SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO NORTH AND WEST DATE 13/09/2005 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

Vernon Faulkner CONTACT POINT FOR ACCESS TEL NO: 34183

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

03/01423/FUL Site At Retail Park,, Kilner Way, Sheffield, 5

05/00580/FUL Land Adjacent To Bingley Villa, Bingley Lane, 15 Stannington, Sheffield,

05/01561/FUL The Quarters, Carsick Hill Way, Sheffield, S10 22 3LY

05/01567/CAC The Quarters, Carsick Hill Way, Sheffield, S10 33 3LY

05/01988/FUL Middlewood Hall, Mowson Lane, Worrall, 37 Sheffield, S35 0AJ

05/02368/FUL 163 Scott Road, Sheffield, S4 7BH 41

05/02509/FUL 701 Penistone Road, Sheffield, S6 2GF 44

05/02611/FUL Land, Site Of Hillsborough Bridge Works,, 49 Walkley Lane, Sheffield,

05/02614/FUL 54 Creswick Avenue, Sheffield, S5 9AY 58

05/02665/FUL Safeway Stores, 50 Montgomery Terrace Road, 62 Sheffield, S6 3BU

05/02715/FUL Hall Of Residence Ranmoor House, Shore Lane, 66 Sheffield, S10 3AY

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The SOUTH Planning And Highways Area Board Date Of Meeting: 13/09/2005

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 03/01423/FUL

Application Type a Full Planning Application

Proposal Erection of retail units to vary condition 2 imposed by 02/00051/FUL (gross floorspace of units for the unrestricted sale of goods) (application under Section 73) (As amended 07.05.03, 27.05.03, 29.05.03, 04.06.03, 23.10.03 and 11.11.03)

Location Site At Retail Park,, Kilner Way, Sheffield

Date Received 02/05/2003

Team NORTH & WEST

Applicant/Agent AEW Architects

Recommendation Refuse

For the following reason(s):

1 The proposal involves retail development other than retail warehousing on a retail park in an out of centre location which would cause harm to the vitality and viability of existing shopping centres, contrary to Policy S9 of the Sheffield Unitary Development Plan.

2 There is no demonstrable need for the proposal and in the absence of such need the proposal would be contrary to the guidance contained in Planning Policy Statement PPS6.

3 The proposal does not conform to the sequential approach to the location of retail development in that there is a more central location at the proposed Chaucer Buchanan Road district centre and as such the proposal would be contrary to the guidance contained in Planning Policy Statement PPS6.

4 The proposal would have an adverse impact on the vitality and viability of the Hillsborough district centre and nearby local shopping centres at Herries Road and Halifax Road contrary to Policy S5 of the Sheffield Unitary Development Plan and the guidance contained in Planning Policy Statement PPS6.

Site Location

LOCATION AND PROPOSAL

The application site comprises the Kilner Way retail park which is located on the southeast side of Halifax Road at Wadsley Bridge.

6 In March 2003 full planning permission was granted subject to conditions for the redevelopment of the site involving the demolition of the existing buildings on the site and the erection of 8 retail units providing a total of 8,863 sq metres (95,400 sq ft) of floorspace in their place (application no. 02/00051/FUL refers).

Condition No.2 of planning permission 02/00051/FUL restricted the cumulative total of gross floorspace of units on the application site whose use is primarily for the unrestricted sale of goods for purposes within Use Class A1 of the 1987 Use Classes Order to not more than 2,880 sq metres (31,000 sq ft) and also restricted the range of goods for sale in the remaining units by prohibiting the sale of food and drink and a range of non-food goods from the remaining units.

The current application seeks to vary condition No.2 of 02/00051/FUL to partly relax the restrictions on the sale of goods from the proposed development. This application has been amended since its submission.

As originally submitted, this application sought to vary condition no.2 to allow up to 4,552 sq metres (49,000 sq ft) of the gross floorspace to be used for the unrestricted sale of goods within Use Class A1 instead of the 2,880 sq metres (31,000 sq ft) previously permitted.

The application has been amended since its submission. The amendments have sought to relax the restrictions to a lesser extent than originally sought. The amended proposal retains the amount of proposed floorspace for the unrestricted sale of goods at no more the 2,880 sq metres (31,000 sq ft) as permitted by the existing planning permission, but now seeks to vary the condition to allow 929 sq metres (10,000 sq ft) of the remaining gross floorspace (currently restricted to prevent the sale of food and drink and certain non-food goods) to be able to be used for the sale of goods including food and drink but still not for the sale of the prohibited range of non-food goods.

The applicant has submitted a revised retail assessment and an assessment of the highway implications of the proposed variation in support of the application.

RELEVANT PLANNING HISTORY

The site has been developed in a piecemeal manner since the 1970’s and has been subject to several planning applications since then.

Of the retail buildings currently on the site some have conditions imposed on their respective planning permissions which restrict the range of goods that can be sold, whilst some have open retail permissions.

The existing Somerfield foodstore and the SR Gent clothing outlet had open retail permissions with no restrictions on the range of goods that can be sold. These buildings provide 30,076 sq ft of gross floorspace.

The Glynn Webb unit had a condition restricting its use solely to the retail sale of home improvement goods and leisure equipment and specifies a specific range of goods within this use.

The Comet unit had a condition restricting its use solely for the sale/hire of electronic, electrical and gas appliances, photographic and optical equipment and ancillary goods.

The site of the Halfords unit has been subject to several planning applications. The unit was originally built as a workshop and showroom for a motor dealership following the granting of planning permission solely for that use in 1977. In 1983 planning permission was granted for the use of the building for retail sales (within class 1) with no conditions restricting the range of goods to be sold (application no. 83/1590P refers). Although it appears that Halfords occupied this unit in 1986, they submitted a further planning application in 1997 seeking to vary the 1977 permission to allow the use of the building for retail sales which was granted subject to a revised condition restricting its use solely to the retail sales of a range of electrical, home improvement, DIY, garden improvement and leisure goods, pet products, motor cars/cycles, bicycles and accessories, office furniture and supplies and computers and ancillary accessories (application no.97/0092P refers). This unit provides approximately 10,000 sq ft of gross floorspace.

The reason for the restrictive conditions on all these applications was to ensure that the use of the buildings did not prejudice the vitality and viability of nearby shopping centres.

The Gala Bingo unit had a condition on its planning permission restricting its use solely to use as a bingo club. The reason for this restriction was in the interests of the amenities of the locality and occupiers of adjoining property.

In 2003 full planning permission was granted subject to conditions for the redevelopment of the retail park involving the demolition of the existing buildings on the site and the erection of 8 retail units in their place. Condition no.2 of this planning permission restricted the cumulative total of gross floorspace of units on the application site whose use is primarily for the unrestricted sale of goods for purposes within Use Class A1 of the 1987 Use Classes Order to not more than 2,880 sq metres (31,000 sq ft) and also restricted the range of goods for sale in the remaining units by prohibiting the sale of food and drink and a range of non-food goods from the remaining units (application no.02/00051/FUL refers).

SUMMARY OF REPRESENTATIONS

1 letter of objection has been received relating to the following matters;

- the development ignores that the Gala Company is successfully trading from a refurbished unit within the trading estate; - any planning permission should stipulate that access is guaranteed to the Gala unit and any disruption is kept to a minimum.

The Sheffield and District Chamber of Trade have stated that they are not opposed to the development and have made the following comments;

8 - this is development of an existing site not a new one; - concerned over any out of city centre development, the New Retail Quarter is so vitally important anything which may have an adverse impact on the optimism of the developers is worrying; - attempting to strike a balance between the city centre and the suburbs, the city centre benefits everyone and it is to this end that must direct support and encouragement.

PLANNING ASSESSMENT

Policy Issues

The full planning permission for the redevelopment of the retail park granted by application no. 02/00051/FUL in 2003 is as yet unimplemented and would provide 8,863 sq metres (95,400 sq ft) of gross retail floorspace. This represents an additional 2,329 sq metres (25,071 sq ft) of gross retail floorspace above the existing provision. The proposed provision of 2,880 sq metres (31,000 sq ft) of gross floorspace within the development for unrestricted sale of goods was equivalent to the total of unrestricted floorspace in the Sommerfield and SR Gent units on the site. The remainder of the gross floorspace was restricted by condition in accordance with Government and UDP policy.

It was previously considered that whilst the proposed development would result in trade being diverted away from the city centre and Hillsborough District Shopping Centre, the respective impacts of 0.41% and 2.08% on comparisons goods trade and the retention of a similar amount of unrestricted retail floor spaces existing would not be so significant as to undermine the vitality and viability of those centres.

The current proposal, as amended, has identified the existing Halfords unit as also benefiting from an unrestricted planning permission for retail use. This unit provides approximately 929 sq metres (10,000 sq ft) of gross floorspace.

The Government’s latest planning policy guidance on retail development is contained in the Planning Policy Statement relating to planning for town centres (PPS6).

PPS6 promotes the vitality and viability of town centres. In determining planning applications for proposals relating to main town centre uses PPS6 requires applicants to demonstrate the need for the development, that it is of an appropriate scale, that there are no more central sites for the development, that there are no unacceptable impacts on existing centres, and that the locations are accessible. It also states that relevant local issues and other material considerations should be considered including physical regeneration, employment, economic growth and social inclusion.

The Sheffield Unitary Development Plan, which was adopted before PPS6 was published, identifies the site as being part of a retail park.

9 Policy S9 of the UDP relates to development in retail parks and states that development in retail parks which enables them to sustain their function primarily as locations for the sale of bulky household goods catering mainly for car-borne customers will be permitted. It states that retail warehouses, (defined as large single-level stores specialising in the sale of household goods, such as carpets, furniture and electrical goods, and bulky DIY items, catering mainly for car-borne customers) are the preferred use within retail parks and that other shops within retail parks are unacceptable.

The proposal seeks to vary a condition of the previous planning permission to allow a greater amount of the floorspace within the proposed redevelopment scheme to be available for the sale of food and drink goods. This would allow a further 929 sq metres (10,000 sq ft) of the development to be used for the sale of food and drink in addition to the 2,880 sq metres (31,000 sq ft) already allowed for the unrestricted sale of goods.

In this respect the proposal which seeks to allow the sale of goods other than those specified in Policy S9 would be contrary to Policy S9 of the UDP.

The retail assessment submitted by the applicant states that the proposal is needed because there will be spending capacity in the catchment area, because the retail park needs refurbishment to improve its appearance and provide a greater range of facilities than at present, and that the Halfords unit has no restriction on the sale of goods from it which was not taken into account by the previous planning application for the redevelopment of this retail park.

In respect of need there is currently no large food store in the area to the north and east of the site. The nearest foodstores to the site are located at Ecclesfield and Hillsborough. In January 2005 Cabinet approved the masterplans for the Southey Owlerton Redevelopment Sites and the Neighbourhood centres, the Southey Owlerton Neighbourhood Centres Strategy and agreed the designation of Chaucer Buchanan as a district centre. These documents were approved as a material consideration in the planning process and are to be incorporated in the emerging Sheffield Development Framework.

The Sheffield Retail Study 2003 had found that most people in this area travel long distances to do their main food shopping. This Study recommended that the area needed a large food store of sufficient size to provide for people’s main food shopping. It assessed several locations for a store including Kilner Way, but concluded that a site at Chaucer had most advantages including that it would be the most central to serve the area, it would cause least impact on the nearest district shopping centre at Hillsborough and the existing provision at the Herries Road local shopping centre and it could act as a focus for community activity.

The Southey Owlerton Neighbourhood Centres Study 2004 confirmed that the Chaucer site incorporating Buchanan Road local centre should be a new district retail centre anchored by a foodstore but integrated with the school, the proposed adult learning centre and improved shopping facilities at Buchanan Road to provide a strong focus that will complement new housing development in the area.

10 Although the Southey Owlerton area lacks a foodstore appropriate for main food shopping it is considered that the proposed Chaucer/Buchanan Road site is the best location for such a store. The site at Kilner Way is not well situated in relation to the area of need and would impact more on the Hillsborough district shopping centre. It is considered that there is no need for a foodstore at Kilner Way.

There are proposals within the city centre to provide a New Retail Quarter which will have the capacity to accommodate growth in spending on the type of goods that would be allowed by an unrestricted sale of goods condition.

In considering the previous planning permission for the redevelopment of the site it was recognised that the improvement to the appearance of the retail park that the redevelopment would bring was a material consideration. However although it is a material consideration PPS6 states that regeneration benefits does not constitute indicators of need for additional retail floorspace in that it is retail need that must be demonstrated.

Whilst the existing retail park has some retail units which have no restrictions on the range of goods that can be sold, it is considered that the existence of unrestricted retail floorspace within the existing development does not constitute a need for it to be replaced.

It is considered that the proposal has not demonstrated a need for allowing a greater amount of the floorspace within the proposed redevelopment scheme to be available for the sale of food and drink goods.

The sequential approach means that the first preference is for sites in existing centres, followed by edge of centre sites and then out of centre sites. Whilst the UDP identifies the site at Kilner Way as a retail park it states that it is not a district centre and should be counted as out of centre. Within the catchment area of the development there is the proposed Chaucer/Buchanan Road location for a district centre which should be given priority for prospective food retail floorspace before edge of centre and out of centre sites. There are currently no other in or edge of centre sites in the catchment area of the site for food retail.

The catchment area for non-food retail developments is larger than that for food retailing. The proposed New Retail Quarter in the city centre is within the catchment area of non-food retail development at Kilner Way and is both suitable and available for non-food retail development within a reasonable period of time.

It is considered that the proposal fails the sequential approach to the location of retail development as there are more central sites for the proposed development than that at Kilner Way.

The retail assessment submitted by the applicant states that the extra trade diversion brought about by the proposal would be a 15% convenience trade withdrawal from Hillsborough district centre, 14% from Stocksbridge and 10% from Firth Park district centres and concludes that the trade diversion would have no serious adverse effect on existing shopping centres.

11 It is considered that the overall effect of a greater amount of food retailing at Kilner Way would be to reduce the levels of footfall in and visits to the Hillsborough district centre. This will have some effect on trade within non-food shops and service outlets in the district centre and increase the likelihood of units remaining and becoming vacant particularly the smaller units in peripheral areas such as the Hillsborough Barracks mall which links the large foodstore in Hillsborough to the rest of the district centre.

The proposed district centre at Chaucer Buchanan Road could accommodate a foodstore and whilst such a foodstore would also divert trade from Hillsborough district centre it would also draw trade from the existing out of centre foodstore in Ecclesfield and would have a lesser effect on the Hillsborough district centre than a location at Kilner Way.

It is considered that the proposal would also have the potential to draw trade from the Herries Road and Halifax Road local shopping centres.

The retail assessment states that the additional trade drawn from the city centre as a result of a more open consent for comparison goods would be negligible. It is considered that should the proposal be allowed in the absence of any need or other material considerations justifying permission in this instance it would cause retailers and developers considering investing in more central locations to question the commitment to supporting the city and district centres and jeopardise private sector investment in those centres.

The retail park areas in the UDP are easily accessible by public and private transport and are evenly distributed over the city and allow people the opportunity to compare and buy bulky household goods. However for people who shop on foot the topography surrounding the Kilner Way site limits to that extent the site’s accessibility.

Policy S5 of the UDP relates to shop development outside the central shopping area and district centres and identifies circumstances and criteria where retail development other than within or at the edge of the central shopping area or district shopping centre will be permitted.

One such circumstance identified by Policy S5 is where the development is …(c ) in a retail park, subject to Policy S9. However the proposal seeks to enable the sale of a range of goods that would be contrary to Policy S9.

The criteria identified by Policy S5 that all retail development outside the central and district shopping centres must satisfy relate to not undermining the vitality and viability of the city centre or any district shopping centre as a whole, not jeopardising private sector investment needed to safeguard the vitality and viability of those centres or putting at risk the strategy or proposals for their promotion and regeneration, being easily accessible, not having a significant harmful effect on public transport services or the surrounding road network, not taking up land where other uses are required, and complying with Policy S10 relating to matters of dominance, amenity, design and highway safety.

12 Policy S10 (a) seeks to maintain the dominance of preferred uses which in this instance is retail warehousing. Whilst the proposal seeks to increase the amount of unrestricted retailing the preferred use of retail warehouses remains dominant. The proposal complies with Policy S10 (a) of the UDP.

It is considered that the proposal would be contrary to PPS6 and Policies S9 and S5 of the UDP in that it seeks to allow the sale of a range of goods other than those permissible under Policy S9, that there is no demonstrable need for the increase in floorspace for food and drink sales, that the proposal does not conform to the sequential approach as there is a more preferable location at the proposed Chaucer Buchanan Road district centre, and that it would have an adverse impact on the Hillsborough district centre and nearby local shopping centres.

Highway and Transportation Issues

The transport assessment has been reconsidered in the light of the proposed changes to the balance of proposed uses with respect to the proposed access arrangements and car parking.

The proposal variation would result in a minor increase in traffic generated with an additional 48 and 24 vehicle movements in the Saturday and weekday peak hours respectively which will have a negligible impact on junction capacity. The applicant has proposed an additional 20 car parking spaces to accommodate the proposed variation in the balance of uses.

There are no highway concerns to the proposed variation in the balance of uses on the site.

The proposal complies with Policy S10 (f) of the UDP.

Effect on the amenities of residents and the locality

There are residential properties both adjacent to and opposite the site. The proposal does not vary the siting or massing of the proposed buildings and access. It is considered that the proposed variation in the balance of uses would not significantly harm the amenities of residents in the surrounding locality.

The proposal complies with Policy S10 (b) to (e) of the UDP.

SUMMARY AND RECOMMENDATION

13 Should members be minded to grant planning permission for the proposal it is a requirement of the Town and Country Planning (Shopping Directive) (England and Wales) (No.2) Directive 1993 concerning large shopping developments that before granting planning permission the Local Planning Authority shall consult the Secretary of State.

It is also a requirement of the Town and Country Planning (Development Plans and Consultations) Directive 1992 that the Secretary of State be notified of departure applications if by reason of their scale, nature or location they would significantly prejudice the implementation of development plan policies and proposals.

It is recommended that planning permission be refused for the reasons given.

Case Number 05/00580/FUL

Application Type a Full Planning Application

Proposal Erection of 4 stables, tack room and feed store, construction of horse exercise area and exercise paddocks, provision of car parking for livery purposes (as amended 19/7/2005)

Location Land Adjacent To Bingley Villa, Bingley Lane, Stannington, Sheffield

Date Received 15/02/2005

Team NORTH & WEST

Applicant/Agent Mr B Gibson

Recommendation Grant Conditionally

Subject to:

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

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

2 Before development commences on the construction of the horse exercise area details of the following shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the horse exercise area and surrounds shall be constructed in accordance with the approved details;

- existing and proposed levels of the horse exercise area and surrounds; - details of the surfacing of the horse exercise area; - details of the appearance of the surrounding fencing and gates;

In the interests of the amenities of the locality.

3 The horse exercise area shall only be used by horses that are stabled or kept on the paddocks within the site.

In the interests of the amenities of the locality.

4 At no time shall jumps or similar equipment be placed within the site other than within the horse exercise area shown on the approved plans or stored within the buildings.

15 In the interests of the amenities of the locality.

5 Before development of the stables and horse exercise area commence details of a sight line on both sides of the means of access shall have been submitted to and approved in writing by the Local Planning Authority. The sight lines as approved shall be provided before the use of the stables and horse exercise area commences and thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.

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

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

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

7 Before development commences details of the colour and appearance of the external materials of the buildings shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

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.

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park

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 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

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

Attention is drawn to the following directives:

1. The applicant is advised to contact the Environment Agency, Pheonix House, Global Avenue, Leeds, LS11 8PG (telephone 0113 213 4600) regarding the provisions of the Environmental Protection Act 1990 relating to the storage and disposal of waste from the premises.

Site Location

17 LOCATION AND PROPOSAL

The site is situated on the southfacing slopes of the Rivelin valley approximately 330 metres southwest of the edge of the built up area of Stannington.

The site comprises three fields, totalling approximately 3.7 hectares of land, on the south side of Bingley Lane. The site has a frontage of approximately 180 metres to Bingley Lane and extends southwards for approximately 200 metres. There is an existing access located centrally on the site’s frontage.

There are fields to the east, north and west of the site whilst to the south the site adjoins mature woodland. The fields are generally bounded by stone walls. There are four mature trees within the site, A hedge runs along the western boundary of the site.

There are residential properties on Bingley Lane to either side of the site comprising a single dwelling that adjoins the northeast corner of the site and a small group of residential properties to the west of the site’s frontage.

The application has been amended since its original submission including reducing the number of stables from six to four.

The proposal as amended seeks full planning permission to erect a stable block (providing four stables) and a tack room/feed store building adjacent to the woodland alongside the southern boundary of the site, to construct a horse exercise area adjacent to the stables, and to subdivide the larger easternmost field for use as six paddocks for grazing horses.

The proposed stable building would be 13.2 metres long by 2.4 metres wide and 2.5 metres high. The tackroom/feed store building would be 5.2 metres long by 2.4 metres wide and 2.4 metres high. Both buildings would be faced in dark brown shiplap boarding. The stables would have an internal concrete block wall approximately 1 metre high. The proposed horse exercise area would have dimensions of 30 metres by 20 metres, be contained by a post and rail fence and be situated on the north side of the stables adjacent to the drystone wall that runs north-south down the middle of the site.

The larger easternmost field would be subdivided by a post and wire fence into six paddocks. The applicant proposes to use the remaining two fields for haylage. A small car parking area is proposed adjacent to the entrance off Bingley Lane from which a track runs down to the proposed stables. The track would have a central grassed area between the wheel runs. The applicant intends renting out the stables and paddocks for use by others.

RELEVANT PLANNING HISTORY

A planning application for the erection of a stable block (providing four stables) in the middle of the site was withdrawn prior to its determination in January 2005 (application no. 04/04967/FUL refers).

18 SUMMARY OF REPRESENTATIONS

Bradfield Parish Council have commented; - consider this proposal has a better situation for the buildings (closer to the trees so not as visually intrusive); - concerns regarding the possible high visibility of the access track down the fields, it should be blended in; - the car parking area adjacent to the road has already been completed (retrospective application).

Rivelin Valley Conservation Group object; - application increases the stables from 4 to 6 and includes 2 tack rooms; - the development would be a horse related business involving a change of use from agriculture, this is wholly inappropriate in this location and would be contrary to UDP Green Belt policies; - concern about ugly sprawl of buildings, fences and other structures associated with keeping horses, object to large scale facilities which have been allowed in prominent locations; - highly prominent location in Green Belt and Area of High Landscape Value, the proposal does not fall in category of small stables, this is a substantial building, prominent fencing and exercise facilities, conflicts with UDP Green Belt protection policies GE1, GE2, GE3, GE4 and landscape protection policy GE8, major impact on visual environment of the area difficult to adequately screen the site given the slope of the land southwards; - likely that expansion of the facilities to potentially include a livery business could be expected, this would be in conflict with PPG2 and UDP Green Belt and landscape policies.

Loxley Valley Protection Society object; - Consider that the proposal is extremely visual across the valley and; - The design is not of a high standard

1 letter of objection has been received relating to the following matters; - on both sides of the Rivelin Valley there has been an increase in the number of equestrian developments and impact on character of this Green Belt lung needs to be considered, effect of excessive horse-riding trampling over meadow land can produce an eyesore; - will effluent reach the river to its detriment; - Bingley Lane/rails Road is a narrow winding in some places steep country lane with no pavement, it has become exceedingly busy, horse riding along this lane could be a hazard for horses, their riders, other vehicles and pedestrians,

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt and an Area of High Landscape Value. Policies GE1 to GE4 seek to

19 protect the openness and appearance of the Green Belt. Policy GE8 seeks to protect and enhance the appearance and character of Areas of High Landscape Value.

The Government’s planning policy guidance on Green Belts is contained in PPG2. This states that essential facilities for outdoor sport and outdoor recreation are not inappropriate in the Green belt. Essential facilities should be genuinely required for the use of the land which preserve the openness of the Green Belt and do not conflict with the purpose of including land in it. Possible examples of such facilities include small stables. PPG2 does not distinguish between commercial and private horse related uses in the countryside.

It is considered that the proposal which includes the provision of four stables and a tack room/feed store is on the limit of what can reasonably be considered small within the guidance of PPG2.

Highway and Transportation Issues

The proposal reuses the existing field access off Bingley Lane and provides an on- site vehicle parking area. There is a stone wall either side of the access on the frontage to Bingley Lane.

Whilst Bingley Lane is a narrow lane it is considered that subject to the provision of a satisfactory sight line at the proposed access the development is acceptable and makes satisfactory arrangements for off-street parking and access. The requirements of the sight line would involve reducing the height of the wall within the sight line to no more than a metre high.

Effect on the amenities of residents and the locality

The siting of the proposed stable building, tack room/feed store building and horse exercise area at the southern end of the site against a backdrop of trees forming the edge of a wood would ensure that their impact on the openness of this part of the Green belt is minimised. The existing hedge on the western boundary and the trees within the site also contribute to a lesser extent towards reducing the impact of the buildings on the surrounding locality. The size and appearance of the proposed buildings are acceptable and appropriate for this location. It is considered that the size and scale of the proposed stables and their siting and appearance would not harm the openness or character and appearance of this part of the Green Belt and Area of High Landscape Value.

The horse exercise area would be partially cut into the sloping land with a landscaped earth mound along its northern edge. A mature tree close to the northern edge of the horse exercise area is to be retained. The drystone walls within the site are to be repaired.

It is considered that subject to a condition requiring the submission of satisfactory details of the proposed levels the size, siting and appearance of the proposed horse exercise area would not harm the openness or character and appearance of this part of the Green Belt and Area of High Landscape Value.

The subdivision of the larger field into six paddocks, the proposed use of the access (including reducing the height of the frontage wall), the car park and the access track would not adversely harm the character and appearance of this part of the Green Belt and Area of High Landscape Value.

It is considered that the proposed development would comply with the Government’s guidance contained in PPG2 and would not compromise the policies of the Unitary Development Plan as they relate to the green environment.

There is a separation distance of approximately 150 and 200 metres to the dwellings on Bingley Lane to the west and east of the site. There are residential properties on the southern side of the woodland off Rivelin Valley Road. It is considered that the level of activity associated with the proposed development would not significantly harm the living conditions of occupants of nearby properties.

SUMMARY AND RECOMMENDATION

Small stables are an appropriate use in the Green Belt.

It is considered that the scale of the proposed development is acceptable and would not harm the openness or the character and appearance of this part of the Green Belt and Area of high Landscape Value. The proposal complies with PPG2 and the policies of the UDP relating to the green environment.

There are no highway objections subject to a condition requiring the provision of satisfactory sightlines at he proposed access.

There are no significant effects on the living conditions of nearby residents.

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

Case Number 05/01561/FUL

Application Type a Full Planning Application

Proposal Erection of dwellinghouse (As amended 21.07.2005)

Location The Quarters, Carsick Hill Way, Sheffield, S10 3LY

Date Received 19/04/2005

Team SOUTH

Applicant/Agent Wildblood Macdonald Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 The development shall not be commenced unless the existing former library building within the site has been removed in accordance with conservation area consent ref. 05/01567/CAC.

In the interests of the visual amenity of the area and to ensure a satisfactory standard of development.

3 Before the commencement of development the following samples shall have been submitted to and approved in writing by the Local Planning Authority:- (i) proposed facing materials and (ii) proposed roofing materials. Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

4 Before the development is commenced, details of the following items shall have been submitted to and approved in writing by the Local Planning Authority:- (i) windows and doors; (ii) glazing, including treatment between floor levels; (iii) balustrades; (iv) eaves detail, including materials and finishing treatment; (v) rainwater goods; (vi) all external surface treatments; (vii) treatment of the lowered boundary wall at the means of vehicular access to the site; and (viii) treatment to the boundary with Quarters. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

6 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.

7 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and shrubs within and/or adjoining the site of the development during building 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.

8 No buildings/structures shall be erected within 3 metres of the culverted watercourse that crosses the site.

To ensure satisfactory drainage arrangements.

9 Notwithstanding the details shown on the submitted plans, the initial 5 metres of the driveway from Carsick Hill Way shall be a bound surface in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority.

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

10 The dwelling shall not be used unless 1.8 metres x 1.8 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

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

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

To ensure that the architectural character of the building is retained and that there is no visual intrusion which would be detrimental to the amenities of the Ranmoor Conservation Area.

12 Before the development is commenced, details of the means of ingress to and egress from the site 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 point. Ingress and egress for such vehicles shall be obtained only at the approved point.

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments; BE5 - Building Design and Siting; BE6 - Landscape Design; BE15 - Areas and Buildings of Special Architectural and Historic Interest; BE16 - Development in Conservation Areas.

24 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. 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.

2. The proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Coal Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information on any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

25 Site Location

LOCATION AND PROPOSAL

The application site is within the curtilage of Quarters, a substantial arts & crafts style dwelling within the recently extended Ranmoor Conservation Area. The site is located to the north-west of the existing dwelling and covers an area of approximately 770m2. The land rises towards the junction of Carsick Hill Way with Carsick Hill Road and continues to rise beyond Carsick Hill Road. There are several mature trees and boundary hedges within the site. The trees are located primarily to the north (Carsick Hill Road) and west boundaries. A c1980 detached single storey outbuilding (library) is included in the site and adjoins what would become the boundary with Quarters. There is an existing means of vehicular access to the west of the library building from Carsick Hill Way. A covered reservoir adjoins the site to the north and there is a mature landscaped area to the south on the opposite side of Carsick Hill Way.

26 The area is generally characterised by large individually designed detached properties in large grounds. However, the three individually designed modern dwellings immediately opposite Quarters occupy relatively narrow plots.

The application involves the demolition of the library building and the erection of a two-storey detached dwellinghouse. The dwelling is proposed to be positioned centrally between the boundaries to Quarters and Carsick Hill Way with the principal elevation facing Quarters. The plans have been revised during the course of the application to address concerns about the impact on trees and to improve the external environment.

The demolition of the library is the subject of a separate application for Conservation Area Consent which appears elsewhere on this agenda (ref.05/01567/FUL).

RELEVANT PLANNING HISTORY

An application for the demolition of Quarters and the erection of 18 flats in a three storey block together with a dwellinghouse on the current application site was withdrawn in April 2005 (ref.04/05147/FUL). The application was withdrawn following Officers concerns about the loss of the building, extent of development proposed and the impact on the quality of the area.

Planning permission was granted for the use of the library building as a dwellinghouse in 2003 (ref.02/03945/CHU). The permission remains valid until March 2008.

SUMMARY OF REPRESENTATIONS

12 letters of representation were received in response to consultations about the originally submitted plans. The representations are summarised as follows:

- drawings do not give accurate scaled view of size of the plot – cannot assess impact on Quarters - sketches insufficient to judge relative heights of existing and proposed buildings - plans misleading – suggest footway in Carsick Hill Way and give impression of greater width than existing - need to understand proposals for entire Quarters site – piecemeal approach is inappropriate - overdevelopment – dwelling too large for site and very prominent across covered reservoir – needs smaller, finely detailed design - dominates surrounding dwellings and resembles a miniature apartment block - insufficient garden space to serve 5 bed dwelling - not a brownfield site and therefore should not be built on - village feel should be protected – detract from Conservation Area - no details of materials submitted - will adversely affect historic setting and boundary planting to Quarters - orientation out of keeping with character of area

27 - construction works will result in loss of trees - adverse impact on semi-rural setting of cottages in Carsick Hill Road which add to character of area - suggests need to increase height of boundary wall to ensure privacy to occupiers – further restrict visibility for motorists - over-sized windows will overlook dwellings opposite site and cause light pollution - no garage proposed – likely to be required in future - minimal building line does not fit with houses in area which are set back from the road - potential indicative site for garage will result in loss of trees and result in reversing into Carsick Hill Road - dwelling will obstruct visibility resulting in conflict at point of access - vehicle turning space on site is critical – road safety - extensive development will affect local wildlife habitats - pressure on drainage system which is already at capacity in very wet area - loss of green space that provides environmental backdrop for enjoyment of community - Council should take account of original purpose of land for recreational purposes (Carsick Hill Land Society c1880) - Land has been secured by Possessory Title – not originally part of Quarters and subject to covenants to keep land open - Risk to local people from construction traffic on narrow roads

Rivelin Valley Conservation Group also objected to the proposals:

- substantial building is overdevelopment and would be highly visible from Carsick Hill Road and Carsick Hill Way – currently attractive green space - will result in loss of shrubbery and some of trees surrounding the site – harmful to wildlife and character and appearance of Ranmoor Conservation Area

Following the submission of revised plans, interested parties were reconsulted. 4 letters of representation were received. 2 of the representations (including Rivelin Valley Conservation Group) object to the revised plans:

- still too close to frontage in Carsick Hill Way – out of character - overall height has increased – possible intention for future rooms in roof space? - Inappropriate design for Conservation Area – materials not specified and design should complement greenfield site - Extensive two storey windows out of keeping - Plans should include double garage (likely to be future requirement) - Access poor - need more details about lowering walls to improve visibility – lowering of wall will breach Ranmoor Conservation orders - still concerned about loss of trees and shrubbery - Plot is without unequivocal ownership and subject to covenants requiring it to be kept open

28 Two letters have been received in support of the application (including one from the intended purchaser of Quarters):

- Quarters being bought as family home – quality of environment is important and design of proposed dwelling is well crafted and commendable - Future occupies of Quarters do not want to live alongside a brick built bungalow (former library) - High quality thoughtful design which respects surroundings in general and is infinitely better than existing building – supports proposal subject to retention of existing hedging

PLANNING ASSESSMENT

Policy Issues

The site lies within the recently extended Ranmoor Conservation Area and a designated Housing Area as defined in the adopted Unitary Development Plan (UDP). Housing uses (Class C3) are therefore preferred in accordance with UDP policy H10.

The principle of a single dwelling on this site is already established by the extant permission for the separation of the library building from the main dwelling (Quarters) and its use as a dwelling (ref.02/03945/CHU). If that planning permission is implemented, the library will become a dwelling and the remainder of the land within the application site will become its curtilage to be used as a private garden with vehicular access and parking accommodation.

Consideration of the current application should be restricted to the detail of the proposal and its impact on the Ranmoor Conservation Area, visual/residential amenity, landscape features and highway safety. UDP policies H14 (Conditions on Development in Housing Areas), H15 (Design of New Housing Developments), BE5 (Building Design and Siting), BE6 (Landscape Design) BE15 (Areas and Buildings of Special Architectural or Historic Interest) and BE16 (Development in Conservation Areas) are most relevant in assessing the merits of the application.

Conservation and Design Issues

The Ranmoor Conservation Area has recently been extended to include (amongst others) this site. The extension is in recognition of the contribution of buildings such as Quarters to the quality of the environment and as a direct response to increasing pressure for demolition and intensive redevelopment of such sites. The designation, together with Officer concerns about the originally proposed demolition and redevelopment of the entire Quarters site, led to the previous application (ref.04/05147/FUL) being withdrawn. It is now understood that Quarters will be sold by the developer as a single family dwelling.

The character of the Ranmoor Conservation Area is that of a leafy spacious suburb with many large 19th and early 20th century stone built houses set in large mature landscaped gardens. Earlier cottage properties complement the larger properties within an historic network of ancient lanes. There are also a number of individually

29 designed modern single and two storey dwellings within the Conservation Area. UDP Policies BE15 and BE16 seek to preserve or enhance the character or appearance of Conservation Areas.

The existing library building is a single storey brick building of no particular architectural merit. Albeit not particularly prominent, the building is not considered to contribute positively to the character or appearance of the Conservation Area and is not obviously within the curtilage of Quarters.

The removal of the library building will result in the opportunity for the proposed substantial two storey dwelling to be set within a sizeable plot with a frontage to Carsick Hill Way of almost 30 metres. The footprint of the building has been reduced to ensure a comfortable relationship with the topography and boundaries of the site. The position of the dwelling at a distance varying between 1.8m and 3.5m from the Carsick Hill Way frontage is considered acceptable given that this is a corner plot with no nearby building lines to observe. The amended plans and increased setback from the road frontage allow the existing mature boundary hedge to be retained and the orientation of the building ensures that it will not compete with other buildings for status within the street scene.

Existing trees and shrubs within the site are to be retained and additional tree planting is proposed to strengthen the boundary between the site and Quarters. The revisions to the scheme have resulted in a building form that works with the approximately 3m fall in levels across the site, reducing the need for extensive excavation.

The building is proposed to be constructed in natural stone with a natural slate roof and timber doors and window openings. The design is high quality, representing a strikingly individual contemporary building influenced by the towers and chimneys of the arts & crafts style of Quarters. The detailed specification of materials and finishing treatments should be conditioned.

In view of the above, the proposals are considered to preserve, and to some extent enhance, the appearance of the Conservation Area. The development therefore complies with UDP Policies BE15 and BE16. The scale and quality of the building and retention and opportunities for landscaping are such that the proposals also comply with Policies BE5 and BE6.

Amenity Issues

The building will be in excess of 25m from the dwelling at Quarters, and in excess of 30m from the nearest dwellings in Carsick Hill Way and Carsick Hill Road. There are no directly facing elevations between existing and proposed dwellings and glazing to the Carsick Hill Way elevation has been significantly reduced in the amended scheme. No dwellings will be adversely affected by the proposed development

There is in excess of 250m2 useable private garden space to serve the dwelling. The redesign of the dwelling has enabled existing levels to be respected which has increased the quality of the amenity space immediately surrounding the dwelling.

In view of the above, the proposals are considered to comply with Policies H14 and H15.

Highway Issues

There is space for up to 3 cars within the site layout. Proposals for a garage space have been deleted from the application in the amended scheme to allow a more sympathetic form of development. This has resulted in the loss of turning space within the site and cars will be encouraged to reverse to Carsick Hill Way. Given that there is an existing driveway with no turning space on the site and that turning space was not a condition of the permission for the use of the library as a dwelling, this situation is considered acceptable. The existing access will be utilised and the walls lowered to 600mm to either side of the access to increase visibility (this would be a requirement regardless of any turning provision within the site). It is considered that adequate road safety can be maintained and it should be noted that Carsick Hill Way is one-way from Carsick Hill Road outside the site. Turning space can still be incorporated if considered necessary but would result in additional surfaced areas and reduced opportunities for landscaping.

In view of the above the proposals are considered to comply with UDP Policy H14(d).

Drainage Issues

A culverted watercourse crosses the site within the existing driveway adjoining the library building. The layout of the site has been designed to protect the watercourse with no buildings or other obstructions within 3 metres.

In response to consultation on the previous application for redevelopment of Quarters, Yorkshire Water confirmed that foul and surface water can discharge to existing public sewers.

RESPONSE TO REPRESENTATIONS

Inadequate information – site sections and levels have been submitted and building materials have now been confirmed. There is sufficient information for an informed assessment of the application.

Demand for future garage and increase boundary walls – there is adequate private space within the site. Permitted development rights are recommended to be removed to enable control over any subsequent requirements for development.

Increase in height – the revised scheme respects the existing fall in levels across the site. The design splits the levels of the ground floor of the building resulting in an increase in height of approximately 300mm. The overall height is 8.25m (max. excluding chimneys).

Wildlife – existing trees and shrubs are to be retained and the site remains sufficiently permeable to wildlife.

Construction traffic – arrangements for access can be conditioned.

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The site lies within the extended Ranmoor Conservation Area. The principle of a single dwelling on the site is established by a current planning permission for the conversion of a single-storey library building within the site to residential use.

The high quality contemporary design respects and draws from the character of the existing dwelling (Quarters). Amendments have resulted in a smaller footprint which fully respects the topography of the site and mature boundary planting.

There is ample garden space and car parking accommodation within the site. An existing means of vehicular access will be utilised with modification to achieve improved visibility. Existing levels of residential amenity for Quarters are maintained and no other property is adversely affected.

Overall, the removal of the c1980 library and its replacement with a high quality dwelling is considered to preserve and enhance the appearance of the Conservation Area. The proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

Case Number 05/01567/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of outbuilding (land adj Quarters)

Location The Quarters, Carsick Hill Way, Sheffield, S10 3LY

Date Received 19/04/2005

Team SOUTH

Applicant/Agent Wildblood Macdonald Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 The building shall not be demolished before :- (a) a binding legal contract for the carrying out of works of redevelopment of the site is made in accordance with planning permission ref. 05/01561/FUL and evidence of such a contract has been supplied to the Local Planning Authority; or (b) proposals for the restoration of the site, including a landscape scheme, have been submitted to and approved in writing by the Local Planning Authority. In the event of (b) above, the approved restoration works shall have been implemented within 3 months of the completion of demolition of the building and the landscaped areas shall be cultivated and maintained for 5 years from the date of implementation. Any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

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

3 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the demolition of the building 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 point. Ingress and egress for such vehicles shall be obtained only at the approved point.

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

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.

Site Location

34 LOCATION AND PROPOSAL

The site lies within the recently extended Ranmoor Conservation Area. The application is for the demolition of a c1980 detached single storey outbuilding, formerly used as a library, within the curtilage of Quarters. Demolition is required to allow the redevelopment of part of the site for a single dwelling. The application for the proposed dwelling appears elsewhere on this agenda (ref.05/01561/FUL).

RELEVANT PLANNING HISTORY

Planning permission was granted for the use of the library building as a dwellinghouse in 2003 (ref.02/03945/CHU). The permission remains valid until March 2008.

SUMMARY OF REPRESENTATIONS

4 letters of representation have been received from local residents:

- Insufficient detail of proposal for redevelopment of site - demolition consent should be linked to carrying out a development for which consent has been given – stand-alone consent may lead to site being left in a mess and long term scar on landscape - existing building blends into setting – demolition will allow large scale development - previous approval for conversion appears to be part of tactical attempt at piecemeal development of entire site - demolition should not be granted without regard to legality of use of land which subject to covenants and possessory title only

PLANNING ASSESSMENT

The library is a single storey brick outbuilding located to the north-west of the main dwelling at Quarters. It effectively divides the residential property from the site that is the subject of the planning applicaton for a single dwellinghouse.

The building has no particular architectural merit and, albeit not particularly prominent, the library is not considered to contribute positively to the character or appearance of the Conservation Area.

The demolition of the building will result in the opportunity for the sympathetic redevelopment of the site. Even in the absence of any proposals to develop the site, removal of the building would provide opportunity for increased landscaping of the site which would enhance the character and appearance of the Conservation Area.

In view of the above, the proposals are considered to comply with UDP Policy BE16. A condition to ensure that the site is subsequently redeveloped or restored is appropriate in the interests of visual amenity within the Conservation Area.

RESPONSE TO REPRESENTATIONS

Inadequate information – the level of information submitted with the application for planning permission is sufficient to enable an informed assessment of proposals for redevelopment of the site.

Piecemeal development – all proposals are considered on their individual merits. It should be noted that Quarters is now intended to remain in use as a single family dwelling.

Covenants/legal titles are not material planning considerations

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The site lies within the extended Ranmoor Conservation Area. The building has no particular architectural merit and is not considered to contribute positively to the character or appearance of the Conservation Area. The demolition of the building will result in the opportunity for the sympathetic redevelopment or landscape enhancement of the site. In the circumstances, the proposed demolition complies with relevant UDP policy and it is recommended that conservation area consent is granted subject to conditions.

Case Number 05/01988/FUL

Application Type a Full Planning Application

Proposal Retention of portacabin and storage container with wooden lean-to

Location Middlewood Hall, Mowson Lane, Worrall, Sheffield, S35 0AJ

Date Received 18/05/2005

Team NORTH & WEST

Applicant/Agent Ventnor Court Flats (Sheffield) Ltd

Recommendation Refuse with Enforcement Action

Subject to:

1 The proposed development is considered to be inappropriate development in the Green Belt under the terms of Policy GE3 of the Unitary Development Plan, which would cause harm to the open character of the site. In the absence of very special circumstances to justify a departure from the provisions of the adopted plan on this occasion, the Local Planning Authority consider that the proposal is contrary to Policy GE3 and to Government Guidance contained in Planning Policy Guidance Note 2 (Green Belts).

2 The Local Planning Authority consider that, if allowed, the steel modular building and the storage container/timber lean-to structure that have been erected on site would set an undesirable precedent and lead to similar applications being submitted in the Green Belt that the authority would object to but find difficult to refuse.

37 Site Location

LOCATION AND PROPOSAL

The application refers to a 600 square metre area of land to the north west of Middlewood Hall. The site lies within the Green Belt and is designated an Area of Natural History Interest (ANHI). The land is currently used as a stable yard following the grant of planning permission to erect a stable block, feed store and tack room with car park in January 2001

Middlewood Hall forms one of a collection of impressive traditional stone buildings that stand within approximately 45 acres of grazing land and woodland. The buildings are in residential use following approvals in September 1999 and June 2000 to convert them from a hotel.

The properties at Middlewood Hall are all accessed from a private shared driveway from Mowson Lane. The site is accessed from this shared driveway via a small

38 gravel track that turns at right angles just short of the Hall. Inspection of the site shows that the ground is stone gravelled and occupied by a 10 horse stable block, a steel modular building and a storage container with timber lean-to attachment. The site is bounded by a deciduous woodland along its southern and western boundaries.

The proposal is for the retention of both the steel modular building and the storage container/timber lean-to that have been erected on site. The two are sited close to the site’s southern boundary and used in association with the running of the stable yard. The modular building has a length of 9.5m and depth of 3m. Inspection of the building shows that it has a kitchen and living area. The timber lean-to is a modest structure and attached along the length of the storage container. The storage container is painted red and the modular building and timber lean-to painted green.

PLANNING HISTORY

99/00834/FUL - Use of hotel annexe as two dwellinghouses and erection of a garage – Granted 14 September 1999

99/01523/FUL - Demolition of toilet block, boiler room, enclosing wall and outbuilding, alterations and extension to hotel for use as 3 dwellings and erection of 4 garages – Granted 13 June 2000

00/01026/FUL - The tipping of inert materials and the erection of 10 stables, feed store and tack room within a single block and provision of car parking accommodation was granted on this site in January 2001

REPRESENTATIONS

Bradfield Parish Council – recommends refusal on the grounds that the development is inappropriate within the Green Belt and an Area of Natural History Interest (ANHI).

CONSULTATIONS

Highways – No objections

PLANNING ASSESSMENT

Policy Issues

The property lies within the Green Belt and Policies GE1, GE2 and GE3 of the UDP apply. Policy GE1 states that development will not be permitted where it would lead to unrestricted growth of the built up area, contribute towards merging of existing settlements, lead to encroachment of urban development in the countryside or compromise urban regeneration. Policy GE2 seeks the protection and improvement of the Green Belt landscape, whereas Policy GE3 relates to the control of new buildings in the Green Belt.

39 Also of relevance is Policy GE13 of the UDP. This policy states that development which would damage Areas of Natural History Interest will not normally be permitted. Where development would decrease the nature conservation of an ANHI, that decrease must be kept to a minimum and compensated for by creation or enhancement of wildlife habitats elsewhere within the site or local area.

Government guidance is contained within PPG2: Green Belts. It states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. There is a general presumption against inappropriate development within Green Belts with government advice clear in that planning permission should only be granted for the construction of new buildings in very special circumstances.

Design and Siting

The application site benefits from a good amount of natural screening by way of the mature woodland that lies along its southern and western boundaries. Also of benefit is the site’s location within the grounds of Middlewood Hall, where its ‘remote’ location means that views are largely restricted to those either resident at the Hall or those visiting or having business on site. However, Green Belt Policy does not distinguish between sites that are well screened from those that are not. The presumption is against inappropriate development in the Green Belt, with new buildings normally permitted only where these are for purposes of agricultural and forestry, essential facilities for outdoor sport and outdoor recreation, or limited infilling of existing villages. The development does not cater for any of these with the modular building and storage container providing facilities solely for the running of the stable yard.

It is difficult to see how the retention of either the steel modular building or the storage container/timber lean-to structure at this location preserves the openness of the Green Belt. Whilst being offered a level of screening by way of the mature trees, the buildings are alien to this rural location, and together are considered to seriously detract from the high landscape quality of the area. To allow their retention would be in clear conflict with Green Belt policy and set an undesirable precedent for similar development proposals within the green belt.

CONCLUSION AND RECOMMENDATION

It is recommended that authority be given to the Assistant Chief Executive, Legal and Governance, to take all necessary steps including, if appropriate, enforcement action and the institution of legal proceedings to secure the removal of the steel modular building and the storage container/timber lean-to structure that have been erected on this site.

Case Number 05/02368/FUL

Application Type a Full Planning Application

Proposal Alterations to ground floor of building for use as a hot food take away

Location 163 Scott Road, Sheffield, S4 7BH

Date Received 05/07/2005

Team NORTH & WEST

Applicant/Agent N Zaman

Recommendation Refuse

For the following reason(s):

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

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

41 Site Location

LOCATION AND PROPOSAL

The application relates to a brick built end-terraced property at the junction of Scott Road and Ellesmere Road North. The property is triangular shaped with a small yard on the Ellesmere Road North frontage. At the time of the site visit the building was boarded up but the last use looked as if it was as a shop. The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

Planning permission is sought to use the property as a hot food takeaway. This would involve the erection of extraction equipment on the eastern wall of the property. The flue would project 2m above the ridgeline of the roof.

42 RELEVANT PLANNING HISTORY

Planning permission was granted in 2004 for facelift repairs to properties along Scott Road, including this building (04/00957/RG3).

In 1995 an application for an extension to form a walk in freezer room was refused with enforcement action (application ref 95/5402P).

SUMMARY OF REPRESENTATIONS

11 letters of representation have been received, one of which was accompanied by a petition with 46 signatures. The letters and petition object to the proposed development on the grounds that it would be likely to result in:

- increased litter; - increased noise and disturbance to occupiers of neighbouring property by way of cars pulling up and car doors banging, people gathering outside the chip shop at night and behaving noisily/rowdily; - cooking smells; - increased traffic in the area.

Letters also stated that there are a number of takeaways within walking distance of the site, elderly and disabled people live in the area and the proposal may result in vermin problems. These are not planning considerations.

PLANNING ASSESSMENT

Policy Issues

The site is within a Housing Area. Policy H10 – Development in Housing Areas states that within such areas housing is the preferred use, and food and drink outlets are acceptable uses subject to compliance with Policies H12 to H16.

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

Design

Being on a corner plot, built up to the edge of the pavement with only a narrow yard, the site is within a prominent location. There are no street trees in front of the site and it is considered that the proposed flue would have an adverse impact upon the visual amenities of the area.

Properties in the vicinity have recently undergone face-lift repair works and it is considered that allowing an unsightly flue on the side of the building would undermine the efforts that have been carried out to improve the area. The

43 surrounding properties are largely residential and so the proposed flue would not be in character with neighbouring properties.

Residential Amenity

Apart from a couple of small shops on Scott Road the site is surrounded by residential properties. It is considered that a hot food takeaway in this location would be likely to cause considerable disturbance to the occupiers of neighbouring property, particularly late at night, from noise generated by customers arriving at and leaving the takeaway.

It is also considered that the termination point of the flue is unacceptable due to the proximity of a velux window in the roof and is likely to give rise to complaints of cooking odours from occupants of both the accommodation above and adjacent to the proposed use.

It is thereby considered that the proposed use of the premises as a hot food takeaway would have an unsatisfactory impact upon people living nearby and would be contrary to Policy H14 of the UDP.

SUMMARY AND RECOMMENDATION

Planning permission is sought to use a former shop on the corner of Scott Road and Ellesmere Road North as a hot food takeaway. This will necessitate the erection of a flue on the eastern elevation of the premises.

The site is in a prominent location and the flue would be highly visible from Ellesmere Road North. It is thereby considered that the flue would be injurious to the character and appearance of the surrounding residential area.

The site is surrounded by residential properties and it is considered that the proposed use of the premises as a hot food takeaway would be likely to result in unacceptable levels of noise and disturbance to the occupiers of these properties by customers visiting the takeaway, particularly late at night.

In addition it is considered that the flue as proposed would not be high enough to prevent occupiers of accommodation above the takeaway and neighbouring properties suffering disamenity from cooking odours.

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

Case Number 05/02509/FUL

Application Type a Full Planning Application

Proposal Retain mobile catering unit to trade from car park

Location 701 Penistone Road, Sheffield, S6 2GF

Date Received 13/07/2005

Team NORTH & WEST

Applicant/Agent Rcc Ltd

Recommendation Grant Conditionally

Subject to:

1 The mobile catering unit shall be removed on or before the 13th September 2007.

In the interests of the amenities of the locality.

2 The mobile catering unit shall be used for the above-mentioned purpose only between 08:00 hours and 20:00 hours on any day.

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

3 The unit 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:

S10 - Conditions on Development in Shopping Areas

45 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The application relates to three of the parking bays within the B&Q store car park on Penistone Road. The site is identified on the Unitary Development Plan Proposals Map as being within a District Shopping Centre.

Planning permission is sought to site a mobile catering unit within the car park. The applicant has stated that this will take up no more than 3 parking spaces and would only operate during store opening hours.

46 RELEVANT PLANNING HISTORY

There are several planning applications relating to the B&Q store, however there is no relevant planning history relating to the car park.

SUMMARY OF REPRESENTATIONS

No letters of representation have been received regarding this application.

PLANNING ASSESSMENT

The site is shown on the UDP Proposals Map as being within a District Shopping Centre and so Policy S10 – Conditions on Development in Shopping Areas is applicable. This states, amongst other things, that development will be permitted provided it would not lead to a concentration of uses which would prejudice the dominance of preferred uses or its principal role as a shopping centre, not cause residents or visitors to suffer from unacceptable living conditions or risk to health or safety, provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

Permission is sought to site a mobile catering unit on no more than three car parking spaces within the car park. The spaces front onto Penistone Road and are separated from the footway by a thick hedge which is approximately 1.25m high, intermittently planted with much higher silver birch trees. These provide an element of screening from Penistone Road and so it is considered that the siting of the unit would not have a significant impact upon the character and appearance of the area.

There are no residential properties within the vicinity of the site and Environmental Protections Service (EPS) have raised no objections to the proposal. Consequently it is considered that the unit would not have an adverse impact upon the amenity of users of nearby premises. The applicant has stated that the unit would only operated during store trading hours and it is recommended that the hours of use be restricted by way of condition.

The proposal would result in the loss of 3 parking spaces, however there would still be plenty of parking spaces within the area and Highways Development Control have raised no objections in terms of highway safety.

SUMMARY AND RECOMMENDATION

Permission is sought to site a mobile catering unit with the car park of the B&Q store.

It is considered that the development would not prejudice the principal role of the shopping centre, would not cause residents or visitors to suffer from unacceptable living conditions, would be of a scale and nature appropriate to the site and would not affect vehicular or pedestrian safety. The development would thereby comply

47 with Policy S10 and so it is recommended that planning permission be granted for a temporary period with conditions limiting the hours of use.

Case Number 05/02611/FUL

Application Type a Full Planning Application

Proposal Erection of 24 apartments in 1 x 4 storey block

Location Land, Site Of Hillsborough Bridge Works,, Walkley Lane, Sheffield

Date Received 11/07/2005

Team NORTH & WEST

Applicant/Agent Andromeda Architecture Ltd

Recommendation Grant Conditionally subject to a Legal Agreement

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

3 Notwithstanding the indication given on the submitted drawings details of the following matters shall be submitted to and approved in writing before development commences. Thereafter the development shall be carried out in accordance with the approved details. (i) alignment and treatment of the entrance to the building from Walkley Lane and the realignment of the highway along Walkley Lane; (ii) windows, balconies, railings, and eaves details; (iii) samples of external materials;

In the interests of highway and pedestrian safety and the visual amenities of the locality.

4 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the **** shall not be used unless

49 such access and facilities have been provided in accordance with the approved plans. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

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

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

6 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

a) Be carried out in accordance with an approved method statement,

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

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

7 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 4.0 metres either side of the centre line of the sewer which crosses the site.

To ensure satisfactory drainage arrangements.

8 Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in accordance with the approved flood risk assessment drawing nos. 6/0902/SK2.2B, 6/0902/SK2.3B, 6/0902/SK2.7C, 6/0902/SK2.8C and 6/0902/SK2.10 and shall incorporate all the proposed mitigation measures into the development.

In the interests of flood risk and to accord with PPG25.

50 9 There shall be no discharge of foul or contaminated drainage from the site into either groundwater or any surface water, whether direct or via soakaways.

To prevent pollution of the water environment.

10 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

To prevent pollution of the water environment.

11 Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through trapped gullies installed in accordance with a scheme previously submitted to and approved in writing by the Local Planning Authority.

To prevent pollution of the water environment.

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

To ensure satisfactory drainage arrangements.

13 Building operations shall not commence until details of the surface water and sewage disposal proposals (including balancing arrangements) serving the site have been submitted to and approved in writing by the Local Planning Authority. Thereafter no part of the development shall be occupied or brought into use until the approved scheme has been fully implemented. The scheme shall be retained throughout the life of the development unless otherwise agreed in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

51 15 Prior to the commencement of any works on site, a settlement facility for the removal of suspended solids from surface water run-off during construction works shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be retained throughout the construction period.

To prevent pollution of the water environment.

16 No development approved by this permission shall be commenced until: a) The application site has been subjected to a detailed scheme for the investigation and recording of contamination, and remediation objectives have been determined through risk assessment, and agreed in writing with the Local Planning Authority; b) Detailed proposals for the removal, containment or otherwise rendering harmless any contamination (the 'Reclamation Method Statement') have been submitted to and approved in writing by the Local Planning Authority; c) The works specified in the Reclamation Method Statement have been completed in accordance with the approved scheme; d) If during reclamation works any contamination is identified that has not been considered in the Reclamation Method Statement, then remediation proposals for this material should be agreed with the Local Planning Authority.

To protect the environment and ensure that the remediated site is reclaimed to an appropriate standard.

17 The development shall not be used unless the bicycle and motorcycle parking accommodation has been provided in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter such bicycle and motorcycle parking accommodation shall be retained for the sole purpose intended.

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

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas H16 - Open Space in New Housing Developments

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

Attention is drawn to the following directives:

1. The applicant is advised to contact the South Yorkshire Passenger Transport Executive, PO Box 801, Exchange Street, Sheffield S2 5YT (tel 0114 221 1262) regarding the SYPTE’s scheme of discounted annual public transport season tickets and personal journey planners.

2. The applicant is advised to contact the Environment Agency, Pheonix House, Global Avenue, Leeds, West Yorkshire LS11 8PG (tel 0113 2440191) regarding the requirement that access to maintain the river channel must be maintained at the west corner of the site, and the requirements of the Water Resources Act 1991 and the Yorkshire Land Drainage Byelaws 1980 and the need to obtain separate prior written consent of the Agency for development in, over, under or within 8 metres of the bank top of the River Loxley, or the landward toe of a flood defence. As such development is proposed, then an application with full details must be submitted to the Agency for consent.

3. The applicant is advised to contact the Environment Agency, Pheonix House, Global Avenue, Leeds, West Yorkshire LS11 8PG (tel 0113 2440191) regarding the requirements of the Control of Pollution (Oil Storage) (England) Regulations 2001 and that from 1st March 2002, the Environment Agency should be informed of any instance where the following is proposed: - more than 3500 litres of oil stored at any single private dwelling - more than 200 litres of oil at an industrial, commercial or institutional site. These guidelines are intended to help reduce pollution caused by inadequate storage of oil in fixed tank installation. For further information, please refer to the Agency web page: 'www.environment- agency.gov.uk/business').

4. The applicant should note that the proposed development would be sited over a public sewer. This requires further approval under the Building Act and the applicant is advised to contact the Council's Directorate of Development, Environment and Leisure, Environment and Regulatory Services, Building Standards, Barkers Pool House, Burgess Street, Sheffield S1 2HF (Telephone 0114 2734168) and Land and Planning, Yorkshire Water Services Ltd, PO Box 500, Western House, Western Way, Halifax Road, Bradford, BD6 2LZ (Telephone 01274 691111), prior to the submission of an application.

5. The applicant is advised to contact Stagecoach Supertram Maintenance Ltd, Nunnery Depot, Woodburn Road, Sheffield S9 3LS (tel 0114 275 9888) regarding the Supertram Code of Conduct for Working Near or On the Supertram Network.

53 6. The applicant is advised to contact Yorkshire Water, PO Box 500, Western House, Western Way, Halifax Road, Bradford BD6 2LZ (tel 01274 691111) regarding the presence of a public sewer which crosses the site.

Site Location

LOCATION AND PROPOSAL

The site comprises a single-storey range of workshop buildings situated at the lower end of Walkley Lane and adjacent to the River Loxley in the Hillsborough district centre.

The proposal seeks full planning permission for the erection of a four-storey building with a ridged roof providing 24 one-bedroomed apartments. The proposed siting of the building would project slightly over the southeastern bank of the river

54 with the design of the building incorporating balconies to the riverside elevation. A lift is proposed to all floors of the proposed building.

RELEVANT PLANNING HISTORY

In 1999 full planning permission was granted on the site for the demolition of the existing workshop and erection of a two-storey building for class A3 (food and drink) purposes with ancillary living accommodation (application no. 99/0161P refers).

A recent application for outline planning permission for the erection of 24 one- bedroomed apartments which also included details of the proposed siting, design, external appearance and means of access was withdrawn in July 2005 prior to its determination (application no. 04/02405/OUT refers).

A full planning application relating to an adjacent building, The Deepend, seeking permission for alterations and for extending the existing public house use into the former baths extension is currently under consideration (application no. 04/02509/FUL refers).

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the application site as being within the Hillsborough District Centre where housing, including apartments, are an acceptable use in principle (Policy S7 refers).

Policy S10 of the UDP relates to conditions on development in shopping areas including matters of dominance, amenity, design and highway safety.

The proposal to replace workshops with apartments would not prejudice the dominance of shopping uses in the district centre. The proposal complies with Policy S10(a) of the UDP.

The Government’s planning policy guidance on housing and transport is contained in PPG’s 3 and 13 respectively.

Highway and Transportation Issues

The proposal includes no provision for off-street car parking within the site.

The application site is well served by public transport. The site is located approximately 110 metres from the tram stops on Langsett Road, 140 metres from the bus stops at the Hillsborough Interchange, and 60 metres from the bus stop on Holme Lane.

The site is close to the range of services and facilities within the Hillsborough district shopping centre.

55 Opportunities for on-street parking in the surrounding area is limited. Any on-street parking that occurs as a result of the proposed development is likely to be distributed on nearby roads subject to existing parking regulations. Whilst it is considered that such parking is unlikely to harm highway safety or significantly affect the amenities of existing residents or businesses on those roads it will add to the demand for on-street parking in the locality.

It is considered that this proposed car free development is in a location that has good public transport options available to residents and is located within walking distance of both the Supertram and frequent bus services that offer connections throughout the city. It is considered that the proposal for a car free development in this location close to alternative modes of transport and local facilities would comply with the guidance contained in PPG3 and PPG13.

The proposal will involve a realignment of the highway boundary along Walkley Lane requiring some areas of highway alongside the existing building on Walkley Lane to be closed.

Effect on the amenities of residents and the locality

There are commercial properties adjacent and opposite the site including public house/bars at The Deepend which is an adjacent building to the southeast of the application site that fronts onto Langsett Road and at no. 383 Walkley Lane opposite the site. It is considered that subject to satisfactory noise attenuation being incorporated within the proposed building the amenities of the future residents of the building would not be significantly harmed.

The application site is a prominent site viewed from Hillsborough Corner. The proposed building would be of a similar height to the adjacent building at no. 503 Langsett Road, immediately to the northeast of the application site, but higher than the two-storey public house on the opposite side of Walkley Lane.

Whilst the existing buildings alongside the banks of this part of the River Loxley do not overhang the river, the proposal seeks to project the proposed building slightly over the river by between 1 metre alongside the rear of no. 503 Langsett Road and 4 metres on its Walkley Road frontage.

The elevation of the proposed building facing across the river towards Holme Lane provides the main façade of the building. This elevation has a high proportion of glazing and each of the four floors has a continuous balcony running across the whole of this frontage which is subdivided for use by each of the apartments. The return elevation to Walkley Lane is simpler with substantially less openings. The proposed external materials for the apartment building comprise natural or artificial slate roof, red facing brickwork and glazing framed by grey finished aluminium.

It is considered that the proposal would not significantly overshadow or otherwise affect the amenities of adjacent and nearby occupiers. Whilst the design of the building is of a more contemporary approach it is considered that its massing and height of the building is in keeping with the adjacent building and the locality and the design of the building would improve the appearance of the streetscene.

Effect on open space

The site lies in an area where the provision of open space is below the minimum guideline. In such circumstances Policy H16 of the UDP requires developers to make an appropriate financial contribution towards the provision and enhancement of recreation space in the locality. In this instance the appropriate contribution is £10,629.60. A planning obligation will be required to secure this contribution.

SUMMARY AND RECOMMENDATION

The UDP identifies the proposal as an acceptable use in principle within the Hillsborough district centre.

The application site is well served by public transport. The site is close to the services and facilities within the Hillsborough district shopping centre.

Any on-street parking that occurs as a result of the proposed development is likely to be distributed on surrounding roads. Whilst it is considered that such parking is unlikely to harm highway safety or significantly affect the amenities of existing residents on those roads it will add to the demand for on-street parking in the locality.

It is considered that there is sufficient separation between existing properties and the proposed development such that there would be no significant harm to the living conditions of the future residents of the proposed development or occupiers of adjacent and nearby buildings.

The site lies in an area where the provision of open space is below the minimum guideline. Policy H16 of the UDP requires developers to make an appropriate financial contribution towards the provision and enhancement of recreation space in the locality. In this instance the appropriate contribution is £10,629.60. A planning obligation will be required to secure this contribution.

The proposal complies with Policies S7, S10 and H16 of the UDP.

It is recommended that planning permission is granted subject to conditions and to the satisfactory completion of a legal agreement to secure the provision and enhancement of recreation space in the locality.

Case Number 05/02614/FUL

Application Type a Full Planning Application

Proposal Retention of Garage

Location 54 Creswick Avenue, Sheffield, S5 9AY

Date Received 28/06/2005

Team NORTH & WEST

Applicant/Agent Paul Chafer

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority considers that by reason of its size and position, the garage is out of scale and character in the street scene, detracting from the visual appearance of the street and is therefore contrary to Policy H14 and BE5 of the Unitary Development Plan.

58 Site Location

LOCATION AND PROPOSAL

The application relates to a two-storey semi-detached hipped roof dwellinghouse located on a corner plot on the junction of Creswick Avenue with Oakwood Avenue. Originally, there was a single-prefabricated garage located to the side of the dwellinghouse, which has since been demolished.

Planning permission was granted in 2003 for the erection of a two-storey side extension which has since been constructed. Planning consent was also gained for an attached double garage with a mono-pitch roof over to be situated to the side of the two-storey extension.

The double garage which has been constructed however, is not in accordance with the approved plans and therefore, is subject to this retrospective planning application for retention of a detached double garage with a pitched roof over.

RELEVANT PLANNING HISTORY

03/01195/FUL – Two-storey side extension and garage to dwellinghouse – Granted Conditionally

SUMMARY OF REPRESENTATIONS

There have been 3 letters of representation received objecting to this application on the following grounds;

- Loss of view - Large size of garage

Loss of view is not considered as a planning matter and therefore, is not addressed in the following assessment.

PLANNING ASSESSMENT

Policy Issues

The site lies within a designated Housing Area as defined in the Sheffield Unitary Development Plan.

UDP policy H14 ‘Conditions on Development in Housing Areas’ lists 8 criteria which should be met for new development to be permitted. The main relevant criterion to this application states that new buildings and extensions are to be well designed and would be in scale and character with neighbouring buildings.

Design issues are also raised within UDP Policy BE5: Building Design and Siting. This policy also sets out certain criteria several of which focus on good design and the use of good quality materials. This policy specifically states that all extensions should respect the scale, form, detail and materials of the original building.

Highway Issues

There are no objections to the proposal from a highway aspect

Design Issues

The originally permitted garage measured 5m (width) by 5.7m (length) to be situated in line with the front and rear elevation and attached to the house. It would be 4.1metres in height at the ridge (at the point it meets the house) with a mono- pitch roof over lowering to 2.5metres in height.

The garage which is subject to this planning application measures 5.2m (width) by 7.3m (length) and although the rear elevation would be situated approximately in line with the rear elevation, due to the increased length of the garage, it would project beyond the front elevation of the existing dwellinghouse. The garage is detached with a gap of approximately 1metre to the side of the house and has a

60 pitched roof over measuring 4.1metres in height to the ridge and lowering to 2.8metres in height at either side. Although the highest point of the garage is no higher than the height of the original structure, due to the detached nature of the garage and its design, the highest point of the garage is now situated at an approximate distance of 4metres out from the side elevation of the extension increasing the prominence of the structure.

The corner location of the application site means the garage is visible in both street scenes particularly Oakwood Avenue. The properties in Oakwood Avenue are all set back approximately 6metres from the footway forming a strong building line. The position of the garage leaving a distance of 1-2metres to the footway, coupled with the height of the building, means that it is considered to form a prominent and obtrusive feature in the street scene. Furthermore, the land level falls to the northwest so the properties on Oakwood Avenue are positioned at a higher level to the site. The ground level of the garage is situated 0.8metres higher than the dwellinghouse of no.54 and therefore, the ridge height of the garage appears higher than the eaves of the dwellinghouse increasing its visual prominence in relation to the dwellinghouse and the general appearance in the street scene.

The position of the garage projecting 1.5metres in front of the dwellinghouse also means the garage is prominent in terms its position in relation to the neighbouring dwellinghouses in Creswick Avenue and appears dominant to the existing dwellinghouse.

In addition, the garage has been constructed with a white-boarded frontage and red roof tiles with rendered elevations and double size galvanised steel roller shutter door, materials which are not considered appropriate for a structure in this residential location and which also further increase the prominence of the structure.

Enforcement

The assessment has been made on the constructed garage in its current built form and possible amendments to the scheme have not been considered. Due to the size, design and siting of the garage, there is no alternative but to recommend removal of the described garage.

SUMMARY AND RECOMMENDATION

It is considered that due to the size and position of the garage and the relative positions of the neighbouring dwellings, that the garage is out of scale and character in the street scene forming a prominent and obtrusive feature in the locality detrimentally affecting the visual amenity of the area.

In view of this, it is recommend that permission be refused for the retention of the detached double garage. Members are requested to authorise the city solicitor to take any necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of this unauthorised developments.

Case Number 05/02665/FUL

Application Type a Full Planning Application

Proposal Single-storey extension to supermarket

Location Safeway Stores, 50 Montgomery Terrace Road, Sheffield, S6 3BU

Date Received 05/07/2005

Team NORTH & WEST

Applicant/Agent Development Planning Partnership

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas

Site Location

LOCATION AND PROPOSAL

The application relates to Tesco’s supermarket (formerly Safeway’s), which is accessed from Montgomery Terrace Road. To the rear of the supermarket is a service yard. This is set considerably below the level of Upperthorpe Road which bounds the north west of the site and is surrounded by trees. Temporary buildings have been erected in the service yard in order to meet operational requirements.

The site is identified on the Unitary Development Plan Proposals Map as being within a Local Shopping Centre. To the west of the site is ‘Heritage Park’. This is a business area containing several Listed Buildings.

Planning permission has previously been granted to erect a single-storey extension within the rear service area to be used as a bulk storage and unloading area.

63 Permission is now sought to make fairly minor amendments to the proposed extension. The size of the extension is to remain much the same, however the footprint will be slightly altered with the rear elevation of the building being approximately 1.5m closer to the boundary with Upperthorpe Road than previously approved and a new cash office, safe and cleaners room to be in the position of two scissor lifts.

RELEVANT PLANNING HISTORY

04/05154/FUL – Single storey extension to supermarket granted 9/2/05

SUMMARY OF REPRESENTATIONS

5 letters of representation have been received. Several of these letters state that they do not object in principle to the extension but are concerned about the level of noise currently experienced within the service yard particularly at night. Several of the letters state that if the store is extended the amount of noise is likely to increase.

PLANNING ASSESSMENT

Policy Issues

The site is identified on the Unitary Development Plan Proposals Map as being within a Local Shopping Centre. Policy S7 – Development in District and Local Shopping Centres states that shops (Use Class A1) are the preferred use.

Policy S10 – Conditions on Development in Shopping Areas states, amongst other things, that within shopping areas new development will be permitted provided it would not cause residents or visitors to any hotel or hostel to suffer from unacceptable living conditions, it would be well designed and be of a scale and nature appropriate to the site and it would provide safe access to the highway network and appropriate off-street parking.

Policy BE19 – Development Affecting Listed Buildings states that proposals for development within the curtilage of a building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting.

Design Issues

The proposed extension is relatively modest. The site is set below Upperthorpe Road and planting along the boundary of the site provides screening. The extension will be within the service yard at the rear of the supermarket and will not significantly affect views towards the Listed Buildings to the west. It is considered that the extension is of an appropriate scale to the site and will not have a significant impact upon the character and appearance of the area or affect the setting of the adjacent Listed Buildings.

Within the service yard an area of landscaping is to be removed. There would still be sufficient landscaping at the entrance of the service yard to provide adequate

64 screening from Montgomery Terrace Road and it is considered that the removal of the landscaped area would not adversely affect the appearance of the service yard.

Effect upon Residential Amenity

Letters of objection have been received complaining about noise emanating from the rear service yard. At present temporary buildings and tents have been erected within the service yard to meet operational requirements. It is thereby considered that when the extension has been erected the amount of noise currently experienced will be likely to be reduced.

Permission has previously been granted for a single-storey extension within the service yard. This application is a minor amendment to the previous consent and it is considered that the proposed changes would not generate any additional noise, in fact these amended plans may make the area quieter as two external scissor lifts are to be replaced by a cash office and cleaners room (only accessible through the store).

It is therefore considered that a refusal of the application on the grounds of the impact the development would have upon residential amenity (in particularly regarding noise) cannot be justified.

Highway Issues

The service yard would be enlarged to compensate for the extension, by removing a small landscaped area. The entrance to the yard would remain the same and no additional vehicular traffic to the yard is anticipated. As such the proposed development will not have any highway safety implications.

SUMMARY AND RECOMMENDATION

The proposed extension to the supermarket and service yard is fairly modest. The site is set below Upperthorpe Road and planting along the boundary will provide screening. Consequently the proposed development will not have an adverse impact upon the character and appearance of the area or upon the Listed Buildings to the west of the site.

The development will not result in a significant increase in traffic to the site and it is considered that the development will not have an adverse impact upon the occupiers of neighbouring dwellings.

The development is in accordance with UDP Policies S7 and S10 and so it is recommended that planning permission be granted.

Case Number 05/02715/FUL

Application Type a Full Planning Application

Proposal Erection of hub building (including cafe-bar) and 2 units of student accommodation as part of " University of Sheffield Student Village "

Location Hall Of Residence Ranmoor House, Shore Lane, Sheffield, S10 3AY

Date Received 19/07/2005

Team SOUTH

Applicant/Agent FaulknerBrowns Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 This planning consent shall be taken as a variation of planning consent No. 04/04058/FUL and all conditions on planning consent No. 04/04058/FUL shall apply to this application.

In order to define the permission.

3 Prior to the commencement of development, details shall have been submitted to and agreed in writing by the Local Planning Authority of the turning head at the termination of vehicular access. Such amended details shall be implemented as part of the highways layout.

In the interests of the safety of road users.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas

66 H14 - Conditions on Development in Housing Areas H15- Design of New Housing Developments H5 - Flats, Bed-sitters and Shared Housing H16 - Open Space in New Housing Developments BE5 - Building Design and Siting BE6 - Landscape Design BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest GE15 - Trees and Woodland

Site Location

67 LOCATION AND PROPOSAL

Members may recall that this site was included as part of the Sheffield University Student Village proposal that received planning consent – ref: 04/04058/FUL – in June 2004. However, due to the concerns about a number of aspects of the proposal including siting, design and impact on local people, the details were not approved. Planning consent was only granted for the principle of a Hub or social centre building on the site.

The application site comprises the existing Ranmoor student halls of residence that rise up on a slope that rises from Fulwood Road. Along this road frontage are mature trees that soften the impact of the existing buildings on Fulwood Road. The existing buff coloured buildings are set amongst trees and there is a wooded valley on one side. On the other is a large stone building used as a nursing home. To the rear is Shore Lane and a group of private flats.

The layout for the consent for the student village showed a line of four blocks of student accommodation with the site for the Ranmoor Hub building located between the most eastern block and the remaining three along the Fulwood Road frontage behind the trees. The Hub was located to the east of the large lime tree that is to be retained.

The full planning application now shows the Hub sited more centrally with two student blocks either side. The Hub is now on the west side of the large lime tree. Consequently, this new application is not only for the details of the Hub but the re- siting of the two student blocks to the east of the Hub.

REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy Issues

The site is allocated, in the adopted Unitary Development Plan, as a housing policy area and is also within the Ranmoor Conservation Area. The following UDP policies apply.

Policy H10 – Development in Housing Areas – states that housing is the preferred use but residential institutions are also acceptable, so the broad principle of this application is acceptable. Also, student accommodation on this site is already well established.

Policy H14 – Conditions on Development in Housing Areas – states that the new buildings should be well designed and be in scale and character with neighbouring buildings. The site should not be overdeveloped or deprive residents of light, privacy or security. Safe access to the highways network with appropriate off- street parking should be provided. Noise and disturbance should not occur.

68 Policy H15 – Design of New Housing Developments – expects new developments to provide easy access, with gardens and pedestrian links.

Policy H5 – Flats, Bed-Sitters and Shared Housing – states that planning consent will be granted only if a concentration of these uses would not cause serious nuisance to neighbours, living conditions would be satisfactory for occupants and neighbours and there would be appropriate off-street car parking.

Policy H16 – Open Space in New Housing Developments – requires open space facilities to be provided within new housing schemes or, alternatively, existing facilities to be upgraded with the developer providing a commuted sum to pay for this. The payment can be controlled by a legal agreement or planning obligation.

Policy BE5 – Building Design and Siting – expects good design and the use of good quality materials in all new buildings. Attention should be paid to form, scale, detail and special architectural treatment in certain cases.

Policy BE6 – Landscape Design – expects good quality landscape design in new developments.

Policy BE16 – Development in Conservation Areas – states that sufficient information must be submitted to allow a full assessment to be carried out and new development should enhance or preserve the character or appearance of the Conservation Area.

Policy BE17 – Design and Materials in Area of Special Architectural or Historic Interest – expects a high standard of design using traditional materials and a sensitive and flexible approach in Conservation Areas.

Policy GE15 – Trees and Woodland – states that trees and woodland will be encouraged and protected by requiring developers to retain mature trees and hedgerows and provide replacements for planting that is lost.

Supplementary Planning Guidance associated with the UDP on House Extensions is not strictly relevant but it does provide a useful guide to distances expected between buildings to retain privacy, avoid overlooking and preventing over- dominance.

Siting, Design and External Appearance

The siting of the three buildings, which comprise this application, broadly follows the siting of the proposal for the student village in that buildings were sited behind the existing tree belt in a line with the internal access road behind. The difference with this new proposal is that the Hub is more centrally located with two blocks of student accommodation to the east. This is an improved, better balanced layout.

The original proposal as part of the student village application showed the Hub and a student block to the east of the lime tree in a cramped layout with the Hub encroaching into the trees at the front and close to the student block. This revised proposal allows more space around the Hub and the two blocks sited together.

69 This creates a better balanced arrangement with more of a regular rhythm and is less awkward. This is a better option than the earlier proposal, being part of the student village application.

The design of the student blocks, which remain at five storeys, is the same as those already approved as part of the student village. The design is well balanced; they are flat roofed with central glass columns and glazed features at either end. There would be an exterior of buff terracotta panels with white concrete features.

The design of the Hub is a significant improvement on the original proposal. It is a single storey building with a flat roof, apart from the south facing elevation which would extend to two storeys because of falling land levels. The south elevation has full length windows and timber cladding framed within white concrete and render. There is buff brick beneath at the lower ground floor level. The remaining three elevations are an acceptable mix of glazing, render, some buff brick and timber cladding.

The roof would be a level, green sedum roof, this being a sustainable element of the building. The planted roof would be seen from above from higher ground and it would blend in well with the space around and the trees on the southern side.

The overall design and external appearance of both the Hub and student blocks is considered to be of good quality and of a standard that is acceptable within a Conservation Area.

Consequently, there would be no conflict with the relevant policy criteria.

Amenities of Local Residents

The earlier proposal within the student village application for the Ranmoor Hub showed a balcony facing onto Fulwood Road which raised concerns about potential noise nuisance to people living nearby. This revised proposal excludes a balcony and all uses are enclosed within the building. The uses are a café, kitchen/servery, dining area, IT suite, reception and meeting room. It is considered that there would be quiet uses appropriate for a residential area and local residents would not be disturbed. There would therefore be no conflict with Policy H14 of the adopted UDP.

Trees

The impact on the trees in and around the site with this new proposal is better than the earlier one because there would be fewer trees lost and less pressure placed upon the trees to remain. The revised siting has meant that there would be more space around the buildings and the belt of trees would continue to provide separation between the proposal and Fulwood Road.

A number of trees would be lost but this is fewer than the number agreed as part of the earlier student village application. Consequently, there is no conflict with Policy GE15 of the UDP.

70 Highways, Parking and Access

The highway layout, parking and access arrangements are very similar to those approved as part of the student village application. However, an alteration has been made to the turning head at the termination of the vehicle access. This requires some slight alteration but this can be effectively controlled by condition.

Open Space Contribution

Under Policy H16 of the adopted UDP a financial contribution is required for improving existing open space. A legal agreement has already been signed by the applicant controlling the submission of the money required as part of the student village application – 04/04058/FUL. This new application does not alter the number of students so no amendment to the existing commuted sum required is necessary.

Access for People with Disabilities

The proposal is acceptable subject to the submission of additional detailed information that can be controlled by condition.

SUMMARY AND RECOMMENDATION

Planning permission has been granted for a student village at Endcliffe and Ranmoor, but outline consent only was granted for the Hub building at Ranmoor. However, rather than submit a reserved matters application for the same location, the applicant has sought to improve the proposal by re-siting the Hub to the west of the large lime tree and a student block has been moved to accommodate this.

The design, siting and external appearance of the new Hub are acceptable and suitable for its setting within Ranmoor Conservation Area. The impact on the trees is acceptable and an improvement on the earlier proposal. The design of the student accommodation is unaltered from the previous consent and is acceptable.

It is considered that the proposal is acceptable, it does not conflict with the policy criteria set out in this report and is recommended for conditional approval.