 2 is also identified within the Council’s Urban Design Compendium as unlisted significant buildings that contribute to the character of the area.

This is a full planning application proposing the part-demolition and part-conversion of the existing buildings and the construction of a new part four-storey (with top floor set back) and part-5 storey development to provide 138 residential apartments comprising 49 x studio apartments, 27 x 1 bedroom units and 62 x 2 bedroom apartments and 658 square metres of office accommodation. A separate Conservation Area Consent application for the part-demolition of buildings within Site 2 is considered subsequently (06/04906 /CAC).

The application proposes five principal blocks:

Block A (fronting Dun Fields): This is a new residential block adjacent to the retained façade to Green Lane/Dun Fields. It is linear in design extending to four storeys in height, which includes accommodation within the roof space. The roof is pitched with dormer windows expressed from the roofline. It is predominantly constructed in red brick with aluminium windows and a vertical timber clad circulation core.

Block B (fronting Acorn Street): Block B is a new ‘L’ shaped residential block fronting Acorn Street and extending into the site. It comprises two elements; adjacent to the courtyard entrance is a single aspect four-storey block with a recessed top floor to which adjoins what is intended as an ‘anchor’ building. This is

67 a 4-½-storey structure with front gable and slate roof. A projecting glazed bay window is presented within the roof element of the gable to provide an industrial ‘feel’ to the building; it is then ‘decorated’ with a painted band at third floor level with the name of the development inscribed into this band in a traditional style, provisionally noted as the ‘Steel Works’ in the application drawings.

Block C (fronting Green Lane): Block C is also a new residential structure and is intended as a transitional infill between the historic buildings and more contemporary design approach to the Acorn Street frontage. Immediately adjacent to the retained façade of the Williams Brothers building is a new brick block extending to four storeys in height with the top floor recessed from the façade by more than 1 metre. It is constructed in red brick with traditional window detailing to the upper floors and a more lightweight recessed timber clad top floor with dormer windows. This element is set back from the adjacent historic Williams Brothers façade by 0.6 metres, which results in a slighter wider pavement and the opportunity for the flank wall of the historic Williams Brothers building to be more visible from Green Lane. The development rises to five storeys at the corner of Green Lane and Acorn Street with the top floor recessed to provide a roof terrace. This corner building is curved, which the applicant advises is intended to ‘draw people around the corner and into the courtyard’ and also allow some views into the crucible within the courtyard. This element of the scheme comprises office accommodation at ground floor with residential above.

Block D (Green Lane): Block D forms part of the historic built form. It presents a 17-metre frontage to Green Lane and comprises a 2-½-storey brick façade with traditional fenestration treatment, including half-basement windows and a carriage entrance. The application proposes to retain the façade of this building and construct a new circulation block to the rear. Block D will be utilised as office space (Use Class B1) on the ground floor with residential above. The crucible lies to the rear of Block D, for which a preservation strategy is proposed to include the provision of public access.

Block E (Corner of Green Lane/Dun Field): As with Block D above, this historic three-storey façade will be retained, which presents an 8 metre frontage to Green Lane and 39 metres to Dun Fields. A new structure is proposed to the rear of this block, which will then be adapted and converted to provide office accommodation (Use Class B1) at ground floor with residential apartments above. New circulation cores will be added to the rear of these buildings with the resident’s entrance from the newly created courtyard.

Architecturally, all principal elevations predominantly comprise brickwork with a plinth of two courses (approximate) in engineering bricks and a recessed stringcourse at each floor level. Detailing to the eaves of the main linear block and to the windowsills and heads of openings to the buildings adjacent to the retained facades fronting Green Lane will be stone, to match the local grit stone. All other windowsills will be in brick with exposed steel lintels to the head of the opening. The windows will be constructed in powder-coated aluminium.

Within the site, a courtyard space is created between the ‘Steel Works’ block and the frontage to Green Lane, within which lies the crucible. As noted above, the

68 crucible will be publicly accessible by arrangement so that the courtyard is essentially a public/private space. The courtyard will be hard landscaped using high quality paving materials, to reflect the materials palette established in the Urban Design Compendium but will also include some tree planting to soften the space. It will also include the provision of parking for 11 cars using a shared surface approach. A further courtyard space is provide to the rear of Block A, which is intended as a multi-purpose external area incorporating eight parking spaces with further tree planting to soften the external environment.

A key element of the scheme is the re-opening of Acorn Street, which is currently gated from public access. The street will be repaved with a shared surface and will provide the capacity for the parking of a further 13 vehicles.

It is relevant to note that the proposals have been significantly revised in the course of the application process. Most significantly, the level of detailing to the elevations has been significantly enhanced, to include recessed brickwork and glazing details, elements of projecting horizontal brickwork as well as the introduction of brick parapets with concealed rainwater goods. The extent of office floorspace has also been increased from the 283 square metres originally proposed to 658 square metres, which equates to the entire ground floor frontage to Green Lane, which is considered to present the most viable location for office space. Amendments have also been made to the internal layout of the residential units to ensure that there are no units facing onto brick facades and all flats have a reasonable outlook.

RELEVANT PLANNING HISTORY

The entire site (i.e. Sites 2, 3 and 4) was the subject of a previous planning application and Conservation Area Consent, considered by Planning Board on 3rd May 2005 where planning permission was granted for the following:

04/02703/FUL: Alterations and conversion of existing buildings to form 23 x 1/2/4 bedroom flats and erection of a four-storey building to form 7 ground floor business units (class B1) with 34 x 1/2/3 bedroom flats above with basement parking space.

04/02705/CAC: Demolition of offices (Acorn Street) and some 19th/20th century buildings (Dunfields).

The above 2004 applications proposed the demolition of the 1950’s offices to Acorn Street and some of the 19th and 20th century buildings to Dunfields. The remaining Dunfields buildings were to be converted to flats, with the crucible furnace retained for amenity use. The Acorn Street site was to be redeveloped for 4 storeys of offices and flats with Acorn Street re-opened for public access and car parking.

The applicant, who recently purchased the site, has advised that implementation of the above planning permission was not viable hence the submission of this current planning application(s) incorporating a revised design approach.

It is also relevant to note the two adjoining and related applications:

06/04907/FUL: Site 3: Demolition of existing buildings and construction of a 1 x 4 storey block to provide 20 residential units with associated landscaping.

06/04908/CAC: Site 3: Demolition of existing buildings.

06/04909/FUL: Site 4 - Demolition of existing buildings and construction of 2 x 4 storey blocks to provide 61 residential apartments, including the provision of 5 car parking spaces and associated landscaping.

SUMMARY OF REPRESENTATIONS

The application was advertised by means of site notice, press notice and neighbour notification. It was advertised both as a departure from the Unitary Development Plan and as a development affecting a Conservation Area. One letter has been received from a firm representing four of the five frontage owners on Shalesmoor, which lie adjacent to the site. The letter raises no objection to the principle of development in terms of land use, scale and height and states that the owners are broadly happy with the proposals with the exception of some concerns with regard to noise and dust, vibration and access during the construction planes.

A further letter has been received specifically on behalf of the owners of 288-292 Shalesmoor, which raises concerns regarding potential overlooking from Blocks G and H (Site 4). It also highlights the potential issue of noise from the printing machinery, which operates without time restrictions and should be taken into account in the design/attenuation of the development and also that of access, as the owner of 288-292 Shalesmoor has a right of access into the rear of his premises. The present scheme cantilevers over the access and the specific agreement of the above owner would be required or the design would have to change.

A further letter has been received from an occupier on Shalesmoor, who considers there to be insufficient car parking and as a consequence, it will be impossible to drive and park in the area.

A letter from the owners of the adjacent site has also been received in support of the scheme. They consider the redevelopment of the site to be imperative to the regeneration of the historic area.

The following statutory consultation responses have also been received:

70 new buildings, in terms of their height, section, footprints or materials, will sit well with their historic neighbours. English Heritage suggests that clearer information should be secured. Finally, they recommend that the application be determined in accordance with national and local policy guidance and it is unnecessary for them to be consulted on any revised proposals.

Conservation Advisory Group: The Group welcomed the use of part of the accommodation as office accommodation, but felt that the overall development of the Wiiliams Brothers site was considerable over-development. The Group considered that the design was unsatisfactory, the relationship of the scheme to the Green Lane Works was unacceptable and the design and proposed name of the mill style building (originally ‘the iron works’) was inappropriate and historically inaccurate. The Group felt that the design should ensure the retention of the crucible stack and any other archaeologically significant features and recommended that consideration be given to applying for the frontage buildings to be listed.

PLANNING ASSESSMENT

This application is a complex proposal comprising the retention of the historic elements of the site and the construction of three new blocks for a predominantly residential development with ground floor business space. The principal issues to consider in the determination of this proposal include the following:

(i) Principle of development – policy and land use; (ii) Design; (iii) Impact on the character and appearance of the Kelham Island Conservation Area; (iv) Affordable Housing; (v) Highways and access; (vi) Accessibility issues; (vii) Sustainability; (viii) Landscape and Open Space.

The Council is also required to consider any representations received as a result of the public consultation exercise.

Principle of development: Policy and Land Use

The application site lies within a General Industry Area as defined in the adopted Unitary Development Plan (UDP). Policy IB5 of the UDP describes general industry and warehousing as the preferred uses in General Industry Areas, with small shops, food and drink outlets, and business uses considered to be acceptable. Housing is identified within Policy IB5 as an unacceptable use within General Industry Areas as the living conditions in industrial environments are not considered to be satisfactory and the presence of housing can prejudice the viability of existing and potential industrial uses. As such, the principle of this residential development is unacceptable in the context of the UDP and represents a departure from the adopted plan.

71 However, the site falls within the area covered by the St Vincent’s Action Plan (adopted December 2004), which was developed as a result of the increased pressure for new development in this part of the City with the purpose of guiding regeneration. The plan is a material consideration when considering planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF), which will ultimately replace the existing UDP.

It is considered appropriate in assessing the principle of land use in relation to this application to consider also the adjoining Sites 3 and 4, which comprehensively create a site in its entirety. The Action Plan identifies the entire site as falling within two policy areas; the ‘Housing Opportunity Area’ and a Business Area. The Housing Opportunity Area is a flexible designation in which there are no requirements for any one use to dominate, but which enables housing to take a lead role in the regeneration of older industrial and commercial areas, where environmental conditions allow. In this context, the proposed development of Sites 2, 3 and 4 is acceptable in land use terms.

However, with regard to the Business Area, the Action Plan advises that the dominant use in this mixed-use area should be the preferred B1 business use and any new development must consist predominantly of the preferred use.

Although a mixed-use scheme, the proposed development as a whole will deliver 715 square metres of commercial floorspace, which lies within Site 2 in the most logical location fronting Green Lane. This compares to a total residential floorspace for Site 2 of 7070 square metres, equating to a percentage commercial floorspace of 8.5% of Site 2.

Policy advice indicates that on the basis that the level of provision can and should be ‘diluted’ across the whole site, the provision of 715 square metres is not predominant and in this regard, fails to address the specific requirements of the Action Plan.

However, in response, the applicant has submitted an advice letter from Atis Real, which they submit to support their assertion that the amount of floorspace is appropriate in the context of likely demand in that location. Their principle concern is the risk of the demand not being able to account for the supply. It is relevant to note that the Atis Real letter advises that although the area is not yet established as an office location, with the amount of new development taking place, this could change fairly rapidly.

The applicant also refers to the financial appraisal submitted to test the affordable housing justification (considered below) as this demonstrates that all three schemes are only marginally viable and the inclusion of additional office space will impact on the overall viability to the extent that it will no longer be viable. As noted below, the Council accept the financial appraisal and it does demonstrate the marginal viability of the scheme as a whole.

Additionally, it is relevant to note that the element of commercial floorspace proposed comprises 34% of the total ground floor area across all three sites and is also only 55 square metres short of the extent of office floorspace approved as part

72 of the previous 2004 permission. Additionally, it is located in the most appropriate location fronting Green Lane.

Accordingly on balance, taking the above mitigating factors into account; on the basis that this proposal is only marginally viable, given the conservation benefits of the scheme as well as the architectural quality and detail within the elevations considered below, the proposed level of commercial space within the site is considered acceptable in this case. Clearly, any future developments in this location would have to be determined on their particular merits.

Design

Policy BE5 of the UDP seeks to achieve good design and the use of good quality materials with a respect for the scale, form and architectural character of the area. Within the Urban Design Compendium, the degree of intervention broadly recommended is one of conservation such that the re-use and regeneration of the existing historic built form will be encouraged to enhance the character and quality of this quarter, with any new development respecting the scale, height, proportion and materials of the historic buildings and generally not exceed a maximum of five storeys in height.

Architecturally, this application seeks to retain the principal historic facades and incorporate modern development that respects the historic and industrial character of the locality. In terms of materials, the scheme adopts a traditional brick approach to the principal facades, which is characteristic of the locality, with powder coated aluminium windows. In addition, the elevations are detailed with a recessed string-course at each floor and exposed steel lintels to the head of the opening to provide articulation and interest to these key elevations. The scheme has been revised since the original submission to introduce more depth and modulation to the elevations, which has been achieved by increasing the depth of reveals and rationalising the fenestration treatment so that it is less uniform. The use of timber and glass to express the recessed upper floors will introduce a natural, softer form to the development and ensure a human scale to the buildings. This approach is considered to conform to the principles of Policy BE5 in terms of achieving a good design and good quality materials, which also serve to break down the overall mass of buildings.

With regard to the scale of development, the new buildings within Site 2 extend to four storeys fronting Green Lane and part of Acorn Street (with the top floor recessed in each case) extending to a maximum of five storeys within the curved corner block at the junction of Acorn Street and Green Lane (with the top floor recessed) and also within the ‘Steel Works’ building. In the case of the latter, the fifth storey is located within the pitch of the roof.

Policy BE5 of the UDP advises that new developments should complement the scale, form and architectural style of surrounding buildings. More specifically, the Urban Design Compendium advises that within the Kelham Island Quarter, building heights should generally not exceed five storeys. In this case, the proposed development is predominantly four storeys with elements extending to five storeys and in this regard, is compliant with the principles of the UDC. Moreover, it is

73 considered that the fifth storey elements are either recessed from the main façade or set within the roofspace, which further moderates the proposed scale of development. The scale of surrounding development is predominantly three and four storey and in this regard, the proposal is higher than some of the recent adjacent developments. However, the five storey elements are located firstly on a corner block, which will define the edge of the development and secondly, fronting Acorn Street, which is within the site and will have no detrimental impact upon the amenity of surrounding buildings. On this basis, the scale of development is considered acceptable and in accordance with guidance contained within the UDC.

Overall, it is considered that this development retains the principle historic buildings within the site and provides a new built form that respects the character of these elements and also provides a high quality development using appropriate materials and of a design of some architectural merit that delivers visual interest to the locality. The development is therefore considered acceptable in accordance with Policy BE5.

Amenity of future occupiers It is acknowledged that Site 2 comprises a dense urban form and in this regard, full consideration has been given to securing an acceptable residential amenity for future occupiers within the development.

In terms of ensuring that each unit achieves sufficient daylight and sunlight, the applicant undertook a full daylight and sunlight assessment in accordance with Building Research Establishment guidelines, which did not identify any issues in relation to achieving sufficient daylight/sunlight into those units within Site 2.

With regard to privacy, each unit has been considered to ensure an acceptable level if achieved. To Block B within the courtyard, a 1200mm cobbled margin is provided at ground floor to provide these units with an increased sense of seclusion as well as a deeper window reveal to these units. Furthermore, this block lie a minimum of 12 metres from Blocks C and D opposite, which comprises offices at ground floor with residential above, which is consistent with the distance between dwellings in typical urban streets. The blocks are separated by a high- quality semi-private space that will be landscaped to include a number of trees that will provide further ‘visual interruptions’ between the two blocks.

To the rear of Block B, the units face onto the flank walls of Block A and Site 4, within which there are no clear glazed windows, as well a view into the courtyard within Site 4 and to the rear of Block A, thus providing an open outlook. The units to the rear of Block A also face onto a courtyard, which will provide a high quality semi-private urban space, accessible to the residents within the block. These units also lie opposite the rear of Site 4 but there are no primary windows to this elevation as it comprises the circulation core to this block and therefore raises no issues of privacy.

Whilst acknowledging the dense form of this development, it is considered that given the quality of the scheme, both in terms of the detailed elevations and the areas of semi-private public space, the tight character of this scheme is appropriate within this City Centre location and such developments are unlikely to achieve the

74 same minimum standards as more suburban housing locations. The proposal is therefore considered acceptable in terms of safeguarding the amenity of future occupiers.

Impact on the character and appearance of the Conservation Area.

The application site lies within the Kelham Island Conservation Area. As such, its impact upon the character of the Conservation Area must be assessed. In the context of the UDP, Policy BE15 advises that developments that would harm the character or appearance of a Conservation Area will not be permitted. Policy BE16 determines that development in Conservation Areas must preserve or enhance the character or appearance of the Conservation Area whilst BE17 advises that within Conservation Areas, a high standard of design using traditional materials and a sensitive approach will be expected.

A separate Conservation Area Consent application for the demolition of the majority of existing buildings has been submitted for this site, which is considered in detail in the subsequent report. Accordingly, this application seeks to assess the impact of the new development on the character and appearance of the Kelham Island Conservation Area. As determined above, it is considered that the scale and form of new development is appropriate in the context of existing buildings within the site and adjacent to it. Clearly, an important element of the proposal is the retention of the historic building facades, which will certainly ensure that the character and appearance of the Conservation Area is retained. Moreover, the application also includes the retention and repair of the crucible furnace and enclosure within Site 2, which remains within the courtyard and which will be restored and made publicly accessible by arrangement. It is currently inaccessible to the general public and this aspect of the development is considered positive in terms of enhancing the character of the Conservation Area.

With regard to materials, the palette comprises predominantly a red stock brick to the elevations with timber cladding to the recessed upper floors and to the vertical panel to the Block A elevation as well as extensive areas of glazing and aluminium frames throughout. This will provide an industrial ‘feel’ to the development, which is considered appropriate within the context of the Kelham Island Conservation Area. As such, it is concluded that the development will preserve and enhance the character of the Conservation Area in accordance with Policy BE16 and BE17 of the UDP.

Affordable Housing

Sheffield’s new affordable housing policy was adopted on 26th July 2006 and now includes all substantial residential City Centre development. This new city wide strategy is largely a result of the 2004 Housing Needs Survey, which indicated a city-wide need for affordable housing. The Affordable Housing Interim Planning Guidance approved by Cabinet on 12 July 2006 informs the principles of this new strategy during the transitional stage between the previous UDP Policy and the publication of a new policy in the Sheffield Development Framework (SDF).

75 The interim guidance identifies sites with 25 or more dwellings in urban areas as qualifying for affordable housing provision and of the units within such schemes, the equivalent of at least 20% will be required towards affordable housing provision. The interim guidance does, however, acknowledge that when a scheme would provide substantial regeneration benefits, or where there are abnormal development costs and the application of the guidance would make the scheme unviable, affordable housing requirements will not be sought.

Under the definition of ‘abnormal development costs’ within the interim guidance, examples include the conversion of historic buildings. The proposed scheme incorporates the retention of the principle historic building facades to Green Lane and Dun Fields, identified as unlisted buildings contributing to the character of the Kelham Island Conservation Area, which will obviously have cost implications given its somewhat dilapidated state.

In light of the above, the applicants submitted a financial appraisal on the basis that the provision of affordable housing was not viable. An independent surveyor was then commissioned to assess the financial appraisal. It has been agreed by the authority and acknowledged in the surveyor’s report that a 15% final return for any developer would be considered a minimum before the developer would commence works. In light of this, it is viewed that any scheme that would return a full profit of below 15% would not be required to make either on-site or financial contributions towards affordable housing. The independent surveyors report concludes that without an affordable housing contribution this development would make an average final profit on cost (i.e. across the 3 sites) of approximately 8%. With an affordable housing contribution, across the three sites, the scheme would deliver a final loss of –0.237%. On this basis, it is concluded that the developer is not required to make an affordable housing contribution.

As a safeguard, however, it is recommended that the Section 106 agreement incorporate a heads of terms to require a developer to open their books at a post development stage to ensure that the final profit of the entire scheme (i.e. Sites 2, 3 and 4) does not exceed 15%. If a final profit of over 15% is achieved, the developer will be required to provide any additional profit, up to the affordable housing contribution, which in this case would be £2,451,183.

Mix of units

The development of Site 2 will deliver a total of 138 residential units comprising 35% studios, 21% x 1-bedroom units and 44% of 2 bedroom units. This is considered to provide a good mix of residential accommodation to ensure a sustainable proposal.

Highways and Access

The application site includes the provision of 24 car parking spaces located partly on Acorn Street (13 spaces) and the remainder within the courtyard area. With regard to parking provision, Guideline 14 of the City Centre Living Strategy advises that residential developments within the City Centre may be acceptable without car parking although it will be expected to provide parking for disabled

76 residents/visitors and residents cycle parking. This application makes some provision for car parking and will be required, by condition, to ensure the provision of parking for disabled residents/visitors as well as cycle parking. In addition, the applicant will be required to develop a travel plan for future occupiers of the development, to be secured as a condition of this approval.

Highways DC have raised no objection to the application subject to a number of conditions including a requirement for a revised parking layout, resurfacing and relighting of the adjacent footpath and a detailed travel plan. Highways have also requested a contribution towards highway works (including the potential to develop Traffic Regulation Orders) in the vicinity of the site at a rate of £60 per unit for this particular site, which will be secured through the Section 106 planning agreement.

City Ambassadors Scheme

The Council is seeking to extend the successful City Centre Ambassadors scheme to the St Vincent’s and Kelham Island areas of the City. Recruitment of additional ambassadors is due to commence in Spring 07 onwards for an initial two to three year period. To sustain this scheme, further funding contributions are considered essential and on this basis, a contribution of £200 per residential unit has been sought, amounting to £27,600.

Noise

The applicant submitted a full noise assessment in support of the application, which concludes that the principal noise sources evident at this site are from road traffic as there is very little commercial/industrial noise in this locality with the exception of Miba Tyzack, which is a 24-hour operation but will cease on the basis that the site is shortly to be redeveloped. The noise assessment was undertaken in accordance with Planning Policy Guidance Note 24:Planning and Noise, which identifies noise categories and concludes that the Green Lane end of the site falls just within Noise Category C in the daytime (planning permission should not normally be granted but where permitted, steps should be taken to ensure a commensurate level of protection) and Noise Category B at night ((noise should be taken into account in the planning process and steps taken to ensure an adequate level of protection against noise). The remainder of the site is determined to fall predominantly within Noise Category B for the daytime and night-time with a small section on Acorn Street in Noise Category A (noise need not be considered as a determining factor).

However, following the submission of this noise report and concerns raised by the occupiers of 288 Shalesmoor in respect of their print operation, a further noise report was commissioned to assess the specific noise output from the printing press. This revealed the need for some modifications to Sites 3 and 4 but the recommendations above in respect of Site 2 remain the same. As such, with appropriate noise control measures in respect of external wall acoustic performance and glazing acoustic performance, which will form a condition of this approval, the proposed development is considered acceptable in respect of noise impact.

77 Accessibility

The application includes the submission of an access statement, which sets out the applicants approach to accessibility and establishes the intent to provide a good mix of different sized units that meet the full mobility standard. It does not, however, establish where these units will be located. It is advised that 25% of the units must be designed in accordance with the Mobility Housing SPG criteria and Policy H7 of the UDP, which will form a condition of this approval.

Flood Risk

Policy GE20 of the UDP advises that development will not be permitted where flooding risks to it or to existing development would not be overcome by suitable on-site protective measures and where necessary, off-site flood prevention measures will be required.

The Environment Agency has advised that the site lies in an area of high flood probability, as defined by PPS25. PPS25 recommends a sequential test approach to development within Flood Zones after which an exceptions test is undertaken, which addresses a method of managing flood risk. In respect of this application, the Environment Agency advise that the Flood Risk Assessment submitted in support of the application is acceptable subject to a number of conditions including finished floor levels and drainage. On this basis, the application is considered to accord to the principles of GE20.

Sustainability

The applicant has advised that consideration has been given to the issue of sustainability. The potential to use CHP is being investigated as an option for the site as is the introduction of Green Roofs To address the issue of sustainability more broadly, the applicant is willing to accept a condition requiring them to use all reasonable endeavours to achieve 10% renewable energy sources within the scheme.

Landscaping and Open Space

The application proposes a relatively urban and robust approach to the landscaping of the internal courtyards. It is intended that a combination of traditional cobble stones and either York stone or cut face cobbles for pedestrian areas will be used. Some tree planting will be introduced into these spaces to soften the environment and provide some shade. Further detail is required in respect of planting and hard landscape, which will be required as a condition of this approval.

In respect of open space, Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £140,730.00 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

RESPONSE TO REPRESENTATIONS

The initial consultation response to this application, from a representative of the adjacent property owners, was largely positive to the principle of development but raised specific concerns with regard to noise and dust and vibration during construction. A further letter raised specific concerns on behalf of the owner of 288-292 Shalesmoor with regard to overlooking from Site 4, the impact of residential adjacent to the boundary of this manufacturing business in terms of noise and an issue with regarding to retaining a right of access from Acorn Street.

It is considered that the issue of noise, with particular regard to the print manufactures at 288 Shalesmoor, has been fully addressed in the report above. With regard to dust and vibration during construction, it is acknowledged that that the construction period can be disruptive but it is a short-term situation and can be properly managed in terms of ensuring that matters such as wheel-washing facilities and dust suppression are properly managed on site, which can be secured by condition. The occupier of No.288 Shalesmoor raised a further issue with regard to overlooking from Site 4 but there is no impact from Site 2 in this regard.

Finally, in respect of the objection raised about insufficient parking, it is considered that this issue is addressed fully in the report noting that Kelham Island is a sustainable location and this development seeks to adopted a sustainable approach by discouraging private parking and focusing upon means of transport other than the private car.

The response from English Heritage and CAG relate more generally to the architectural style of the development and the scale and massing, which they advise does not acknowledge the sensitivity of the historic buildings to be retained. With regard to the architectural approach, it is not considered necessary to replicate the style of existing buildings in a pastiche form. It is determined that the approach is a modern interpretation of an industrial style of architecture constructed in materials that are appropriate to the character of the area and the existing buildings and in this regard, is sensitive to the existing buildings. In terms of scale and massing, whilst acknowledging that the height of new development is predominantly greater than existing buildings, it is still appropriate in the context of guidance within the Urban Design Compendium and will ensure a scheme that is sufficiently viable to repair the existing historic buildings and the crucible, which is also considered positive in the context of the area.

SUMMARY

This application will deliver the re-use of a currently vacant site to create a mixed- use although predominantly residential development that will also deliver the reinstatement of the historic frontages onto Dun Fields and Green Lane, the restoration of the crucible within the site and the re-opening of Acorn Street. Although representing a departure from the UDP, it is in part consistent with the St Vincent’s Action Plan on the basis that the application site falls partly within a Housing Area and partly within a Business Area. It is accepted that the site does

79 not provide the proportion of business accommodation to strictly accord with the principles of the Action Plan but given the marginal viability of the development as a whole and the significant benefits of the proposal, it is considered acceptable on this occasion. Furthermore, in design terms, the application will deliver simple well-articulated elevations with a high-quality materials palette appropriate to the location, which are also deemed acceptable. Overall, the development is considered to accord with relevant policies within the Unitary Development Plan, as outlined in the report above.

RECOMMENDATION

The application is recommended for conditional approval subject to a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £140,730.00 to be used for the provision of open space in the locality of the site.

2. The Owner shall pay to the Council the sum of £27,600 to be paid towards the expansion of the City Centre Ambassadors scheme for the St Vincents/Kelham Island area;

3. The Owner shall pay the Council the sum of £8280 towards improvement works to the highways in the vicinity of the site.

Heads of Terms will also be developed in respect of an agreement concerning the viewing of the overall schemes (i.e. Sites 2, 3 and 4) final profits and the potential to provide a financial contribution of the first £2,451,183 of any profit over 15%, for the provision of affordable housing.

Case Number 06/04906/CAC

Application Type Conservation Area Consent Application

Proposal Partial demolition of buildings

Location Site Of Williams Bros (sheffield) Ltd Green Lane, Acorn Street And Dunfields Sheffield S3 8SF

Date Received 21/12/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon

Recommendation Grant Conditionally

Subject to:

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

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 The buildings identified for demolition 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 Conservation Area.

3 Prior to the commencement of development (demolition), a methodology for the propping up of the existing façades shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.

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

4 Prior to the commencement of development (demolition) further details of a strategy to re-use materials made available as a result of demolition shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.

In order to preserve and enhance the character of the Conservation Area.

Attention is drawn to the following justifications:

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

BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

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

Site Location

LOCATION AND PROPOSAL

The application site extends to an area of approximately 0.34 hectares fronting Green Lane to the northeast, Acorn Street to the southeast and Dun Fields to the northwest. It presents a 65-metre (approximate) frontage to Green Lane, which includes the entrance to Acorn Street and a return frontage of approximately 51 metres to Acorn Street. To Dun Fields, the site presents a 73-metre frontage.

The site currently comprises a complex of brick buildings of between two and four storeys ranging from the early nineteenth to the early twentieth century. The earliest buildings occupy the corner of Green Lane and Dun Fields, extending to approximately 50% of the road frontage to both streets. They comprise two to three storey brick buildings with slate pitched roofs dating to the early nineteenth century (1820s). The buildings were originally constructed for mixed-use comprising a commercial ground floor fronting Green Lane with residential above, with the properties to Dun Fields forming residential back to back properties. In 1870, the Williams Brothers occupied the buildings for use as a brass foundry and fittings manufacturer for which the site was extended and partially redeveloped in later years. This is most evident in part of the frontage to Green Lane and Acorn Street comprising the Williams Brothers extension, which is a mid twentieth century two-storey brick building that incorporates a semi-basement and incorporates large metal-framed windows with concrete lintels. Within the site remains the crucible furnace, used in connection with the William Brothers brass foundry. To Acorn Street, the buildings that comprise Site 2 are predominantly modern twentieth- century buildings; historically this part of the site was occupied by back-to-back housing, most of which were demolished in the slum clearances of the 1930s.

The site lies within the Kelham Island Conservation Area and is also identified within the Council’s Urban Design Compendium as unlisted significant buildings that contribute to the character of the area.

This is a Conservation Area Consent application for the demolition of unlisted buildings within the Conservation Area. The application proposes the demolition of the majority of buildings within the site with the exception of the external walls to the historic Williams Brothers buildings fronting Green Lane and Dun Fields and the crucible stack and enclosure within the site, which will all be retained.

RELEVANT PLANNING HISTORY

The most relevant planning application is the concurrent planning application for the redevelopment of the site to provide the conversion of existing buildings and the construction of 3 x 4/5 storey linked blocks to provide 151 residential apartments and 283 square metres of office accommodation.

83 SUMMARY OF REPRESENTATIONS

The application was advertised by means of site notice, press notice and neighbour notification as a development affecting a Conservation Area. No specific responses have been received in respect of this application.

Conservation Advisory Group: The Group welcomed the use of part of the accommodation as office accommodation, but felt that the overall development of the Williams Brothers site was considerable over-development. The Group considered that the design was unsatisfactory, the relationship of the scheme to the Green Lane Works was unacceptable and the design and proposed name of the mill style building (originally ‘the iron works’) was inappropriate and historically inaccurate. The Group felt that the design should ensure the retention of the crucible stack and any other archaeologically significant features and recommended that consideration be given to applying for the frontage buildings to be listed.

PLANNING ASSESSMENT

This application proposes the demolition of a number of existing buildings within the site with the retention of the original William’s Brothers works premises fronting Green Lane and Dun Fields. The principal issue to consider in the determination of this proposal is the demolition of some of the existing buildings within the Site and the consequent impact on the character and appearance of the Kelham Island Conservation Area.

The applicant has submitted a detailed cultural heritage assessment, which considers the architectural and historical significance of the unlisted structures within Site 2 and their contribution to the character and appearance of the Kelham Island Conservation Area. Historically, the development of the site is complex and comprises a range of buildings of different styles and dates.

To Dun Fields, it presents a range of buildings. Immediately adjacent to Site 3 is No.22 Dun Fields, which is a modern two-storey detached house dating from the mid to late 20th Century. Set back from Dun Fields is a mid-20th Century single storey workshop building. These buildings are modern structures and are thus not considered to contribute to the character of the Conservation Area and are proposed for demolition.

Adjacent to No. 22 Dun Fields is a two-storey brick building dated to approximately 1822-24 (to be referred to as Block A). It was originally developed as back-to-back housing, evidenced by blocked openings to the street. This structure is deemed to be of some historic interest but the applicant has advised that in accordance with English Heritage guidance, this building is considered to make little or no contribution to the Conservation Area, principally on the basis that its scale, massing and original use conflict with the significance of the designated Conservation Area and the structure has been subject to significant unsympathetic alterations. Accordingly, Block A is proposed for demolition.

84 Adjacent to Block A is a two and a half storey brick building (with Williams Brothers of Sheffield sign on the flank wall) to be referred to as Block B. It comprises four bays with regularly spaced segmental-headed windows and dates to circa 1900. This building is understood to represent the encroachment of the Williams Brothers works on existing residential development. Block B is determined to be a building that contributes to the character of the Conservation Area and the external walls will be retained to the street frontage.

Also on Dun Fields is Block B1, a three-storey structure with a single window on the ground and first floors, which in its current form, is believed to date to the early 20th Century (post 1920s). It is proposed to retain the external walls to Block B1.

The corner plot of Dun Fields and Green Lane is occupied by a three-storey building dating back to the early 19th Century (Block C). It is constructed in brick with two bays fronting Dun Fields and two bays fronting Green Lane. Architectural evidence suggests that Block C was constructed as a three storey back-to-back with commercial property on the ground floor and residential above. The applicant’s report advises that the elevations of the building have undergone several phases of alteration, most likely associated with its incorporation into the Williams Brothers Works. Block C is deemed to contribute to the character of the Conservation Area and will be retained in terms of maintaining the external walls.

The remaining frontage to Green Lane, turning into Acorn Street (Blocks E and F) comprises two-storey buildings with half windows illuminating the basement. Both buildings are thought to date to the late 19th Century. Extending from Block F on Green Lane, however, is a modern Williams Brother extension dating from the mid to late 20th Century. Of this section, the late 19th Century buildings will be retained but the modern 20th Century extension to Green Lane and Acorn Street is proposed for demolition.

Within the site is a range of buildings predominantly dating to the early and mid- twentieth century, which are proposed for demolition, with the exception of the crucible furnace, which will be retained and made accessible to the public.

Planning Policy

Policy BE15 of the Unitary Development Plan relates to areas and buildings of Special Architectural and Historic Interest and notes that development that would harm the character or appearance of Conservation Areas will not be permitted. Policy BE16 relates specifically to development in Conservation Areas and advises that permission will only be granted for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. In Conservation Areas and Areas of Special Character, Policy BE17 advises that a high standard of design using traditional materials and a sensitive and flexible approach to the layout of buildings and roads will be expected for new buildings.

Also relevant to the determination of this application is PPG15 (Planning and the Historic Environment), which provides specific advice with regard to demolition in

85 Conservation Areas. Paragraph 4.27 of PPG15 confirms that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area. As such, it is expected that proposals to demolish such buildings should be assessed against the same broad criteria as proposals to demolish listed buildings, which has regard to the condition of the buildings and cost of repair, the adequacy of efforts to retain the building and the merits of alternative proposals for the site. PPG15 then clarifies that in less clear-cut cases, for instance, where a building makes little or no such contribution, the local planning authority will need to have full information about what is proposed for the site after demolition. It advises that consent for demolition should not be given unless there are acceptable and detailed plans for any redevelopment. It has also been held that it is relevant to consider the merits of any proposed development in determining whether consent should be given for the demolition of an unlisted building in a conservation area.

With regard to this application, it is considered that the applicant has undertaken a thorough appraisal of the buildings within the site and the retention of the principal frontage buildings to Dun Fields and Green Lane will ensure that the character of the Conservation Area is retained and indeed, enhanced by their refurbishment and re-use. Moreover, the refurbishment of the furnace and the intention to make it publicly accessible will further enhance the character of the Conservation Area.

Whilst acknowledging the loss of some of the more historic buildings, notably Block A, as well as the external elements to the main building, it is relevant to observe that these buildings have been subject to considerable unsympathetic alteration and have been much altered internally. It is also necessary to balance the fact that the redevelopment of the site as proposed will ensure that the long-term future of these historic frontages is retained and brought into viable use. Finally, it is relevant to consider the new aspects of development, which is determined to be a proposal of some architectural merit, of a scale and in materials that are appropriate to the Conservation Area and which will enhance the character and appearance of the Kelham Island Conservation Area and significantly, the development will ensure the long-term retention of the crucible stack and the enclosure, which will also, by agreement, be open to the public. Finally, the applicant has advised that they will give consideration to the re-use of bricks and materials that result from the demolition process.

Overall, it is determined that the proposal at Dun Fields is a scheme of architectural merit that utilises materials of a quality appropriate to the Conservation Area. It is considered that the architectural attributes of the proposal are sufficient to warrant the demolition of Block A, the rear elements of Blocks B, B1 and C and the predominantly 20th Century buildings within the site, as well as the crucible furnace and its enclosure. As such, the application is considered to be in accordance with Policy BE16 and BE17 of the Unitary Development Plan and advice contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).

86 RESPONSE TO REPRESENTATIONS

The Conservation Advisory Group make no specific reference to the demolition of buildings within the site although they do advise that the design should ensure the retention of the crucible stack and any other archaeologically significant features. As discussed in the report, the crucible is to be retained and made publicly accessible by arrangement and the most significant historic building facades are to be retained. CAG also recommend that consideration be given to applying for the frontage buildings to be listed. Whilst not a matter for this application, it is relevant to note that the former Williams Brothers (Sheffield) Limited building are not considered suitable for listing on the grounds that there had been too many alterations to, or loss of, internal features.

SUMMARY AND RECOMMENDATION

That Conservation Area Consent for the demolition of the buildings set out in the report above is recommended for approval subject to conditions.

Case Number 06/04907/FUL

Application Type A Full Planning Application

Proposal Demolition of existing buildings and construction of a 1 x 4 storey block to provide 20 residential units with associated landscaping

Location 18 Dunfields (Site 3) Sheffield S3 8SP

Date Received 21/12/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

5 Large scale details at a minimum of 1:10 (unless otherwise agreed) of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development.

i. Windows including frames and glazing details; ii. Window and brickwork reveals; iii. Doors; iv. Eaves and verges; v. Brickwork detailing; vi. Vents (as appropriate) vii. Details of all external lighting to include methods of fixing to the building.

The details shall include a section drawing at a scale of 1:20 of each elevation(s) where there is a junction between the existing building and new development. Thereafter, the works shall be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

6 Before the development is brought into use, or in accordance with a timescale to be agreed by the Local Planning Authority, the footways adjoining the site shall be resurfaced in accordance with the secondary palette of materials as set out in the Urban Design Compendium in accordance with details to be submitted to the Local Planning Authority prior to the commencement of development.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

7 Prior the commencement of development, further details of ventilation to the residential dwellings hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved schemes and thereafter retained.

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

8 The residential dwellings hereby approved shall not be occupied unless sound insulation measures from flat to flat have been implemented in accordance with the external walls to dwellings acoustic performance and the glazing acoustic performance set out in Chapter 5.0 of the submitted Noise Report (Assessment and Control of Noise Impact: Hepworth Acoustics, December 2006). Thereafter the approved sound insulation measures shall be retained.

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

9 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; and (b) Demonstrate that the specified noise levels have been achieved.

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

10 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 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.

11 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.

4. To include consideration of membership/use of Sheffield Car Club.

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.

90 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.

12 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.

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

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

14 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.

15 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

91 16 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.

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

To ensure satisfactory drainage arrangements.

18 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow. Detailed proposals for surface water disposal, including calculations to demonstrate this reduction, must be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. It shall then be implemented in accordance with the approved details.

In order to mitigate against the future risk of flooding.

19 No development shall take place until the Local Planning Authority has approved a report provided by the applicant identifying how the predicted CO2 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment using all reasonable endeavours. The carbon savings that result from this development should be above and beyond the requirements of compliance with Part L Building Regulations. Before any unit is occupied, the renewable energy equipment shall have been installed and retained in perpetuity.

To accord with the principles of sustainable development established in PPS1, PPS22 and RSS12 and in accordance with Policy GE27 of the Adopted UDP.

20 Prior to the commencement of development, further details of the provision of Green Roofs within the development, as far as practicable, shall be submitted to and approved in writing by the Local Planning Authority. Details shall include the extent of cover and type of Green Roof and a maintenance schedule. They shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

21 Prior to the first occupation of any part of this development full details of proposals for the inclusion of public art within the development shall have

92 been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

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

22 At all times that construction works (including demolition) 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.

Attention is drawn to the following justifications:

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

Attention is drawn to the following directives:

1. The applicant is advised to note the contents of the letter from Yorkshire Water dated 31st January 2007, with particular regard to the sewer that crosses the site.

93 property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

3. 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

94 LOCATION AND PROPOSAL

The application site extends to an area of 0.045 hectares on the corner of Dun Fields and Dun Lane. The site is rectangular in shape presenting a 34-metre frontage to Dun Lane and 12 metres to Dun Fields.

This site (referred to as Site 3) forms part of a larger development plot comprising two immediately adjacent sites (Sites 2 and 4), all of which are to be developed by the applicant and for which a co-ordinated design approach has been adopted. Site 2 is a the largest plot, extending to 0.34 hectares fronting Green Lane, Dun Fields and Acorn Street and is the subject of planning application 06/04904/FUL, considered subsequently to this report. Site 4 fronts Acorn Street and extends to an area of 0.09 hectares. This is the subject of planning application 06/04909/FUL, also considered subsequently. Although split into three sites for commercial reasons, Sites 2, 3 and 4 have been assessed comprehensively in terms of design, highway impact and for the purpose of affordable housing.

Site 3 is currently vacant but was previously used by a garage occupier. It is predominantly a works building of brick construction that extends to a height of approximately two storeys with a pitched roof. To Dun Lane, it presents attractive round-headed windows, which are currently semi-boarded. To Dun Fields, the building has been modified with a roller shutter and a form of corrugated cladding. Site 3 originally formed part of the wider Shalesmoor Foundry Complex but has been substantially altered and modernised over time as the buildings were extensively remodelled in the 19th and 20th Century. The site lies within the Kelham Island Conservation Area.

This is a full planning application proposing the demolition of the existing buildings and the construction of a new four storey block (with recessed top floor) to provide 20 residential units comprising 12 x studios, 1 x 1 bedroom and 7 x 2 bedroom units. A separate Conservation Area Consent application for the demolition of the existing buildings within Site 3 is considered subsequently (06/04908 /CAC).

A simple design approach is adopted on Site 3. The principal elevations are constructed in brickwork with a recessed stringcourse at each floor level and recessed window openings as well as a projecting brickcourse detail between the ground and first floor. The windowsills will be in brick with exposed steel lintels to the head of the opening with the windows comprising powder-coated aluminium to present an industrial feel to the proposal. The ground floor windows are recessed more deeply than the upper floors, to provide more articulation to the elevations and provide a greater sense of privacy to future occupiers. A brick parapet is also proposed, which conceals the guttering to ensure a refined elevation detail.

The scale of development extends to four storeys but the top floor is recessed from both Dun Fields and Dun Lane.

The main entrance to Site 3 is achieved from Dun Lane with a pedestrian access through the block to Site 2. There is no provision of car parking within Site 3 and private car ownership will be discouraged.

95 RELEVANT PLANNING HISTORY

04/02705/CAC: Demolition of offices (Acorn Street) and some 19th/20th century buildings (Dunfields).

It is also relevant to note the two adjoining and related applications:

06/04908/CAC: Site 3: Demolition of existing buildings.

06/04904/FUL: Site 2: Part demolition and part retention and conversion of existing buildings and the construction of 3 x 4/5 storey linked blocks to provide 138 residential apartments and 658 square metres of office accommodation (Use Class B1) with associated landscaping and provision of 32 car parking spaces.

06/04906/CAC: Site 2: Demolition of existing buildings

06/04909/FUL: Site 4 - Demolition of existing buildings and construction of 2 x 4 storey blocks to provide 61 residential apartments.

SUMMARY OF REPRESENTATIONS

Six letters of objection/concern have been received in total, three from local residents and a further three letters from a firm representing four of the five frontage owners on Shalesmoor, which lie adjacent to the site of which two represent individual owners interests.

96 The two letters from local residents raise objections to the demolition of the building on the basis that it depicts the character of the area and restoration would be more in keeping, be a more appropriate scale and preserve the area’s industrial heritage.

The letter on behalf of four of the five Shalesmoor owners raises no objection to the principle of development in terms of land use, scale and height and states that the owners are broadly happy with the proposals with the exception of some concerns with regard to noise and dust, vibration and access during the construction planes.

The letter received specifically on behalf of the owners of 288-292 Shalesmoor raises concerns regarding potential overlooking from Blocks G and H (Site 4). It also highlights the potential issue of noise from the printing machinery, which operates without time restrictions and should be taken into account in the design/attenuation of the development and also that of access, as the owner of 288-292 Shalesmoor has a right of access into the rear of his premises. The present scheme cantilevers over the access and the specific agreement of the above owner would be require or the design would have to change. The final letter of concern is submitted on behalf of the owner of 300-304 Shalesmoor, who is concerned about windows to Site 3, which may overlook his site and impact upon the potential for it to be developed in the future.

A further letter has been received from an occupier on Shalesmoor, who considers there to be insufficient car parking and as a consequence, it will be impossible to drive and park in the area.

Finally, a letter from the owners of the site of the Old Bull’s Head on Dun Street has also been received in support of the scheme. They consider the redevelopment of the site to be imperative to the regeneration of the historic area.

The following statutory consultation responses have also been received:

English Heritage advise that they have commented on proposals for the redevelopment of this site on several previous occasions and were broadly happy with the previous schemes, which, they believed, balanced the retention and conversion of the better historic buildings with some new build to create a scheme that sat well within the Conservation Area. With this scheme in its original form, English Heritage raised concerns that the proposal did not acknowledge the sensitivity of the historic buildings and redeveloped it in a style that is out of keeping with the character of the to-be-retained structures. They advise that no attempt has been made to illustrate in a legible and convincing manner that the new buildings, in terms of their height, section, footprints or materials, will sit well with their historic neighbours. English Heritage advised that clearer information should be secured. Finally, they recommended that the application be determined in accordance with national and local policy guidance and it was unnecessary for them to be consulted on any revised proposals.

Conservation Advisory Group: The Group welcomed the use of part of the accommodation as office accommodation, but felt that the overall development of

97 the Wiiliams Brothers site was considerable over-development. The Group considered that the design was unsatisfactory, the relationship of the scheme to the Green Lane Works was unacceptable and the design and proposed name of the mill style building (originally ‘the iron works’) was inappropriate and historically inaccurate. The Group felt that the design should ensure the retention of the crucible stack and any other archaeologically significant features and recommended that consideration be given to applying for the frontage buildings to be listed.

PLANNING ASSESSMENT

This application proposes the demolition of the existing buildings and the construction of a new residential block fronting Dun Lane and Dun Fields. The principal issues to consider in the determination of this proposal include the following:

The Council is also required to consider any representations received as a result of the public consultation exercise.

Principle of development: Policy and Land Use

However, the site falls within the area covered by the St Vincent’s Action Plan (adopted December 2004), which was developed as a result of the increased pressure for new development in this part of the City with the purpose of guiding regeneration. The plan is a material consideration when considering planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF), which will ultimately replace the existing UDP.

98 It is considered appropriate in assessing the principle of land use in relation to this application to consider also the adjoining Sites 2 and 4, which comprehensively create a site in its entirety. The Action Plan identifies the entire site as falling within two policy areas; the ‘Housing Opportunity Area’ and a Business Area. The Housing Opportunity Area is a flexible designation in which there are no requirements for any one use to dominate, but which enables housing to take a lead role in the regeneration of older industrial and commercial areas, where environmental conditions allow. In this context, the proposed development of Sites 2, 3 and 4 is acceptable in land use terms. However, with regard to the Business Area, the Action Plan advises that the dominant use in this mixed-use area should be the preferred B1 business use and any new development must consist predominantly of the preferred use.

Although a mixed-use scheme, the proposed development as a whole will deliver 658 square metres of commercial floorspace, which lies within Site 2 in the most logical location fronting Green Lane. This compares to a total residential floorspace for Site 2 of 7070 square metres, equating to a percentage commercial floorspace of 8.5% of Site 2.

Policy advice indicates that on the basis that the level of provision can and should be ‘diluted’ across the whole site, the provision of 715 square metres is clearly not predominant and in this regard, fails to address the specific requirements of the Action Plan.

In response, however, the applicant has submitted an advice letter from Atis Real, which they submit to support their assertion that the amount of floorspace is appropriate in the context of likely demand in that location. Their principle concern is the risk of the demand not being able to account for the supply. It is relevant to note that the Atis Real letter advises that although the area is not yet established as an office location, with the amount of new development taking place, this could change fairly rapidly.

It is also relevant to note that the element of commercial floorspace proposed comprises 34% of the total ground floor area across all three sites and is also only 55 square metres short of the extent of office floorspace approved as part of the previous 2004 permission. Additionally, it is sited in the most appropriate location fronting Green Lane.

Accordingly on balance, taking the above mitigating factors into account; the marginal viability of the proposal, the conservation benefits of the scheme, the architectural quality and detail of the built form and the benefits derived from the development, the proposed level of commercial space within the site is considered

99 acceptable in this case. Clearly, any future developments in this location would have to be determined on their particular merits.

Design

Architecturally, the elevations are detailed with a recessed stringcourse at each floor and exposed steel lintels to the head of the opening to provide articulation and interest to these key elevations. The scheme has been revised since the original submission to introduce more depth and modulation to the elevations, which has been achieved by increasing the depth of reveals and rationalising the fenestration treatment so that it is less uniform and introducing a projecting brick course between the ground and first floor to provide some horizontal definition. The recessed top floor is to be constructed in timber and glass to introduce a natural, softer form to the development and ensure a human scale to the buildings. This approach is considered to conform to the principles of Policy BE5 in terms of achieving a good design and good quality materials, which also serve to break down the overall mass of buildings.

With regard to the scale of development, Site 3 extends to four storeys with the top floor recessed from the main street frontages by 5 metres from Dun Fields and by 1 metre from Dun Fields. Policy BE5 of the UDP advises that new developments should complement the scale, form and architectural style of surrounding buildings. More specifically, the Urban Design Compendium advises that within the Kelham Island Quarter, building heights should generally not exceed five storeys. In this case, the proposed development is four storeys, which is compliant with the principles of the UDC. On this basis, the scale of development is considered acceptable and in accordance with guidance contained within the UDC.

Overall, it is considered that Site 3 will provide a high quality development using appropriate materials and of a design of some architectural merit that delivers visual interest to the locality. The development is therefore considered acceptable in accordance with Policy BE5.

Amenity of future occupiers Site 3 proposes a single block of development with a predominantly single aspect onto Dun Lane with the exception of the corner units that front both Dun Fields and Dun Lane. The circulation core is located to the rear (adjacent to Site 2) and side of the block (adjacent to Site 4) thus precluding any issue of privacy with the immediately adjacent sites. Clearly, the main façade of the block fronts onto Dun Lane, which is a narrow street that is characteristic of Kelham Island. It is appropriate that the development fronts onto the road and it is not considered that

100 this will create any issues of privacy in the long term as a tight urban grain is characteristic of this location.

As with the adjacent Sites 2 and 4, the units within Site 3 were subject to a full daylight and sunlight assessment in accordance with Building Research Establishment Guidelines, which raised no issues in this regard.

Accordingly, it is considered that the future occupiers of Site 3 will be provided with an appropriate amenity in terms of daylight, sunlight and privacy.

Impact on the character and appearance of the Conservation Area.

With regard to materials, the palette comprises predominantly brick to the elevations with timber cladding to the recessed upper floors as well as extensive areas of glazing and aluminium windows throughout. This will provide an industrial ‘feel’ to the development, which is considered appropriate within the context of the Kelham Island Conservation Area. As such, it is concluded that the development will preserve and enhance the character of the Conservation Area in accordance with Policy BE16 and BE17 of the UDP.

Affordable Housing

Sheffield’s new affordable housing policy was adopted on 26th July 2006 and now includes all substantial residential City Centre development. This new city wide strategy is largely a result of the 2004 Housing Needs Survey, which indicated a citywide need for affordable housing. The Affordable Housing Interim Planning Guidance approved by Cabinet on 12 July 2006 informs the principles of this new strategy during the transitional stage between the previous UDP Policy and the publication of a new policy in the Sheffield Development Framework (SDF).

The interim guidance identifies sites with 25 or more dwellings in urban areas as qualifying for affordable housing provision and of the units within such schemes, the equivalent of at least 20% will be required towards affordable housing

101 provision. This scheme on its own provides only 21 units, which falls below the requirement for affordable housing provision. However, as noted above, this site is considered for the purposes of affordable housing, in the context of the adjacent sites, Sites 2 and 4.

Across the site as a whole, the scheme will provide 219 residential units, which will clearly fall within the requirements for affordable housing. However, the interim guidance does acknowledge that when a scheme would provide substantial regeneration benefits, or where there are abnormal development costs and the application of the guidance would make the scheme unviable, affordable housing requirements will not be sought.

As a safeguard, however, it is recommended that the Section 106 agreement incorporate a heads of terms to require a developer to open their books at a post development stage to ensure that the final profit across the entire scheme (i.e. sites 2, 3 and 4) does not exceed 15%. If a final profit of over 15% is achieved across the three sites, the developer will be required to provide any additional profit, up to the affordable housing contribution, which in this case would be approximately £2,451,183 across the entire site.

Highways and Access

The applicant has submitted a transport assessment to support this planning application, which states that the key principle is to adopt a sustainable approach to the development, in line with national and local planning policy guidance. To this effect, no parking is proposed specifically for Site 3 to constrain the growth in car trips whilst also focusing upon the potential to explore modes of transport other than the private car.

102 It is considered that this site is sustainably located, within close proximity to the supertram on Shalesmoor (200m) as well as a number of bus routes and is within walking distance of the City Centre. Accordingly, Guideline 14 of the City Centre Living Strategy advises that residential developments that do not have car parking facilities will be acceptable in the City Centre although it will be expected to provide parking for disabled residents/visitors and residents cycle parking. In this case, the site will have access to parking provided within Sites 2 and in this regard, a car park management strategy will be required as a condition of this approval to understand the means of allocating parking spaces, including accessible spaces. In this respect, the application complies with guidance contained within the City Centre Living Strategy.

In addition, however, the applicant will be required to prepare a full travel plan as a condition of this approval and is also considering the potential for car club provision as part of the overall strategy.

City Ambassadors Scheme

The Council is seeking to extend the successful City Centre Ambassadors scheme to the St Vincent’s and Kelham Island areas of the City. Recruitment of additional ambassadors is due to commence in Spring 2007 onwards for an initial two to three year period. To sustain this scheme, further funding contributions are considered essential and on this basis, a contribution of £200 per residential unit has been sought, amounting to £4000 for Site 3.

Noise

The applicant submitted a full noise assessment in support of the application, which concludes that the principal noise sources evident at this site are from road traffic as there is very little commercial/industrial noise in this locality with the exception of Miba Tyzack, which is a 24-hour operation but will cease on the basis that the site is shortly to be redeveloped. The noise assessment was undertaken in accordance with Planning Policy Guidance Note 24:Planning and Noise, which identifies noise categories and concludes that the Green Lane end of the site falls just within Noise Category C in the daytime (planning permission should not normally be granted but where permitted, steps should be taken to ensure a commensurate level of protection) and Noise Category B at night ((noise should be taken into account in the planning process and steps taken to ensure an adequate level of protection against noise). The remainder of the site (including this site) is determined to fall predominantly within Noise Category B for the daytime and night- time with a small section on Acorn Street in Noise Category A (noise need not be considered as a determining factor).

103 However, following the submission of this noise report and concerns raised by the occupiers of 288 Shalesmoor in respect of their print operation, a further noise report was commissioned to assess the specific noise output from the printing press. This revealed the need for some modifications to Sites 3 and 4 and as a consequence the layout for Site 3 has been significantly amended such that the entrance lobby and circulation core for this block is sited at the southern end of the block, nearest to 288 Shalesmoor, so that this provides an effective acoustic barrier to the residential units within the block.

With appropriate noise control measures in respect of external wall acoustic performance, glazing acoustic performance and an acoustic boundary wall, which will form a condition of this approval, the proposed development is considered acceptable in respect of noise impact.

Accessibility

Flood Risk

A response is still awaited from the Environment Agency and Members will therefore be updated on this issue at Planning Board.

Sustainability

The applicant has advised that consideration has been given to the issue of sustainability. The potential to use CHP as well as Green Roofs is being investigated as an option for the site. To address the issue of sustainability more broadly; the applicant is willing to accept a condition requiring them to use all reasonable endeavours to achieve 10% renewable energy sources within the scheme.

Landscaping and Open Space

There is no specific amenity space proposed in respect of Site 3 but it is directly linked to the courtyard spaces provided within Sites 2 and 4, but it is an urban scheme where private amenity space is not necessarily expected.

However, in respect of open space, Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or

104 enhancement of public open space within a kilometre of the application site. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £19,837.80 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

RESPONSE TO REPRESENTATIONS

With regard to the two objections in respect of the loss of the existing buildings and the subsequent detriment to the industrial character of the area, the demolition of these buildings is considered in the subsequent report but it is considered that the existing building have been subject to considerable alteration and modification to the extent that it comprises very few elements of earlier industrial buildings. This is considered in more detail in the following Conservation Area Consent report.

With regard to the objection about windows from Site 3 overlooking the property at 300-304 Shalesmoor, it is considered that it is reasonable to present windows to Dun Lane, as this is an historic lane and it is appropriate for buildings to address the street in this form. Clearly, any future development at 300-304 Shalesmoor would also have regard to the historic street pattern and the particular need to address Shalesmoor as well as the tight urban form that is characteristic of Kelham Island. In this regard, it is not considered that the proposed development will prejudice future development of the Shalesmoor site.

105 acknowledging that the height of new development is predominantly greater than existing buildings, it is still appropriate in the context of guidance within the Urban Design Compendium and on this basis, is considered acceptable.

SUMMARY

This application will deliver the re-use of a currently vacant site to create a residential development within the context of a wider mixed-use scheme Although representing a departure from the UDP, it is in part consistent with the St Vincent’s Action Plan on the basis that the site in its entirety falls partly within a Housing Area and partly within a Business Area. It is accepted that the site does not provide the proportion of business accommodation to accord with the principles of the Action plan in the context of a business area but the office accommodation is provided in the most logical location fronting Green Lane and is of the same proportion as the previously approved 2004 scheme, as well as equating to 34% of the entire ground floor.

Furthermore, given the marginal viability of the development as a whole, the conservation benefits of the proposal and the overall quality of development, it is considered acceptable on this occasion. In design terms, the application will deliver simple but well-articulated and highly detailed elevations with a high-quality materials palette appropriate to the Conservation Area and in this regard, the proposals are also deemed acceptable and in accordance with relevant policies within the Unitary Development Plan, as outlined in this report.

RECOMMENDATION

The application is recommended for conditional approval subject to a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £19,837.80 to be used for the provision of open space in the locality of the site.

2. The Owner shall pay to the Council the sum of £4000 to be paid towards the expansion of the City Centre Ambassadors scheme for the St Vincents/Kelham Island area;

3. The Owner shall pay the Council the sum of £1200 towards improvement works to the highways in the vicinity of the site.

Heads of Terms will also be developed in respect of an agreement concerning the viewing of the schemes final profits across the entire site (i.e. Sites 2, 3 and 4) and the potential to provide a financial contribution of the first £2,451,183 of any profit over 15%, for the provision of affordable housing across the entire site.

106

Case Number 06/04908/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of existing buildings

Location 18 Dunfields (Site 3) Sheffield S3 8SP

Date Received 21/12/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon

Recommendation Grant Conditionally

Subject to:

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

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

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

3 The buildings identified for demolition 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 Conservation Area.

107 4 Prior to the commencement of development (including demolition) the building shall be recorded by means of a photographic survey and collation of documentary sources equating to a Level 2 Survey (English Heritage) as set out in Section 5.4.2 of the Archaeological Desk-Based Study Site 3, Kelham Island undertaken by Scott Wilson (September 2006), which shall be submitted to and approved in writing by the Local Planning Authority.

To appropriately record the building in the context of the Kelham Island Conservation Area, in accordance with Policy BE16 and BE17 of the Adopted UDP.

Attention is drawn to the following justifications:

BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

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

108 Site Location

LOCATION AND PROPOSAL

Site 3 is currently vacant but was previously used as commercial premises. It is predominantly a works building of brick construction that extends to a height of approximately two storeys with a pitched roof. To Dun Lane, it presents attractive

109 round-headed windows, which are currently semi-boarded. To Dun Fields, the building has been modified with a roller shutter and a form of corrugated cladding. Site 3 originally formed part of the wider Shalesmoor Foundry Complex but has been substantially altered and modernised over time as the buildings were extensively remodelled in the 19th and 20th Century. The site lies within the Kelham Island Conservation Area but is not identified in the Urban Design Compendium as an unlisted significant building.

This is an application for Conservation Area Consent for the demolition of all buildings within Site 3, which are unlisted buildings within the Kelham Island Conservation Area.

RELEVANT PLANNING HISTORY

04/02705/CAC: Demolition of offices (Acorn Street) and some 19th/20th century buildings (Dunfields).

Additionally, the most relevant application is the proposal to redevelop Site 3, considered previously:

06/04907/FUL: Demolition of existing buildings and construction of a 1 x 4 storey block to provide 20 residential units with associated landscaping.

SUMMARY OF REPRESENTATIONS

The application was advertised by means of site notice, press notice and neighbour notification as a development affecting a Conservation Area.

No letters of objection have been submitted specifically citing this application but it is relevant to note that two of the three letters submitted in response to the full planning application refer to the demolition of the building on the basis that it

110 depicts the character of the area and restoration would be more in keeping, be a more appropriate scale and preserve the area’s industrial heritage.

The following statutory consultation responses have also been received:

PLANNING ASSESSMENT

The application proposes the demolition of all buildings within Site 3. The applicant has submitted both an archaeological assessment and building appraisal, which seeks to justify the demolition of the existing buildings.

The history of Site 3 appears to indicate that it was originally occupied in 1853 by three back-to-back with a courtyard to the rear whilst the south-eastern end was occupied by part of the Shalesmoor Foundry. From the mid-nineteenth century the area became increasingly industrial and it is considered likely that steel manufacturers occupied Site 3. The present building is thought to date to 1890; the back-to-backs having been demolished to make way for it.

The existing brick building is rectangular in form extending to a double-height. In terms of elevation treatment, the southwest elevation retains five bays of round- headed windows with iron glazing bars. The fourth window has been partially infilled and a doorway inserted between the fourth and fifth window. The north- east elevation reveals a modern brick wall and has clearly been modified in the past whilst the north-west elevation (Dun Fields) has been considerably altered

111 with concrete infill to the gable, which is clad in corrugated iron sheeting. A loading bay door has been inserted into the south-west elevation.

The key issue to consider in the determination of this proposal is the appropriateness of demolishing the existing buildings to enable the redevelopment of the site for the scheme submitted in application 06/04907/FUL.

Planning Policy

Also relevant to the determination of this application is PPG15 (Planning and the Historic Environment), which provides specific advice with regard to demolition in Conservation Areas. Paragraph 4.27 of PPG15 confirms that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area. As such, it is expected that proposals to demolish such buildings should be assessed against the same broad criteria as proposals to demolish listed buildings, which has regard to the condition of the buildings and cost of repair, the adequacy of efforts to retain the building and the merits of alternative proposals for the site. PPG15 then clarifies that in less clear-cut cases, for instance, where a building makes little or no such contribution, the local planning authority will need to have full information about what is proposed for the site after demolition. It advises that consent for demolition should not be given unless there are acceptable and detailed plans for any redevelopment. It has also been held that it is relevant to consider the merits of any proposed development in determining whether consent should be given for the demolition of an unlisted building in a conservation area.

It is clear that this building demonstrates some positive attributes, particularly in terms of the round-headed windows. However, it is also evident that it has been substantially altered in recent years, which has detracted from its original character. It is therefore considered that the principal determination is whether the replacement building has sufficient merit to warrant the demolition of this existing building. On these grounds, the proposed redevelopment is a scheme of some architectural merit that utilises materials of a quality appropriate to the Conservation Area. It is therefore considered that the architectural attributes of the proposal are sufficient to warrant the demolition of the buildings, which are neither listed nor identified as significant unlisted buildings within the Urban Design Compendium. As such, the application is considered to be in accordance with

112 Policy BE16 and BE17 of the Unitary Development Plan and advice contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).

RESPONSE TO REPRESENTATIONS

It is noted that neither CAG nor English Heritage raise specific concerns with regard to the demolition of buildings at Site 3. However, two letters received as an objection to the full planning application for the site raise the loss of these buildings as a principal concern. As outlined in this report, although demonstrating some attractive industrial features (principally the windows), the building has been much modified in recent years with the introduction of additional openings and concrete infill to the north-west elevation. Given this level of modification, the demolition in this instance is deemed acceptable, as set out in the report above.

SUMMARY AND RECOMMENDATION

That Conservation Area Consent for the demolition of the existing buildings be granted subject to conditions including the requirement for a photographic survey to be undertaken prior to its demolition.

113

Case Number 06/04909/FUL

Application Type A Full Planning Application

Proposal Demolition of existing buildings and construction of 2 x 4 storey blocks to provide 61 residential apartments, including the provision of 5 car parking spaces and associated landscaping

Location Site At 31 Acorn Street/Dunfields/Green Lane (Site 4) Sheffield S3 8SQ

Date Received 21/12/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

4 Large scale details at a minimum of 1:10 (unless otherwise agreed) of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development:

114

In order to ensure an appropriate quality of development.

5 Before any work on site is commenced, a landscape scheme for the courtyard space shall be submitted to and approved in writing 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.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

7 Prior the commencement of development, further details of ventilation to the residential dwellings hereby approved, to include provision for natural ventilation, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved schemes and thereafter retained.

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

115 8 The residential dwellings hereby approved shall not be occupied unless sound insulation measures from flat to flat have been implemented in accordance with the external walls to dwellings acoustic performance and the glazing acoustic performance set out in Chapter 5.0 of the submitted Noise Report (Assessment and Control of Noise Impact: Hepworth Acoustics, December 2006). Thereafter the approved sound insulation measures shall be retained.

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

(a) Be carried out in accordance with an approved method statement; and (b) Demonstrate that the specified noise levels have been achieved.

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

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

11 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,

116 3. A time bound programme of implementation.

4, Consideration of Membership/Use of the Sheffield Car Club.

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.

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

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

117 development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

16 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.

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

To ensure satisfactory drainage arrangements.

In order to mitigate against the future risk of flooding.

To accord with the principles of sustainable development established in PPS1, PPS22 and RSS12 and in accordance with Policy GE27 of the Adopted Unitary Development Plan.

118 maintenance schedule. They shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

21 Prior to the first occupation of any part of this development full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

21 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.

In the interests of the safety of road users.

Attention is drawn to the following justifications:

1. The decision to grant planing 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.

IB5 - Development in General Industry Areas BE5 - Building Design & Siting 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 St Vincent's Action Plan, Affordable Housing IPG

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

119 Attention is drawn to the following directives:

1. The applicant is advised to note the contents of the letter from Yorkshire Water dated 31st January 2007, with particular regard to the sewer that crosses the site.

3. 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.

120 Site Location

LOCATION AND PROPOSAL

121 planning application 06/04909/FUL, also considered subsequently. Although split into three sites for commercial reasons, Sites 2, 3 and 4 have been assessed comprehensively in terms of design, highway impact and for the purpose of affordable housing.

The application proposes five principal blocks:

122 window is presented within the roof element of the gable to provide an industrial ‘feel’ to the building; it is then ‘decorated’ with a painted band at third floor level with the name of the development inscribed into this band in a traditional style, provisionally noted as the ‘Steel Works’ in the application drawings.

Within the site, a courtyard space is created between the ‘Steel Works’ block and the frontage to Green Lane, within which lies the crucible. As noted above, the crucible will be publicly accessible by arrangement so that the courtyard is

123 essentially a public/private space. The courtyard will be hard landscaped using high quality paving materials, to reflect the materials palette established in the Urban Design Compendium but will also include some tree planting to soften the space. It will also include the provision of parking for 11 cars using a shared surface approach. A further courtyard space is provide to the rear of Block A, which is intended as a multi-purpose external area incorporating eight parking spaces with further tree planting to soften the external environment.

RELEVANT PLANNING HISTORY

04/02705/CAC: Demolition of offices (Acorn Street) and some 19th/20th century buildings (Dunfields).

It is also relevant to note the two adjoining and related applications:

124 06/04907/FUL: Site 3: Demolition of existing buildings and construction of a 1 x 4 storey block to provide 20 residential units with associated landscaping.

06/04908/CAC: Site 3: Demolition of existing buildings.

SUMMARY OF REPRESENTATIONS

A further letter has been received from an occupier on Shalesmoor, who considers there to be insufficient car parking and as a consequence, it will be impossible to drive and park in the area.

A letter from the owners of the adjacent site has also been received in support of the scheme. They consider the redevelopment of the site to be imperative to the regeneration of the historic area.

The following statutory consultation responses have also been received:

125 with their historic neighbours. English Heritage suggests that clearer information should be secured. Finally, they recommend that the application be determined in accordance with national and local policy guidance and it is unnecessary for them to be consulted on any revised proposals.

PLANNING ASSESSMENT

The Council is also required to consider any representations received as a result of the public consultation exercise.

Principle of development: Policy and Land Use

126 However, the site falls within the area covered by the St Vincent’s Action Plan (adopted December 2004), which was developed as a result of the increased pressure for new development in this part of the City with the purpose of guiding regeneration. The plan is a material consideration when considering planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF), which will ultimately replace the existing UDP.

127 of the previous 2004 permission. Additionally, it is located in the most appropriate location fronting Green Lane.

Design

128 considered that the fifth storey elements are either recessed from the main façade or set within the roofspace, which further moderates the proposed scale of development. The scale of surrounding development is predominantly three and four storey and in this regard, the proposal is higher than some of the recent adjacent developments. However, the five storey elements are located firstly on a corner block, which will define the edge of the development and secondly, fronting Acorn Street, which is within the site and will have no detrimental impact upon the amenity of surrounding buildings. On this basis, the scale of development is considered acceptable and in accordance with guidance contained within the UDC.

129 same minimum standards as more suburban housing locations. The proposal is therefore considered acceptable in terms of safeguarding the amenity of future occupiers.

Impact on the character and appearance of the Conservation Area.

Affordable Housing

130 The interim guidance identifies sites with 25 or more dwellings in urban areas as qualifying for affordable housing provision and of the units within such schemes, the equivalent of at least 20% will be required towards affordable housing provision. The interim guidance does, however, acknowledge that when a scheme would provide substantial regeneration benefits, or where there are abnormal development costs and the application of the guidance would make the scheme unviable, affordable housing requirements will not be sought.

Mix of units

Highways and Access

131 residents/visitors and residents cycle parking. This application makes some provision for car parking and will be required, by condition, to ensure the provision of parking for disabled residents/visitors as well as cycle parking. In addition, the applicant will be required to develop a travel plan for future occupiers of the development, to be secured as a condition of this approval.

City Ambassadors Scheme

Noise

132 Accessibility

Flood Risk

Sustainability

Landscaping and Open Space

133

RESPONSE TO REPRESENTATIONS

SUMMARY

134 not provide the proportion of business accommodation to strictly accord with the principles of the Action Plan but given the marginal viability of the development as a whole and the significant benefits of the proposal, it is considered acceptable on this occasion. Furthermore, in design terms, the application will deliver simple well-articulated elevations with a high-quality materials palette appropriate to the location, which are also deemed acceptable. Overall, the development is considered to accord with relevant policies within the Unitary Development Plan, as outlined in the report above.

RECOMMENDATION

The application is recommended for conditional approval subject to a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £140,730.00 to be used for the provision of open space in the locality of the site.

2. The Owner shall pay to the Council the sum of £27,600 to be paid towards the expansion of the City Centre Ambassadors scheme for the St Vincents/Kelham Island area;

3. The Owner shall pay the Council the sum of £8280 towards improvement works to the highways in the vicinity of the site.

135

Case Number 07/00193/FUL

Application Type A Full Planning Application

Proposal Erection of a three-storey block containing ten apartments (as amended 19/3/07)

Location Site Of Newfield Inn 141 Denmark Road Sheffield S2 3NH

Date Received 16/01/2007

Team SOUTH

Applicant/Agent Coda Studios Ltd

Recommendation Refuse

For the following reason(s):

1 The proposed development does not satisfactorily relate to the road frontages in Denmark Road and Penns Road due to the lack of separation between the building and the public footways, absence of openings onto the road frontages, absence of external amenity space at ground level, large expanse of blank elevation facing Denmark Road and proposed external materials. Consequently, the development will result in an overbearing feature, with no external amenity space at ground level, which would be out of character with the adjoining properties and the street scene and represent an overdevelopment of the site. The development is therefore contrary to Policies H14 and BE5 of the adopted Sheffield Unitary Development Plan.

2 The proposed development does not include provision for mobility housing. None of the units provide level access, the communal garden area is only accessible by stairs and disabled parking spaces are remote from the entrance to the building. The development is therefore contrary to Policies H5, H7, H15 and BE5 of the adopted Sheffield Unitary Development Plan.

3 The Local Planning Authority consider that the proposed development would be overbearing on dwellings opposite the site, particularly Nos 90 and 92 Denmark Road and Nos 10 and 12 Penns Road which would be contrary to Policies H14 and BE5 of the adopted Sheffield Unitary Development Plan.

4 The proposed development does not demonstrate that adequate visibility can be provided at the means of vehicular access to the site which may be detrimental to highway safety. Furthermore a number of car parking spaces within the development are expected to result in difficulty in manoeuvring to

136 and from the spaces. The development is therefore contrary to Policies H5, H14 and BE9 of the adopted Sheffield Unitary Development Plan.

Site Location

LOCATION AND PROPOSAL

The site is located at the junction of Denmark Road with Penns Road and was formerly occupied by the Newfield Inn public house. The traditional two storey building predated the surrounding c.1960s/70s flats and houses and has been demolished during the course of the application.

The site covers approximately 600m2 and rises approximately 2.75m from the Denmark Road frontage. The public house was located at the road junction and had a large enclosed and hard surfaced beer garden to the side retained by an

137 approx 2m high natural stone wall. The side boundary adjoins steps within the public highway giving access to Derby Place (used as a car park) beyond which are 3 storey flats in Derby Street. A further block of 3 storey flats adjoins the steps in Denmark Road. 2 storey semi-detached dwellings lie immediately opposite the site in Denmark Road and there are single and 2 storey semis opposite in Penns Road. 3 mature trees lie between the site and the car park in Derby Place.

The application is for 10 x 2 bedroom flats on 3 floors with 7 undercroft car parking spaces, 3 open car parking spaces and a communal roof garden. Vehicular access is proposed from Denmark Road at a point close to the north-west boundary of the site. Pedestrian access is taken from Penns Road to an entrance door facing Derby Place.

The application was originally submitted for 12 flats. During the course of the application, two of the flats were removed to allow formation of the proposed roof garden.

RELEVANT PLANNING HISTORY

None.

SUMMARY OF REPRESENTATIONS

The application has been advertised as a Major Development.

5 letters of representation were received from local residents in response to the application as originally submitted for 12 flats. Neighbours have been re-notified about the amended plans and any further representations will be reported at the Board meeting.

One letter (from a resident directly opposite the site) fully supported the original application:

− welcomes proposal – will benefit the area enormously and be in keeping with accommodation in the area − design considers residents and those involved are wished every success

The representations raised by other residents are as follows:

− Derby Place car park is intended for residents of Derby Street and Derby Place but was used by customers of Newfield Inn, causing trouble and leaving nowhere for residents to park – concern about where residents of new flats will park − Concerns about parking and access for existing residents during and after construction – adjoining roads are narrow and busy during school run and rush hour – Derby Place car park is intended to serve about 40 existing flats but only has space for 12-14 cars and is frequently full − 3 storey building overly imposing on residents to front and rear of site − older residents need buses, a shop and public house to re-open – problems walking to other facilities further away

138

PLANNING ASSESSMENT

Policy

The site lies within a Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies most relevant to the consideration of this application are:

H5 (Flats, Bed-sitters and Shared Housing) H7 (Mobility Housing) H10 (Development in Housing Areas) H14 (Conditions on Development in Housing Areas) H15 (Design of New Housing Developments) H16 (Open Space in New Housing Developments) BE5 (Building Design and Siting) BE9 (Design for Vehicles)

National planning guidance in PPS3: Housing supersedes PPG3: Housing and is also relevant.

Principle, Density and Mix

The proposals represent a ‘preferred’ use (Housing – Class C3) in accordance with UDP Policy H10. The previous use (Class A4) was an ‘acceptable’ use in terms of H10 but has been abandoned by virtue of the demolition of the building.

PPS3 requires local authorities to develop housing density policies having regard to policies included in the Regional Spatial Strategy (RSS). The UDP does not specify housing densities and no weight can be attached to densities specified in the emerging Local Development Framework (LDF) at the present time.

The proposals represent a density of approximately 166 units per hectare and so represent a very efficient use of a brownfield site, well in excess of the minimum 30 units/ha specified in PPS3. Greater densities can be expected at sites that are within or near District Shopping Centres (DSCs) and/or are well served by public transport. The application site fits none of these criteria. However, the density does bear some resemblance to the density of the flats adjoining the site in Denmark Road and to the rear of the site in Derby Street. The density is not out of keeping in the area and is therefore considered acceptable, in principle, subject to meeting the criteria of the relevant UDP policies.

The proposed development comprises solely of 2 bedroom flats. Given the constraints of the dimensions of the site, there is little opportunity to create a mix of dwellings. However, the wider area provides a range of housing and the proposals will not result in a concentration of a single house type in the area. The type of housing is therefore considered acceptable in terms of national planning guidance.

139 Design

The building is an essentially rectangular block with 3 floors of residential accommodation above a car park. The building is proposed to be constructed in render and black brick/blockwork. The building has been amended during the course of the application, setting back the top floor from the Denmark Road frontage to provide a communal garden area. A grass roof has also been added. The amendments have resulted in a reduction in the number of units from 12 to 10.

The surrounding dwellinghouses are constructed in reconstituted stone with concrete tiles. The adjoining flats are brick with very low pitched roofs. The front elevations are increasingly set back and dominated by large balconies/terraces and large window openings. The amendments to the proposed flats do reflect this style to some extent but, whilst the design of the adjoining flats should not necessarily be repeated, the proposed front elevation of the building is very bland, being dominated by masonry rather than window openings. The choice of materials does not reflect materials in the area but is not necessarily unacceptable. However, the black brick/blockwork is likely to be oppressive in this area where the palette of materials is based on softer tones. The plans do not provide a key to the elevation treatments and more information is needed to demonstrate that they would be satisfactory.

The key concern is the relationship of the building to the primary road frontages in Denmark Road and Penns Road. The main road frontages should support the principal elevations and provide an attractive and welcoming appearance. The ground floor Denmark Road elevation is completely dominated by the undercroft car park and the remainder of the road frontage is taken up by the access to the car park. This presents a very impersonal environment which would be devoid of any green space and out of character in the street scene. The impact is intensified by the lack of separation between the building and the footway in Denmark Road in an area where buildings, particularly the flats, are well set back from the road frontage. Similarly, the separation to Penns Road is negligible. It should be noted that the Newfield Inn was set back between 2.5m and 3.7m from the road frontages.

The rear elevation will be the principal elevation of the building. It faces Derby Place and therefore effectively faces a car park rather than the main streets. An entrance to the building from the rear elevation is the sole external access and has been added in response to Officer concerns about the sole access to the building being through the car park at basement level. However, the doorway enters the building between floor levels which is unsatisfactory and unduly restrictive for people with disabilities.

Good design and a user friendly environment are requirements of relevant UDP policies and fundamental to PPS3. The proposal is poorly designed to relate to the context of the area and the absence of green space at ground level serves to demonstrate that the site will be overdeveloped. The proposals are thereby contrary to UDP Policies H14, H15 and BE5.

140 Mobility Housing

25% of units should be designed to mobility housing standards as set out in the Supplementary Planning Guidance: Mobility Housing. This equates to 2 units. None of the apartments have level access and the sole communal amenity space is provided at top floor level without any lift access. One of the two disabled parking bays is located at the furthest point from the entrance to the building. The development therefore fails to accommodate mobility housing and is contrary to Policies H7 and BE5.

Residential Amenity

Notwithstanding mobility housing requirements, the apartments would provide satisfactory living conditions for occupiers. 8 of the units have small private balconies although 6 are north facing and unlikely to provide significant amenity.

The communal roof garden is south facing and has an area of approx 94m2. This level of provision is sufficient to provide adequate amenity for 10 flats. However, the garden area is not necessarily accessible to all potential occupiers of the flats and is therefore inadequate in the absence of alternative external space.

The proposed building will be within 16m of the front elevation of No92 Denmark Road, opposite the site. Such separation is inadequate to maintain privacy between habitable rooms. The design response is to provide a blank elevation facing No92 which would be out of character in the street scene and another indication that the site is being overdeveloped. This elevation will tower over 5m above the eaves of No92 and approx 3.5m above the ridge line. These measurements do not include the roof garden (which will require some form of enclosure) or the top floor of accommodation which is set back approx 6.5m. The result will be a very overbearing and oppressive form of development in an otherwise open fronted environment. Similarly, the corner and side elevation of the building will appear overbearing and out of scale with the single storey dwellings on the opposite side of Penns Road at the road junction. Setting back of the roof garden should prevent direct overlooking from the garden of the dwellings in Denmark Road and screening to the Penns Road elevation could be introduced if the development were considered acceptable in all other respects.

In view of the above, the proposals are considered contrary to Policies H5, H14 and H15.

The proposals will not result in a concentration of flats in the area that would cause serious nuisance to existing residents. The proposals therefore comply with H5(a).

A commuted sum of £11,450 would be required for off-site open space provision in accordance with Policy H16. The applicant has confirmed willingness to enter into an agreement to secure provision.

141 Highways

The level of car parking provision (1 space per unit) is considered adequate to serve the proposed development. However, the spaces are the minimum width permitted (2.4m) which is likely to cause extreme difficulty in manoeuvring to and from the spaces immediately adjacent the walls of the car park.

The proposed means of vehicular/pedestrian access from Denmark Road does not demonstrate adequate visibility and may result in conflict with pedestrians emerging from the bottom of the steps to Derby Place. The layout would benefit from relocation of the access, preferably to Penns Road.

In view of the above, the proposals are contrary to Policies H5, H14 and BE9.

Landscape

The 3 mature trees to the rear of the site will need to be substantially pruned due to their proximity to the principal elevation of the building. Increased separation would avoid the need for this and, again, indicates an overdevelopment of the site.

Environmental Health

The site lies within 250m of a landfill site and may be affected by landfill gas although the risk is anticipated to be low. The submitted ground conditions report indicates that there is also potential for other forms of contamination. Further investigations should be conditioned if planning permission is granted.

SUMMARY AND RECOMMENDATION

The principle of redevelopment of the site for housing purposes is acceptable. The proposed development is poorly designed, failing to satisfactorily relate to the street scene, dwellings opposite the site, the potential needs of future occupiers and highway safety.

The proposals are therefore contrary to elements of UDP Policies H5, H7, H14, H15, BE5 and BE9 and it is recommended that planning permission is refused.

142

Case Number 07/00274/FUL

Application Type A Full Planning Application

Proposal Alterations including recladding of building and part use as a cafe (Use Class A3) (in accordance with amended plans received 19.3.2007)

Location 78-82 The Moor And 18-24 Fitzwilliam Gate, (Atkinsons Store) Sheffield S1 3LT

Date Received 23/01/2007

Team CITY CENTRE AND EAST

Applicant/Agent Above & Beyond - Sue Eyre

Recommendation Grant Conditionally

Subject to:

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

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

2 Prior to the commencement of development details of the size, width and dimensions of the tiles and all external cladding panels shall be submitted to and approved in writing by the Local Planning Authority and thereafter carried out in accordance with the approved details.

In the interests of the visual amenities of the locality.

3 Prior to the commencement of development, a large scale plan (scale 1:20) illustrating a vertical recessed joint to be expressed in the timber cladding system every two cladding panel lengths shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the works shall be carried out in accordance with the approved plans unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 Prior to the commencement of the development details of the demarcation and or barriers to identify the extent the permitted outside seating area shall

143 be submitted to and approved in writing by the Local Planning Authority. Thereafter the seating area shall be confined to the approved area.

In the interests of the visual amenities of the locality.

5 Prior to the commencement of development details of the proposed material and colour finish of the shop front and windows shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

6 The proposed sto render shall be a through coloured system, a sample panel of which shall be submitted to and approved in writing by the Local Planning Authority identifying colour and texture prior to the commencement of development. The development shall then be carried out in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

8 Amplified sound or music shall only be played within the building in such a way that noise breakout to the street does not exceed:

(i) Background levels by more that 3 dBA when measured as a 15 minute LAeq (ii) Any octave banc centre frequency by more than 3 db when measured as a 15 minute Leq

In the interests of the amenities of the locality.

9 No movement, sorting, or removal of waste bottles, materials or other articles or movement of skips, shall be carried on outside the building within the site of the development between 2300 and 0700 hours.

In the interests of the amenities of the locality.

10 No amplified sound or live music shall be played nor shall loudspeakers be fixed at any time outside the buildings within the proposed outdoor eating and/or drinking area.

In the interests of the amenities of the locality.

144

11 The fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open

In the interests of the amenities of the locality.

12 The opening windows/shutters of the café shall be kept closed between 2000 hours and 0700 hours and shall not at any time be opened otherwise without the prior written approval of the LPA.

In the interests of the amenities of the locality.

13 No deliveries to the café shall be carried out between 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.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting S3 - Development in the Central Shopping Core S10 - Conditions on Development in Shopping Areas

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215.

Attention is drawn to the following directives:

1. The applicant should be aware that the proposed illuminated light boxes and building signage as indicated on the approved plans will require separate consent under The Town and Country Planning (control of Advertisement) Regulations 1992 and Is advised that any new advertisement shall solely relate to products sold within the store and not for any other advertisement purpose.

2. The applicant is advised that they must obtain a licence from the Sheffield City Council's 'Team Manager for Highways Regulation and Coordination' to permit the placing of the proposed furniture on the highway.

145 Site Location

LOCATION AND PROPOSAL

The application site comprises Atkinson’s department store, which has its primary trading frontage facing the Moor. The building is primarily 3 storeys in height with a 7-storey multi storey car park (operated by NCP) and an 8 storey lift core serving this car park fronting Charter Row. It is proposed to give the building a facelift by re cladding and forming a ground floor Café and outside seating area. The proposed alterations to the building relate only to the Charter Row and Fitzwilliam Gate elevations of the buildings. The Moor elevation remains unchanged.

Charter Row is a busy arterial route in the City centre providing access to two public car parks. Charter Row and Fitzwilliam Street are heavily used bus routes, with a number of stops located adjacent to the application site.

146 The street scene is characterised by large-scale buildings including Milton House (7 storeys), Eldon House, Debenhams, Rockingham Street multi-storey car park and Wickes DIY store.

The application site is located in the central shopping area as defined in the adopted Sheffield Unitary development Plan (UDP).

RELEVANT PLANNING HISTORY

There is various planning history to this site the most recent of which relates to advertisement consent.

03/03560/ADV - Illuminated double sided sign (in accordance with drawing No. 171/03 P93 received 22.10.03) – Granted Conditionally.

SUMMARY OF REPRESENTATIONS

There have been no representations regarding this application

PLANNING ASSESSMENT

Policy Issues

Policy BE5 “Building Design and Siting” primarily seeks to ensure good design in new developments.

Policy S3 “Development in Central Shopping Area” sets out preferred, acceptable and unacceptable uses within the policy area.

Policy S10 “Conditions on development in shopping areas” sets out a number of different criteria which new development must comply with, these include:

- Not prejudicing the dominance of preferred land uses in the policy area - Be well designed and of a scale and nature appropriate to the site - Comply with other policies for the building and green environment.

It is proposed to change the use of a ground floor A1 retail unit to an A3 café, which is an acceptable use in the policy area. Principally the proposed development is therefore considered to comply with the above highlighted policies.

Design

The Charter Row and Fitzwilliam Gate elevations currently have a textured crème coloured concrete finish. The elevations are punctuated by glazing and centrally by louvers, which provide ventilation to the car park.

The building has strong horizontal emphasis due to the substantial length and proportions of the Charter Row elevation. The 8-storey lift core and car park breaks the building centrally giving the building vertical emphasis to the Charter Row elevation. The primary alterations to the building involve re- cladding of the external

147 elevations primarily with a high pressure timber Marley eternit system and dark render panels, the formation of additional window openings, a ground floor café and out side seating area on the corner of Fitzwilliam Gate and Charter Row.

The ground floor presentation of the building will be the most prominent to pedestrians accessing the store from Charter Row. A black cladding band runs through the elevation with the shop front clad in a slate tile. This contrasting colour and material to the upper floors creates a strong robust plinth. Existing shop windows punctuate the northern end of the Charter Row elevation, which provide an active frontage to the street. The southern part of the existing elevation is blank and due to internal layout it is no possible to form new display windows openings. In order provide a more animated ground floor treatment, it is proposed to insert light boxes, which will contain advertisements for products sold in the store. The size of the light boxes matches the proportions of the existing shop windows and will be framed and integrated into the elevation with the cladding system modelled around them.

The building has a number of existing openings including windows and louvers, which must be incorporated into the elevation treatment. These existing openings break down the overall massing of the building punctuating the elevations. The length of the building has been broken down by introducing sections of render, this breaks up the horizontally mounted timber. A significant change in plain between the new cladding materials is incorporated in the elevational treatment this provides shadowing and enhances the modelling of the elevations. Additional window openings are to be punctuated in the upper floors of the Fitzwilliam Gate and Charter Row corner providing light and outlook from the existing café, which identify and add greater emphasis to the corner of the building.

The length of the building is interrupted in the middle by the lift tower. A vertical mounted cladding system has been used in contrast to the horizontal timber cladding. This allows the elevation to effectively be read from longer distance views in three parts, the Fitzwilliam Gate corner of the building with ground floor café and the Charter Row elevation broken in two by the lift tower.

Materials.

The proposed re-cladding is to be achieved by utilising a palette of 4 materials. The lift tower is to be clad in a vertical trespa panel system (Charcoal). The treatment of the ground floor is a dark grey tile, with a horizontal eternit jet-black horizontal band, which runs through both Charter Row and Fitzwilliam Gate providing a distinct shop frontage and plinth to the building. The upper floors are to be clad in a horizontal high-pressure timber laminate system and render. There has been discussion regarding the use of render within the elevations at both pre and application stage. The applicant has submitted a sample of the proposed render, which is a Sto render system finish in dark grey. The render is through coloured system, which means there will be no loss of colour due to weathering or if the surface is chipped or damaged a different base colour will not be exposed. Varying textures of render are available, in this case in order to provide a contrast to the smooth timber cladding a textured surfaced is proposed. The dark colour of the render will also minimise any long term weathering affects.

148

Change of use/outside seating area.

The existing ground floor unit located on the corner of Charter Row and Fitzwilliam Gate is currently an A1 retail store selling Atkinson’s sale items. It is proposed to change the use of the unit to form a café and outside seating area. This will provide animation and activity on the corner enhancing the building’s appearance and interface with the street. The outside seating area has been reduced in size to ensure adequate footpath width is maintained along Fitzwilliam Gate.

SUMMARY AND RECOMMENDATION

The application site is located in the central shopping area as defined in the adopted UDP.

The alterations comprise the re-cladding of the Fitzwilliam Gate and Charter Row elevations only, change of use of a the existing ground floor retail unit to a A3 Café and formation of an outside seating area

The proposed café and outside seating area provides animation and activity on the corner of the building. The proposed pallet of materials will provide a high quality street scene presentation. The proposed alterations represent a significant improvement in the appearance and overall quality of the building and therefore it is recommended that planning permission is granted subject to conditions.

149

Case Number 07/00476/FUL

Application Type A Full Planning Application

Proposal Application to vary condition No. 2 of planning permission 02/02522/FUL (Erection of a building to be used for local community youth activities associated with scouts, beavers and cubs) to remove the limit of 5 persons in attendance at any one time and to allow a change of use to the building between 7.45 am and 18.00 pm Monday to Fridays to use as a breakfast/after school club

Location St. Wilfrids Rc Primary School Millhouses Lane Sheffield S7 2HE

Date Received 09/02/2007

Team SOUTH

Applicant/Agent Porter District Scout Council

Recommendation Grant Conditionally

Subject to:

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

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

2 The building shall be used only as follows:

i) between 0900 hours to 1800 hours (Mondays to Saturdays) for activities related to the main purpose, and ii) between 1800 hours and 2130 hours, Monday to Friday for use for local community youth activities associated with scouts, beavers and cubs (in accordance with letters dated 13.09.2002, 20.09.2002 and 09.10.2002), iii) between 0745 and 1800 hours on Mondays to Fridays for the purposes of a Breakfast and After School Club, with no more than sixteen children and two adults at any one time, and shall only provide facilities for children belonging to St. Wilfrid's Primary School, shall only operate during the term times of St. Wilfrid's Primary School and shall not be used otherwise unless agreed in writing by the Local Planning Authority.

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

3 Before the development is commenced, full details of appropriate access for people with disabilities shall have been submitted to and approved by the Local Planning Authority and such facilities shall be erected in accordance with the approved details and thereafter retained.

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

4 The building shall not be used for the above-mentioned purposes unless car parking accommodation with a turning facility has been provided and appropriately hardsurfaced, but before such car parking accommodation and turning facility is provided, details thereof shall have been submitted to and approved in writing by the Local Planning Authority.

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

5 The playing of live or amplified music/sound shall not be permitted on site, unless otherwise authorised in writing by the Local Planning Authority.

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

6 The area designated for car parking and turning facilities shall not be used at any time by children attending the breakfast and after-school clubs for play / recreational uses.

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

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas

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

Attention is drawn to the following directives:

1. The applicant is advised that condition No(s) 1, 3-5 were imposed by planning permission No. 02/02522/FUL and are reproduced on this notice to provide you with a complete record of all conditions, regardless of whether some may have already been discharged.

151 2. The applicant is advised that the current layout and surfacing of the car park discourages its use. The applicants's attention is therefore drawn to condition 4 of planning permission reference 02/02522/FUL which requires hardsufacing and the provision of a turning facility. Enforcement Officers will write separately to ensure compliance with this condition.

Site Location

LOCATION AND PROPOSAL

The buildings forming the subject of this application are sited within a housing area within the adopted UDP. The building lies within grounds belonging to the St Wilfrids RC Primary School (which is predominantly designated within the UDP as open space land). The school has vehicular and pedestrian accesses from

152 Millhouses Lane and Hastings Road, with a further pedestrian access being gained via Kingsley Park Avenue.

The building subject to the application was granted consent in Nov 2002 (under reference 02/02522/FUL) and replaced a number of previously existing buildings. The building is for use by local community youth activities associated with scouts, beavers and cubs. A woodland area lies to the north and north-east. To the south of the site work is currently underway on development of nine dwellinghouses.

Hastings Road lies to the east, and is a narrow highway which serves neighbouring residential properties, including a means of access to a cul-de-sac (Hastings Mount).

No. 96 Hastings Road is the nearest existing dwelling, and is separated from the building subject to this application by approximately 40 metres.

The application seeks consent to vary part of a condition which was imposed upon the 2002 consent. Part (i) of Condition 2 of the consent stipulated that between 0900 to 1800 hours (Monday to Saturday) the building shall only be used for activities ancillary to the main purpose with no more than five persons in attendance at any one time. The proposed variation would allow the building to be used between 0745 and 1800 hours on Monday to Friday for the purposes of a Breakfast / After School Club. The maximum number of persons in attendance would be sixteen children and two adults. It is stated that the clubs would be run by an independent approved subcontractor. Supporting information submitted by the school’s learning mentor states that the clubs will only be available to pupils at the school and the two clubs will only operate during term time. It is also proposed to remove the limit of five persons within the current condition.

RELEVANT PLANNING HISTORY

02/02522/FUL; Erection of a building to be used for local community youth activities associated with scouts, beavers and cubs. Approved 12 Nov 2002.

SUMMARY OF REPRESENTATIONS

Following consultation with neighbouring occupiers, a total of five written representations have been received (from four separate addresses). The comments made can be summarised as follows:

Concern relating to any more vehicles coming down a congested road, in addition to traffic connected to the development of nine houses. No safe turning facility exists for traffic.

Condition in original approval required car park and turning facility is rarely used as its design fails to allow it to be used, leading to blocking in and road being used instead.

This drop off point uses a blind corner and traffic earlier and later at darker times of day.

153

Vehicle access to neighbouring properties is often restricted.

Building is being used as a breakfast and after school club without permission.

The building site has restrictions on hours when vehicles can enter and exit, and the club is proposed to operate outside these hours.

The school building has adequate facilities in main building to accommodate a breakfast and after school club, and a proper car park with safe access exists at Millhouses Lane.

Building is poor in noise insulation terms, leading to noise and disturbance impacts.

Querying whether club will be limited to pupils of the school, and whether it will operate during holidays.

Increased use of building should not lead to further use of the environmentally valuable woodland or the school playing fields.

PLANNING ASSESSMENT

Since the building has previously been granted planning permission, the merits of the building itself cannot be assessed as part of this application. However, the impacts of the proposed alteration to the condition upon the amenities of neighbouring occupiers and the highway implications of the proposal are relevant to the current consideration.

The supporting information provided by the school’s Learning Mentor stated that the breakfast and after-school clubs will only be available to children attending St. Wilfrid’s school. Also it is stated that the two clubs will only operate in term-time. Confirmation has been provided that the car-park area will not be used as a play- area, however, the children will instead use the school play ground. Also proposed is the removal of the limit of five persons using the building on Saturdays, to allow maintenance and other Scout/Cub/Beavers based activities to take place.

In relation to potential noise disturbance it should be taken into account that the nearest residential dwelling to the building is located approximately 40 metres away from the building. Also existing boundary treatment is shrubbery and trees, which gives an amount of sound attenuation. On the basis of the supporting information provided by the school it is considered that the potential for additional noise and disturbance to be created in excess of that possible under the current condition would not be significant, and not capable of supporting a reason for refusal.

As a supplementary point it should be noted that the details of the scouts, beavers and cubs’ use of the building are specified within the part (ii) of the condition, whereby details of items of correspondence are required to be complied with. One of the letters states that at the cubs meeting a total of 36 children and one/two leaders would be in attendance. It is understood that the existing groups do not

154 involve these numbers of attendees, however, the groups could expand to these numbers without breaching the maximum numbers allowed under this condition.

The potential use of the car park for play and activity would potentially lead to some disturbance, as this area falls between the building and the nearest dwelling. Officers from the Environmental Protection Service have therefore recommended that this area is prevented from any such use, and instead any outside play should take place within the school play ground / playing field. The school is in agreement with this, and it is considered to be reasonable to add as a condition.

Highway Issues

Following consultation with Highway Development Control colleagues it is not considered that the proposed amendment to the condition gives rise to any harmful implications upon local highway safety. As the two clubs would only be attended by children also attending the school it is considered that traffic congestion around drop-off and pick-up times would potentially be reduced as the times for drop-off and pick-up would become less concentrated.

Concern has been raised within one neighbour representation that the car park layout and surfacing discourages its use. This represents a potential breach of a condition attached to the previously granted approval, and it is therefore considered to be appropriate to add a directive to any consent advising that this will be investigated in order to secure future compliance with this condition.

RESPONSE TO REPRESENTATIONS

The comments raised in representations are addressed in the above report.

SUMMARY AND RECOMMENDATION

The proposal seeks to amend the provisions of a condition imposed upon a previously granted planning consent. This amendment would allow the building to be used from 0745 hours to 1800 hours (Mondays to Fridays, during term times only) for the purposes of breakfast and after-school clubs which would involve sixteen children and two adults. It is considered that this amendment would avoid a harmful impact upon the amenities of neighbouring occupiers. It is also considered that the proposal would not have a harmful impact upon local highway and pedestrian safety.

On this basis the proposal is considered to be acceptable and subject to a supplementary condition and directive, it is recommended that the application should be approved.

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Case Number 07/00685/FUL

Application Type A Full Planning Application

Proposal Erection of boundary fence and gates, siting of pole mounted CCTV and provision of hand car wash facility

Location 15 Handsworth Road Sheffield S9 4AA

Date Received 19/02/2007

Team CITY CENTRE AND EAST

Applicant/Agent Robin Ashley Architects LLP

Recommendation Grant Conditionally

Subject to:

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

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

2 Details of vehicular access points have not been approved. Before development commences, details shall be submitted to and approved in writing by the Local Planning Authority of amended vehicular access points omitting the third access adjacent to the entrance to the White Rose Public House and providing any subsequently amended boundary treatment. The development shall not be used unless such approved details have been implemented and thereafter retained.

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

3 The site shall not be used unless all redundant access have been permanently stopped up and reinstated to adjacent footway levels, 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.

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

156 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 Before development commences, details shall be submitted to and approved in writing of any proposed pole mounted CCTV installations. Such installations shall only be implemented in accordance with the approved details unless otherwise authorised in writing by the Local Planning Authority.

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

6 Before development commences, details shall be submitted of any proposed lighting, including pole mounted illumination. The lighting shall only be implemented in accordance with the approved details.

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

7 The site shall only be used for the above-mentioned purposes between 0900 hours and 1800 hours Mondays to Fridays, 0900 hours and 1730 hours Saturdays, 1100 and 1600 hours Sundays.

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

8 The development shall not be used unless turning space for vehicles has been provided within the site, in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such turning facilities shall be retained.

In the interests of the safety of road users.

9 The site shall not be used unless car parking accommodation for 10 spaces for customers and staff, including 2 no. disabled spaces, have been provided and thereafter retained.

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

10 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

157 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.

Attention is drawn to the following justifications:

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

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

Attention is drawn to the following directives:

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

2. The developer's attention is drawn to Sections 7 and 8 of the Chronically Sick and Disabled Persons Act 1970, as amended, and to Design Note 18 "Access for Disabled people to Educational Buildings" published in 1984 on behalf of the Secretary of State, or any prescribed document replacing that note. Section 8 sets requirements for access to and facilities at offices and other premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

If you require any further information please contact Brian Messider or Simon Ovendon on Sheffield 2734197.

158 Sit

LOCATION AND PROPOSAL

The application site is located on the north eastern side of Handsworth Road, immediately to the south of the Sheffield to Worksop railway line, and to the north of the White Rose Public House. Behind the pub is a former food manufacturing plant now used by the Cooperative Society. The site is currently vacant, having previously been used as a petrol filling station and vehicle repair garage, and is currently bounded by a palladin mesh fence approximately 1.8m high. There are three access points two directly off Handsworth Road with a third close to the entrance to the pub.

The proposal seeks planning permission for use on the site for hand car wash facilities along with car sales. Access will be off Handsworth Road. Car wash activities will take place under the existing canopy and the office will be retained, both those structures being refurbished and kept for use whilst the workshop

159 building will also be retained and made safe but not used. A sales shop building will be demolished along with a rear shed. Also included in the proposal are pole mounted CCTV cameras, details of which the applicant wishes to have conditioned.

Boundary treatment currently around the site is to be retained and continued adjacent to railway land and the pub.

RELEVANT PLANNING HISTORY

04/01500/CHU Planning permission was granted by the Area Board of 25th October 2004 for use of the site for MoT testing and for the sale of cars. The approval also included a small extension to the workshop and erection of new fencing and gates.

03/04096/CHU Planning permission was granted in December 2003 for the erection of fencing and gates to the site and for a minor extension of one of the buildings on the site. These works related to the proposed continuation of the vehicle repair use on the site.

Neither of the above applications has been implemented apart from the boundary fence.

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

Policy Issues

The site falls within a Housing Policy Area in the Unitary Development Plan. Within such Areas Policy H10 states that car showrooms are ‘unacceptable’ however the proposal does not involve the development of a car showroom and the principle of a lower key car sales use has already been established by planning approval 04/01500/CHU. The car wash element is ‘sui generis’ use in that it falls within no particular Use Class and submission of these type of uses must be judged on their particular merits.

Policy H14 requires that developments in Housing Areas should provide safe access to the highway network and provide appropriate off street parking, and should not create unacceptable living conditions for residents. These matters are considered below.

Design and Amenity Issues

All existing structures are to be retained apart from the sales shop and a shed to the rear of the site. The remainder will be brought back into use apart from the former workshops and any reuse of the site will bring benefits in terms improving the appearance of the site which is currently derelict. The boundary fence is not as

160 high quality as that approved in 04/01500/CHU, but the paladin fence is not out of place in residential areas. Although details of the CCTV cameras and poles have not been submitted their overall appearance is generally slight and thus such details can be conditioned.

The previous approval included landscaping and some provision will be conditioned for this scheme.

It should also be taken into account that the site is adjacent to existing houses and separated by Handsworth Road, the carriageway of which provides separation, and as a busy arterial route carries a significant amount of traffic, with noise levels that are not insignificant. The nature of the car sales use is not intrinsically noisy, similarly for the car wash element which consists of a mobile jet wash which is not considered to adversely affect adjacent residents. The proposed uses for the site represent an improvement over its current semi derelict state.

Highways Issues

The proposal raises no significant highway safety issues. The traffic generation from the site would be similar to that of the previous use as a petrol filling station and vehicle repairs, and the submitted parking layout is satisfactory subject to provision of an extra disabled car parking space. A difference from the previous approval is the number vehicle access points as the current application indicates three. This is considered excessive and would be prejudicial to highway safety thus the reduction to two access points excluding that closest to the entrance to the White Rose Public House will be conditioned. The applicant will also need to demonstrate that vehicles delivering cars will be able to enter and leave the site in a forward gear. Such details will also be conditioned.

Access Issues

One disabled parking bay is provided a within the customer parking area and one extra space is required to meet Council standards as described above. The site will be made accessible as per the requirements of the Disability Discrimination Act.

SUMMARY AND RECOMMENDATION

The principle of car sales use has been established and reuse if the site will improve the appearance of it. The proposal is considered to be acceptable in terms of its impact upon highway safety, visual amenity and residential amenity, and the use raises no significant land use issues. Although development details are not to such a high quality as the previous approval 04/01500/ChU, the proposed use may only be a temporary occupation as the applicant only has a three year lease for the site.

Taking the above into account, and considering previous uses and approvals, it is therefore recommended that the Area Board approve the application.

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