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 2 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. 7 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.