SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST PLANNING AND DATE 26/04/2005 HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Bob Bryan TEL NO: 36329 John Williamson 34944

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN 2 Application No. Location Page No.

02/01507/FUL Land At Shrub Nursery Beauchief Drive Sheffield 7

03/03918/FUL Land Adjoining 105 Johnson Lane Ecclesfield 14 Sheffield

04/01585/FUL 239 Edmund Road Sheffield S2 4DN 20

04/02496/FUL Beauchief Abbey Farm Barns Beauchief Abbey 29 Lane Sheffield S8 7BD

04/02497/LBC Beauchief Abbey Farm Barns Beauchief Abbey 42 Lane Sheffield S8 7BD

04/03557/OUT Land At Valley Road Sheffield 48

04/03646/REM Site Of Hartwell Car Dealership, Spital Hill,and 3, 56 5 Savile Street Sheffield

04/03761/FUL Land, Site Of Upperthorpe Middle School, Daniel 65 Hill Street Sheffield

04/04048/RG3 Beauchief Abbey Farm Barns Beauchief Abbey 69 Lane Sheffield S8 7BD

04/04051/RG3 Beauchief Abbey Farm Barns Beauchief Abbey 82 Lane Sheffield S8 7BD

04/04396/FUL Spooner Road Sheffield 88

3 04/04476/CAC Spooner Road Sheffield 94

04/04575/CHU 765 Chesterfield Road Sheffield S8 0SP 97

04/04581/FUL Wyvern Steel Works 290 Penistone Road 101 Sheffield S6 2FU

04/05109/FUL Norfolk Arms Public House 2 Ringinglow Village 111 Ringinglow Road Sheffield S11 7TS

04/05110/LBC Norfolk Arms Public House 2 Ringinglow Village 120 Ringinglow Road Sheffield S11 7TS

05/00241/FUL Site Of 218 Twentywell Lane Sheffield 123

05/00293/RG3 Land At Broomfield Lane Stocksbridge Sheffield 131

05/00412/CHU Known As Unit 1 119 Ecclesall Road South 137 Sheffield S11 9PJ

05/00532/FUL Land At Site Of Former Bus Terminus, Mansfield 142 Road Sheffield

05/00622/FUL Model Farm Tofts Lane Stannington Sheffield 148

05/00745/RG3 Myers Grove School Wood Lane Sheffield S6 152 5HG

05/00837/RG3 Busk Meadow Park Shirecliffe Road Sheffield 158

05/00911/FUL Hallam House 405 Fulwood Road Sheffield S10 162 3GD

4 05/00964/CHU 7 Hoole Road Sheffield S10 5BH 170

5 6 SHEFFIELD CITY COUNCIL

Report Of The Head of Development Services, Development, Environment And Leisure To The SOUTH Planning And Highways Area Board Date Of Meeting: 26/04/2005

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 02/01507/FUL

Application Type a Full Planning Application

Proposal Erection of golf course grounds maintenance building

Location Land At Shrub Nursery Beauchief Drive Sheffield

Date Received 13/05/2002

Team SOUTH

Applicant/Agent Windell Cook Architects

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed grounds maintenance building represents an isolated intrusive form of development that detracts from the open character of the Historic Park and Garden and the settings of Beauchief Hall, Beauchief Abbey farm buildings, Church of St Thomas a Becket and remains of Beauchief Abbey Church. The proposed development is therefore contrary to Policies BE15, BE16, BE19 and BE21 of the adopted Sheffield Unitary Development Plan.

2 The Local Planning Authority consider that the construction of the proposed car park and hardstanding areas would have an adverse impact on the survival of the historic ha-ha and ancient trees adjoining the north-east boundary of the site. The proposed development is therefore contrary to Policy GE4, GE15, BE15, BE16, BE19 and BE21 of the adopted Sheffield Unitary Development Plan.

7 Site Location

Sl ui ce High W ood 13 2.3m

BM 13 4.25 m

Po nd

Path (u m)

High W ood

E

V

I

R

D

F

E I H

C

U

A

E B

14 1.1m

P arkbank W ood

P a BEAUCHIEF t h ( u m )

MS

1 47.5 m

F B

BM 1 49 .3 5m

15 3.6m d o o

Gulleys W ood W s y l e l Be au chi ef Hal l u G

Be au chi e fPark Abbe yd al e Go lf Cou rs e

1 58.5 m Guleys Wood

Gul le ys W o od V E RI F D HI E UC B E A Gulleys W ood W m a 1 te . 9 W el l r 9 f 15 a l BM BM 14 8.63 m

16 2.2m Pon d 1 48.4 m

We ir

1 51.2 m Spri ng

Po nd Pon d

15 6.1m

MS .5

Po nd h Pon ds t a i n P Dra

1 59.1 m

16 5.2m

1 59.1 m

1 62.8 m

16 4.9m

BM 1 65 .4 0m

Beauchief Park Beauchief Park

INTRODUCTION

This application was submitted in May 2002. It is connected to the applications for Beauchief Abbey Barns which are currently occupied by the applicant (Sheffield International Venues). Due to the links between the relevant applications it is considered appropriate to consider all the applications concurrently. Proposals for the Barns have changed since applications were first submitted in 2000. Subsequent applications have resulted in a delay in considering this application.

All applications relating to the Barns are reported on this agenda.

LOCATION AND PROPOSAL

The application is for facilities for Sheffield International Venues (SIV) in connection with the maintenance of Beauchief Golf Course. The facilities include garaging, a workshop, office, staff facilities and covered storage areas in a new building of 352.7m2, together with vehicle manoeuvring areas and a staff car park. The facilities are proposed to replace the existing smaller

8 facilities at Beauchief Abbey Barns, some 300 metres to the north-east of the site.

The site is part of the disused former shrub nursery which forms part of the historic gardens to Beauchief Hall. A ha-ha separates the former shrub nursery from a public footpath to the north-east boundary of the site. There is a line of large mature trees between the ha-ha and the footpath and an approx 1m high stone wall between the ha-ha and the application site. The site extends approx 53m along this boundary. An informal grouping of relatively small trees characterises the corner of the site at the junction of the public footpath with Beauchief Drive. A mature native hedge runs along the remainder of the Beauchief Drive frontage over a distance of approx 50m. The former shrubbery extends a further approx 50m beyond the boundary of the application site towards Beauchief Hall.

With the exception of the boundary planting and group of trees described previously, the shrub nursery is generally overgrown grasses dotted with neglected and overgrown shrubs. The south-west boundary of the shrub nursery is defined by tall leylandii hedging adjoining a track access which separates the shrubbery from relatively open grassland adjoining the formal gardens to Beauchief Hall. A further area of land is enclosed within the shrub nursery by additional leylandii hedging.

During the course of this application, the grounds of Beauchief Hall, including the application site, have been added as a draft entry to the English Heritage Register of Historic Parks and Gardens.

The grounds maintenance building is proposed to be positioned 19m back from the boundaries with Beauchief Drive and the public footpath, respectively. There are two distinct elements to the building – the staff facilities and the garaging, workshop and lean-to covered storage areas. The buildings are proposed to be natural stone with black slate roofing and the lean-to is timber clad with a fibre-cement roof. The overall height of the building is approx 6.5m.

Hardstanding areas are proposed to either side of the building, including a 9 space car park immediately adjoining the boundary with the ha-ha. An approx 15m wide access is proposed from Beauchief Drive with a turning area in front of the building.

RELEVANT PLANNING HISTORY

There is no planning history relating to the application site. However, the application is closely linked to the proposals for Beauchief Abbey Barns which are currently used as a grounds maintenance facility for SIV.

Sheffield Property Services’ applications for planning permission and listed building consent for the conversion of Beauchief Abbey Barns to form a single dwelling are considered elsewhere on this agenda (refs.04/04048/RG3 and 04/04051/RG3). Previous applications for conversion to form 2 dwellings had

9 earlier been withdrawn (refs. 9A/0062P and 9A/0063P/LBC). Alternative proposals by Beauchief Abbey Barns Action Group for planning permission and listed building consent for the conversion of the Barns to form a community/educational resource centre are also considered elsewhere on this agenda (refs.04/02496/FUL and 04/02497/LBC). These applications are in anticipation of SIV re-locating from the Barns to either the facilities that are the subject of this report or some other alternative location.

SUMMARY OF REPRESENTATIONS

This application was re-advertised and neighbours/interest groups were re- notified in October 2004. This is due to the significant time lapse since the submission of the application in May 2002.

English Heritage recommend that planning permission for the development in this location is refused. In summary, their objection is due to its adverse impact on the historic environment (historic park and garden, listed buildings and ancient monument). They advise that an alternative, less damaging location be used e.g. near the existing clubhouse. EH aspire to the development of a Conservation Strategy for the historic park and garden as a whole. They consider that an appropriate strategy would include returning the shrub nursery to open grassland.

The Garden History Society recommend that planning permission is refused due to the size, scale and prominent position of the building. They consider that the building would introduce a significant built feature that would conflict with the character of the registered historic landscape and be detrimental to the landscape and its setting.

Beauchief Environment Group consider that this proposal should be judged on its individual merits and should not be linked to the proposals for the Barns. They confirm their comments made when previously consulted:

- no precise details of access to development – requests consideration be given to road safety including a speed restriction to reduce potential hazard to pedestrians (no footways in Beauchief Drive) - existing screen vegetation should be retained rather than replaced – will reduce disturbance to existing wildlife and minimise impact of new building - native species should be used for screen planting - insufficient drainage details - boundary fence should be as unobtrusive as possible - adequate protection of ancient woodland during construction works should be secured

The occupiers of Beauchief Hall confirm their previous objections:

- scale of building and associated car parking facilities will be detrimental to character of Beauchief Conservation Area

10 - development is non-essential as there are existing facilities available at Beauchief Abbey Barns – contrary to green belt policies - reference to Environmental Assessment previously carried out for golf course and surrounding areas indicates that development of shrub nursery would detract from ecological value of various habitats

PLANNING ASSESSMENT

Policy Issues

The site lies within the Beauchief Abbey Conservation Area and the approved Green Belt. It is also listed in the local register of Historic Parks and Gardens and has more recently been added to the English Heritage national register of Historic Parks and Gardens (Grade II – Draft entry).

UDP Policies BE5, BE15, BE16, BE19, BE21, BE22, GE1, GE3, GE4, GE10, GE11 and GE15 are most relevant to these proposals. National planning guidance in PPG15: Planning and the Historic Environment is also relevant as is the approved supplementary planning guidance: ‘Sheffield’s Historic Parks & Gardens.

Conservation Issues

No additional statutory controls follow from the inclusion of a site in English Heritage's Register of Parks and Gardens of Special Historic Interest or in the Council’s local list. However, the effect of a proposed development on a registered park or garden or its setting is a material consideration in the determination of a planning application. UDP Policy BE21 reflects this advice in that it states that the character, setting and appearance of historic parks and gardens will be protected.

The former shrub nursery is within the boundary of the registered historic park and garden. The park and garden forms part of the setting of the Grade II Listed Building at Beauchief Hall. The boundary of the shrub nursery immediately adjoins the ha-ha that runs alongside the public footpath (part of the Sheffield Round Walk). The ha-ha is a notable and important feature of the historic environment. In this context, the proposed development will impact on the setting of Beauchief Hall and its link with the Abbey within the Beauchief Abbey Conservation Area.

Sites of historic interest should be preserved or enhanced by new development in order to comply with UDP Policies BE15, BE16 and BE19 and guidance in PPG15. This requires development to either make a positive contribution to an area's character or appearance, or to leave its character and appearance unharmed.

Prior to its last use as a municipal shrub nursery, the area on which the grounds maintenance building would be sited was open land within the

11 pleasure grounds around the Hall. The ha-ha separated the pleasure grounds from the wider landscaped parkland. The Hall’s main entrance front faces south-east but the main focus of the garden terraces, walks and viewpoint is across the area enclosed within the ha-ha, towards Gulley Wood and the Abbey. It is this area and its views that are directly affected by the proposed development.

It can be argued that the proposed development would be screened from the views from Beauchief Hall by the tall leylandii hedging within the shrub nursery to the south-east of the application site. However, the leylandii planting is alien and inappropriate in the historic environment. The area requires positive conservation management aimed at restoring the historic setting of Beauchief Hall and it is desirable to ultimately return the former shrub nursery to open grassland. The proposed building in this location would jeopardise this long term objective.

The proposed building is of significant scale and involves extensive hard surfaced areas, including a car park abutting the stone boundary wall adjoining the ha-ha. This form of development is considered to have an adverse and intrusive impact on the character of the historic park and gardens, the setting of the historic buildings and ancient monument and the Beauchief Abbey Conservation Area. The proposals are therefore contrary to Policies BE15, BE16, BE19 and BE22.

PPG15 advises that local planning authorities should expect developers to assess the likely impact of their proposals on the special interest of the site or structure in question, and to provide such written information or drawings as may be required to understand the significance of a site or structure before an application is determined. The application does not include any form of appraisal of the impact of the proposed development on the historic landscape.

The entry in the Register of Historic Parks & Gardens provides an appraisal of the application site. The applicant is aware of the need for a conservation appraisal of the wider historic landscape. Such appraisal should be undertaken in order that proper consideration can be given to the merits of alternative sensitive locations for the grounds maintenance building.

Green Belt Issues

An options appraisal has been submitted with the Council’s applications relating to the existing grounds maintenance depot at Beauchief Abbey Barns. The appraisal indicates that the present facility is unsatisfactory and requires upgrading to meet requirements of the Welfare (Health Safety and Welfare) Regulations 1992. The appraisal contends that such upgrading works will have an adverse impact on the fabric of original building and below ground archaeology from eg. fuel storage/drainage requirements, provision of changing facilities. In addition, there is an approx 50% shortfall in floor area to

12 accommodate the facilities required for the continued use as a grounds maintenance depot.

In view of the above, the principle of a grounds maintenance building is acceptable in terms of UDP Policy GE3 as it is an essential facility for outdoor sport and recreation. There is no conflict with Policy GE1 which reflects planning guidance in PPG2: Green Belts in stating the purposes of green belts.

Policy GE4 requires the scale and character of new development to, wherever possible, conserve and enhance the landscape and natural environment. As discussed in the preceding section, the proposed development is not considered to conserve or enhance the landscape. The scale of the building, together with its extensive hard surfaced areas, in this isolated and sensitive location is considered to detract from the landscape and is contrary to GE4.

Landscape and Ecology Issues

The proposed car parking area abuts the boundary of the site with the historic ha-ha and large ancient trees. Such development is unsympathetic to the historic environment and is likely to adversely affect the trees and formation of the ha-ha. The proposals are therefore contrary to Policies BE15, BE16, BE19, BE21, GE4 and GE15.

The proposed development would involve the loss of a considerable amount of vegetation including young trees, shrubs and brambles. This landscape has ecological value, including as a site for a wide variety of breeding and wintering birds. If left to mature, this relatively young environment will increase in importance as part of the Green Corridor network. However, the development does not prevent continuity of the Green Corridor and therefore will not undermine the value of the Corridor to wildlife. Provided that works are carried out outside the bird breeding season, the proposals are not considered to contravene UDP Policies GE10 and GE11.

Highway Issues

The proposed relocation of the grounds maintenance operation for the adjoining golf course should not result in any additional traffic using Beauchief Drive/Beauchief Abbey Lane.

Design Issues

The design and appearance of the building has not been assessed in detail due to the overriding concerns about the principle of the development in this location.

The proposals indicate functional storage facilities attached to a more formal building in which the staff facilities are accommodated. The building is indicated to be constructed in natural stone and slate with timber boarding to

13 the covered external storage areas. The quality of design and materials is considered satisfactory, in principle, in accordance with Policy BE5.

RESPONSE TO REPRESENTATIONS

Addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The application is for grounds maintenance facilities for Sheffield International Venues (SIV) in connection with the upkeep of the adjoining Beauchief Golf Course. The facilities are proposed to replace the existing smaller facilities at Beauchief Abbey Barns.

The site has significant historical importance, being entered in the local and national Register of Historic Parks & Gardens in addition to being included within the Beauchief Abbey Conservation Area and Green Belt and affecting the setting of the Grade II* Listed Beauchief Hall.

The principle of the grounds maintenance building is acceptable in accordance with relevant UDP policies. However, the proposals represent an isolated form of development that is considered to adversely affect the wider setting of Beauchief Hall and its link with Beauchief Abbey Farm buildings and the Beauchief Abbey Scheduled Ancient Monument. The extent of external works is likely to have an adverse impact on the historic ha-ha and a belt of ancient trees between the application site and a public footpath that forms part of the Sheffield Round Walk. Alternative locations should be considered with a view to identifying a more appropriate site.

In view of the above, the development is contrary to UDP Policies BE15, BE16, BE19, BE21, GE4 and GE15 and it is recommended that planning permission is refused.

14 Case Number 03/03918/FUL

Application Type a Full Planning Application

Proposal Erection of 20 apartments including car parking

Location Land Adjoining 105 Johnson Lane Ecclesfield Sheffield

Date Received 17/10/2003

Team NORTH & WEST

Applicant/Agent CODA Studios Limited

Recommendation Grant Conditionally subject to the completion of 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 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.

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

In the interests of the visual amenities of the locality.

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

15 period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

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

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

6 The apartments shall not be used unless the car parking accommodation for 24 cars 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 Prior to commencement of work a scheme for the improvement of Johnson Lane shall have been submitted to and approved by the Local Planning Authority and the apartments shall not be occupied untill the scheme has been implemented.

In the interests of traffic safety and 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.

IB6 - Development in Fringe Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas

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

16 Site Location 5 1 9 1 1 12

1

E

S

A

H C 23

M

R

A

F 41

A 19 43 E L 55 57

R 1 O 9 L 7 L E

M 2

11 ME 15 LL OR 53 L EA FA R M 35 DR 33 37

IV

1 E 31 49

3 1

6 M

ELLOR L

H EA F 0 1 A RM T DRIVE

R

A

G

M 1

R

A E

0

F S 4

6 4 6

O

A 7

L

E

8 C L

R M 2

O R

L A

L F

E

A

M E

L

R

O

L L Ecclesfield Common

E Ecclesfield Common

M

7 1

5

4 1

8 1 1 1 1

NE 0 1 A SON L J OHN 111

1 105 7

1 101 10 a

E JOHNSON LAN

JOHNSON LA NE

4 1

8 2 El Sub Sta

Works

3 3

2 4

2 D 4 A O WB R N O T G N I H S A

W

1 2 Works

Ecclesfield Common Ecclesfield Common

El Sub Sta

LOCATION AND PROPOSAL

The application relates to a level area of land on the north side of Johnson Lane. It was formerly used as a car park for employees of a nearby steel works, who have rationalised their parking within their operation, and is now vacant. The site is surrounded by housing, including a recent development on Mellor Lea Farm Drive. Johnson Lane is part-surfaced but deteriorates into a track by the site.

It is proposed to erect a part-two, part-three-storey development which would accommodate 20 2-bedroomed apartments. The development would be constructed along the north, east and south sides of the site. Access to a parking court within the site, from Johnson Lane, would be via an archway. With some undercroft parking the total on-site provision would be 24 spaces.

The development would be constructed primarily of rustic brickwork with a slate effect roof. The elevations would be punctuated with cedar cladding and windows with reconstituted stone heads and cills.

17 The submitted plans show three sides of the site would be enclosed by a 1.8m high close-boarded fence with landscaped areas behind. The front of the site, onto Johnson Lane, would have a 1.2m high wall with landscaping behind.

SUMMARY OF REPRESENTATIONS

3 letters objecting to the proposal on the grounds:-

- Johnson Lane is inadequate to serve the development - There is an on-street parking problem on Johnson Lane - Traffic congestion - Concern over who would occupy the development - Query need for housing - Loss of trees and hedgerows, impact on wildlife - Concern about fence on northern boundary - Loss of privacy - Noise from the steel works

Helen Johnson MP, on behalf of a constituent, who was concerned that the applicants had built secure units in other parts of the country.

Ecclesfield Parish Council have no objections, but request that the developer improve Johnson Lane.

PLANNING ASSESSMENT

Policy Issues

The application site is within a fringe industry and business area as identified in the Unitary Development Plan. Policies IB6 and IB11 state that within these areas housing development is acceptable, providing, amongst other things, it would be next to an existing housing area, the occupants would not suffer from unacceptable living conditions on account of noise or other nuisance and industrial development will not be constrained on account of the need to protect the environment of the new housing.

Impact on adjoining residential properties

The application site is surrounded on 3 sides by existing housing. The adjoining properties on Johnson Lane are older cottage type dwellings, the remainder are new estate type dwellings. The layout and design of the proposed development would retain distances between it and the existing dwellings to secure privacy and prevent overlooking and overbearing.

Living conditions of future residents

From the outset the applicants were made aware of the need to address any potential noise nuisance arising from the existing steel works and the impact on future residents.

18 The steel works have recently moved their main noise sources across their site towards Station Road. Also some cooling fans which had caused a nuisance in the past have been replaced.

The applicants have amended their proposal following discussions with the Environmental Protection Services. Non-sensitive rooms have been orientated towards the works. The applicants are proposing to install mechanical ventilation systems which have the approval of the Environmental Protection Service, who confirm that the scheme as amended is now acceptable.

Highways Issues

There are no objections to the proposal from the highway point of view in relation to the scale of the development, the level of parking provision or the layout, subject to conditions.

Improvements to Johnson Lane would be required before the apartments are occupied. This would involve surfacing of the lane and provision of a footway.

Open Space Assessment

In accordance with approved supplementary planning guidance the applicants would be expected to contribute to the enhancement of recreation space in the catchment area. This has been identified as being below the minimum guidelines for informed open space but as being above for formal open space.

The applicants will be expected to enter into a legal agreement to pay £3,193 for this enhancement.

Education Provision

The local school (Ecclesfield I J) is currently running just under capacity and it is anticipated that pupil numbers in the catchment area will gradually decline. The Local Education Authority do not object to the proposal particularly as apartments do not usually yield many children.

CONCLUSION

The application represents the development of a brownfield site and is therefore in accordance with national government guidance. The design of the apartments is acceptable in terms of impact on existing properties and from a noise nuisance point of view, subject to conditions.

19 Case Number 04/01585/FUL

Application Type a Full Planning Application

Proposal Alterations to building to form 16 student apartments (1 x 4 storey) with associated car parking and amenity space (Amended scheme dated 23rd March 2005)

Location 239 Edmund Road Sheffield S2 4DN

Date Received 22/04/2004

Team SOUTH

Applicant/Agent Tatlow Stancer Architects

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

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

20 4 The accommodation shall not be used unless the car parking accommodation for 10 cars 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.

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

In the interests of the safety of road users.

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

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

7 Prior to the commencement of the development full details including structural calculations and details of the riverside walk shall have been submitted to and agreed in writing by the Local Planning Authority. The pathway shall be constructed prior to the occupation of the building.

In the interests of pedestrian safety.

8 Prior to the commencement of the use, the footway along the frontage shall be resurfaced and rekerbed.

In the interests of pedestrian safety.

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

In the interests of the safety of road users.

21 10 The gates to the vehicle access shall be set back by a minimum of 5 metres from the back edge of the footway.

In the interests of the safety of road users.

11 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:

1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car; 2. A package of measures to encourage and facilitate less car dependent living; and, 3. A time bound programme of implementation.

Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.

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

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

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

13 There shall be no development within 8 metres of the edge of the bank top of the River Seaf.

In the interests of public safety.

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

22 Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance

.H5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments GE27 - Alternative Energy Sources

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

Attention is drawn to the following directives:

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

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

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

23 Site Location

4

1 3 1

o

1

2 t a

109 1 7 3

2 111 STREET

CHERRY

2 4

o t

5

CHE RRY 3

4

6 444 ST

399 REET CLOUG 6 5 H

BANK 0

8 159

8 9

2

2 244 5

454 El Sub Sta 409

2

9

1 171 Star Works

2

2 9 4 6 2 462

2 6 7 3 2 419 3 260 Works 183 71.3m m 5 4 FB 62.5m .

8 2

9

7

1

M

B

0 8 Works 2

D

D

A 429 A O

O R 4 9 R y 2 D d G B N t R 0 N s U 0 6 I n o 197 C t 0

2 2 o C M 2

3 C

N

D 7 r o

A E o 276 B L

Warehouse

2

1

t 0

o 5 9

208 9

4

3 1 0 1 439 6 207 a t

S 212

b

u

S

l E 220 0 71.3m 2 1 3 3 9 D A O R S N T E E E f E 449 U a R e Q T

h 3 S

2 221

S 0 t 6 9 M 2 2 o 3 A

3 Ware H ho r

7 use E 232 e v R i

O S R ILVER MIL

H L RO AD 62.5m 2

S

4

1

5 3

8 459 223

m 5 .7 2 6 M m Garage B 8

4 . 0 1

4 3

3 1 7 24 M 6 1 T CBs B 233

0 546 469 5 2

El

254 Sub Sta

El Sub Sta 243 316 479 556

y d B d r a W 266 324 5 253

69.3m 7 ST W ILFRID'S R 568 OA D 63.1m

FB

4

Gas Gov 3 3

4

k 4

c 7

a t

r o

8

T Garage 4 Timber Yard 7 4

5 e l 3

c

y

C

4 5 5 4

57

4

5 9 4 BM 6 7 6 8.1 5m LOCATION & PROPOSAL

The site is located on Edmund Road, at Lowfields and has the River Sheaf running along the rear of the site. Currently the site is in commercial use and has a functional looking two storey building of no visual merit that covers most of the site. Existing vehicle access is taken off Edmund Road at the south of the site leading to the parking area at the rear.

To the north of the site are commercial/industrial buildings and to the south is a disused petrol filling station, which occupies the corner plot next to the Queens Road/Edmund Road junction. Opposite the site is two storey housing at a higher level and at the rear of the site across the River Sheaf is a mix of uses on land at a lower level.

The application as amended is for alterations and extensions to the existing building to form 17 student apartments accommodating a total of 61 students. The building would be three and four storeys high with access broadly at the same point as existing. A car park and garden would be behind the building, which would front onto Edmund Road. Also space for a riverside walk is shown along the top of the riverbank. There are three separate pedestrian entrances off Edmund Road.

24 REPRESENTATIONS

One letter has been received from a local resident objecting to the proposal:

-Over development. -Increase in traffic movements. -Too close to the river.

PLANNING ASSESSMENT

Policy

The adopted Unitary Development Plan for Sheffield (UDP) shows that the site is allocated as a housing policy area, so the broad principle of housing on this site is acceptable. Policy H14 deals with conditions on development in housing areas and new buildings should be well designed, in scale and character with the neighbourhood, should not result in a loss of privacy and be well served for off-street car parking. Policy H5 deals with the flats, bed- sitters and shared housing which states that there should not be a concentration of such uses. Living conditions should be satisfactory and there should be appropriate car parking. Policy H16 requires a commuted sum for off-site open space improvements. Policy BE5 expects good design and siting and a high quality of materials. Policy GE17 – Rivers and streams – encourages the creation of riverside footpaths along rivers and it is noted that the River Sheaf runs along the rear of the site.

PPG3 – Housing – encourages the use of previously developed or ‘Brownfield’ sites. This site has been used for commercial/industrial purposes for some time and its adaption and re-use for housing follows the thrust of PPG3. This guidance also encourages the efficient use of housing land. The proposal would result in a student bed space ratio equivalent to about 400 student bed spaces to a hectare, which is very efficient.

Siting, Design, & External Appearance

The scheme, as originally submitted, was unacceptable because of its bland architectural approach and the inappropriate use of materials. The revised scheme is a significant improvement on this.

The layout shows the retention of part of the building footprint with an extension on the south side, the entrance now being an archway beneath accommodation. The building, as it fronts onto Edmund Road, is three storeys at the north side, rising to four stories in the middle.

The quality of the design is good. There is interest in the varied roof form, which departs from the unbroken line of the earlier submission. The external appearance is a mix of brick, render and columns of glazing. Juliet balconies are attached to some windows in a random manner, which helps to break

25 down the impact of the proposal. This quality is repeated on the elevation facing the River Sheaf, so an interior rear elevation is avoided.

The scale and massing is acceptable as there are other large scale developments in the vicinity of the site. There are terraced houses opposite but these are at a higher level than the site and rise up beyond to the west. Also, there is a distance of 22 metres between the proposal and the houses. The proposal would be higher than houses directly opposite and the commercial uses either side, but because of the space around buildings, the quality of design and the height and location of nearby buildings, the proposal would not have a detrimental impact on the character of the area or resulting in an overdominent or overbearing aspect.

Impact On The Amenities Of The Existing Residents

The distance between the front elevation and the terraced houses opposite is 22 metres which satisfies the minimum guideline of 21 metres for retention of privacy. Also, this is less important across a road than private gardens. At the rear there are windows of flats across the River Sheaf and the distance here is 28 metres.

The proposal would not be overdominent and it is considered that residents amenities would not be affected. A benefit to residents is the loss of a commercial use in a residential area and an unsightly building.

Concentration Of Uses

The proposal is for student accommodation in an area, which already has such accommodation in the form of shared housing and new and proposed, purpose built accommodation on Charlotte Road, Bramall Lane and London Road. Given the level of student accommodation already in the area, the addition of this proposal would not significantly alter the concentration.

Riverside Walk And Flood Risk

UDP Policy encourages the incorporation of a riverside pedestrian route within sites that border rivers and such a route has been incorporated into the layout of this application.

The applicant has submitted a Flood Risk Assessment in support of the application, which has been referred to the Environment Agency. They have no objection subject to no development close to the riverbank. The flood risk here is minimal because of the height the site is above the river.

Highways, Parking, Access And Transport

The access, which is through the archway, is 5 metres wide, which allows two cars to pass and also allows adequate visibility as the building and access are set back from the site frontage by two metres.

26 Ten car parking spaces are provided which equates to one space per six students, which is acceptable, given that the guidelines indicate an acceptable ratio of one space per 8 students.

A covered cycle store is provided near to the vehicle entrance and there are internal footpath links to the riverside walk. The site is an easy walk of the city centre and is very close to Queens Road, where there is a good bus service.

A Travel Plan is considered necessary and this would be controlled by a condition. This plan should include clear objections to influence a lifestyle less dependant on the private car, provided a package of measures to encourage reduction in car dependency and a programme for implementation.

Landscaping And Amenity Space

The layout shows a garden area at the rear of 500 square metres, which is adequate and does constitute a meaningful amenity space. The layout also shows a line of trees planted along the boundary of the garden with the riverside walk, which would be an attractive feature. Details of landscaping would be controlled by a condition.

Open Space Contribution

Policy H16 of the UDP requires a financial contribution for the improvement of nearby informal open space. The submission of this can be controlled by a legal agreement and the amount required is £9,109. The decision on where this money would be spent would be taken by the Area Panel.

RESPONSE TO OBJECTIONS

Three objections have been listed by the objector and the response to these is:

-It has already been stated in the report that the proposal is acceptable and is not, therefore, over development.

-Given the high levels of traffic in the area, it is not accepted that the traffic generated from this proposal will significantly increase vehicle movements.

-The site is not too close to the river, a matter that is confirmed by the Environment Agency, who have examined the Flood Risk Assessment.

SUMMARY AND RECOMMENDATION

The site is a two storey commercial premises, of no visual merit, that fronts Edmund Road with the rear of the site adjoining the River Sheaf. It is proposed to retain part of the existing building and extend this to a height of three and four storeys to form student accommodation for 61 people.

27 The design is of good quality that would create an interesting building on all elevations that would be a visual improvement on the existing building and also on neighbouring properties. There would be no overlooking of existing properties, nor would the proposal be overdominent or over development.

A riverside walk would be included as part of the proposals, next to the rear garden area.

The car parking provision is acceptable and covered cycle parking is proposed. There are good bus services in the area and easy pedestrian links to the city centre. A Travel Plan is considered appropriate and this would be controlled by a condition.

A commuted sum of £9,109 is required for off-site open space improvements and this would be controlled by a planning obligation or similar legal agreement.

The application is considered to be acceptable subject to the submission of a legal agreement and is recommended for conditional approval.

28 Case Number 04/02496/FUL

Application Type a Full Planning Application

Proposal Alterations to barns to form community and education resource centre (As amended 16.02.05)

Location Beauchief Abbey Farm Barns Beauchief Abbey Lane Sheffield S8 7BD

Date Received 22/06/2004

Team SOUTH

Applicant/Agent Elden Minns And Co Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

(a) samples of all proposed new facing and roofing materials (b) Samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) size and specification of all rooflights (e) details, specification and method of fixing of all rainwater goods (f) appearance of the windows, including section sizes, location of trickle vents and reveal depths (g) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (h) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (i) location, specification and appearance of any meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas

29 (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match original mortar before weathering, should be achieved by the use of appropriate sand and no propriety coloured mixes of pigments be used. The joints should be finished flush then brushed back to exposed the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

4 There shall be no replacement of any part of the original roof structure without the approval in writing by the Local Planning Authority of details and specifications of all new replacement timber members.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

5 The roof shall be retained with original materials retained and re-used as far as practicable. Any new slates shall match the size, colour and coursing of existing slates.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

6 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

7 Existing windows and shutters shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

30 8 An interpretation board, mounted externally, based upon the archaeological appraisal and building assessment should be provided, indicating the age, history and historical context of the building, and the content, form, appearance and location should be submitted and agreed, prior to fixing shall be approved by the Local Planning Authority before the development commences.

In the interests of the amenities of the locality.

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

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

10 The developer shall give a minimum of 21 days notice of the commencement of any work on site to the Local Planning Authority and the South Yorkshire Archaeology Service (Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH tel. 0114 2736428 / 6345). Thereafter, the developer shall afford access at all reasonable times to the staff of the SYAS or such suitably qualified person(s) nominated by them, in order that any works involving ground disturbance or the alteration of building(s) can be observed and any features or finds of archaeological interest recorded.

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

11 Before the development is commenced, full details of car parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the community/educational resource centre shall not be used unless such car parking accommodation has been provided in accordance with the approved plans. Thereafter such car parking accommodation shall be retained.

In the interests of traffic safety and to protect the setting of the Listed Building.

12 The building shall not be used for the above-mentioned purpose unless a scheme for the management of parking associated with the use of the community/educational resource centre has been submitted to and approved in writing by the Local Planning Authority. Such scheme shall include details of the proposed activities, anticipated level of

31 associated vehicular activity and management of car parking on and off site. The use of the building shall thereafter be operated in accordance with the approved management scheme.

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

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

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

14 The community/educational resource centre shall be used only between 07.00 hours and 23.00 hours on any day unless otherwise agreed in writing by the Local Planning Authority.

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

15 Before any work on site is commenced, a Bat Survey of the building shall have been carried out by a suitably qualified person(s) whose credentials shall first be approved in writing by the Local Planning Authority. The works to the building shall be undertaken in accordance with the findings/recommendations of the survey.

To ensure adequate protection of wildlife.

16 Before work on site is commenced the container adjacent to the southern elevation shall be removed from the site.

To protect the setting of the listed building.

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.

BE7 - Design of Buildings Used by the Public BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings BE22 - Archaeological Sites and Monuments

32 GE9 - Re-use and Adaptation of Rural Buildings

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

Site Location

FB E

N

A

L

Y

E

B

B

A

F

E

I

H Golf Course

C

U

A

E

B

Abbey Cottage

1 2

St Thomas a Becket's Church and remains of Slui ce Beauchi ef Abbey (Premonst ratensian Founded AD 1173-6)

Pond BM 123.65m D W DW

125.0m

DW

Sl uices

Pond

B eauchief Abbey Farm

Golf Course Golf Course

Slui ce 132.3m

BM134.25m

Pond

E

V I

R

D

F

E I

H

C

U

A

E

B

141.1m

INTRODUCTION

This proposal is one of two applications for planning permission relating to Beauchief Abbey Farm Barns. It is accompanied by an application for Listed Building Consent (ref.04/02497/LBC).

Scheduled Monument Consent has been granted by the Dept for Culture, Media and Sport (based on advice from English Heritage) in respect of the physical works associated with the proposal.

33 LOCATION AND PROPOSAL

Beauchief Abbey Farm Barns is a historic range of farm buildings adjoining Beauchief Abbey Farm, to the south of the remains of Beauchief Abbey. The buildings are visible from Beauchief Abbey Lane which is separated from the Barns by a small enclosed grassed area with several semi-mature trees. The Barns are a Grade II Listed Building and compromise an ‘L’ shaped range of single storey buildings set around an informal semi-surfaced courtyard. The buildings are internally divided to provide 7 storage spaces of varying dimensions. An open fronted store is linked to the southern end of the main structure (outside the courtyard). A large metal container is sited in front of the south elevation. The Barns are constructed in natural stone with painted timber openings and stone and slate roofs. Although single storey, part of the range is of sufficient height to accommodate an additional floor level, if required. The Barns are currently leased to Sheffield International Venues are partly in use as storage for golf course maintenance equipment. The vacant part of the building is semi derelict.

The site lies within the approved Green Belt and the Beauchief Abbey Conservation Area. It is within the boundary of the Beauchief Abbey Scheduled Ancient Monument. The Barns are part of a larger site with major archaeological interests associated with Beauchief Abbey and its wider industrial and agricultural works.

The application has been made by the Beauchief Abbey Barns Action Group which was formed in response to an application by the Council (Property Services) for the conversion of the Barns to form 2 dwellings.

The application is designed to retain the Barns with minimum alteration to the fabric and surrounding landscape for the benefit of the wider community. The applicant has indicated a range of potential uses including developing an appreciation of the archaeological interest of the site (and wider complex), accommodation for voluntary workers (eg Beauchief Environment Group), biodiversity studies, exhibitions (eg local artists, private collections), possible resource for Sheffield Wildlife Trust, local schools, crafts and skills (with historic interest).

The accommodation is proposed to provide an exhibition space with new balcony over, a meeting/conference room, a field study room, kitchen, toilets and a store.

The alterations to the external appearance are restricted to general restoration works, the treatment of existing and former openings, the introduction of 6 small rooflights, rainwater goods and a small mechanical ventilation flue. A larger wall-mounted flue is to be removed from the south elevation. Drainage is proposed to be laid to a new cesspool within the courtyard area.

Internally, structural works are restricted to the removal of one internal wall. The remaining works (provision of a stairway to a proposed mezzanine balcony, toilet accommodation and kitchen facilities) are all reversible.

34 RELEVANT PLANNING HISTORY

Applications for planning permission and Listed Building Consent for the conversion of the Barns to form a single dwelling are considered elsewhere on this agenda (refs.04/04048/RG3 and 04/04051/RG3). Previous applications for conversion to form 2 dwellings have been withdrawn (refs. 9A/0062P and 9A/0063P/LBC).

An application for planning permission for a grounds maintenance building for Sheffield International Venues (SIV) is currently being considered and will be reported to a later Board meeting (ref. 02/01507/FUL). The proposal is for the replacement of the storage facilities for SIV currently provided by the Barns. The site is within the former shrub nursery on the western side of Beauchief Abbey Lane, approximately 300m to the south-west of the Barns.

SUMMARY OF REPRESENTATIONS

The applicants support their proposal as a means of retaining the Barns for use by the public with as little intervention into the fabric as possible. They acknowledge the importance of the Barns as part of a historic landscape unit linking Beauchief Abbey and Abbeydale Industrial Hamlet. The applicants believe that this proposal will preserve the landscape as a totality which can illuminate the City’s early industrial history and make it more widely accessible to all.

English Heritage recommend that planning permission and Listed Building Consent is granted subject to satisfactory details of repairs, internal finishes, joinery, services and external surface treatments. They consider that the proposed use will fit well with existing spaces, requiring minimal alteration and no extension, and with minimal impact on the special interest of the Listed Building and Beauchief Abbey Conservation Area. They also see it as desirable to secure the future of the building through adaptive reuse in a manner that preserves its cultural value.

The Society for the Protection of Ancient Buildings support the application subject to the proposals respecting the agricultural character of the building and with minimum intervention to the original fabric during repairs.

Sheffield Wildlife Trust commend the developers for their proposals which will have a relatively minor impact on the appearance and character of the building. They recommend that a bat survey is carried out.

Councillor Mike Pye (member of Beauchief Abbey Barns Association) supports the application – proposals for community use is the best use for these very important buildings and will enhance them rather than cutting them out of our natural heritage.

Councillor Sylvia Dunkley also supports the application – sensitive approach with minimal alterations to the external appearance of the Listed Building.

35 24 of the representations received in connection with the Council’s proposals for the residential conversion express support for the community use proposal. These include representations from Beauchief Environment Group:

- building should be converted to provide much needed community resources for local groups and toilets for walkers and golfers - loss of too many places for community use eg. facilities at Abbeydale Hall - will preserve historic site and landscape for public appreciation - overwhelming public support for heritage and community based asset which is in public ownership - sympathetic restoration with minimal impact on appearance and historic interest

The Conservation Advisory Group have considered the proposals and broadly support the application. The Group’s views will be reported at the Board meeting.

PLANNING ASSESSMENT

Policy Issues

The site lies within the Beauchief Abbey Conservation Area and the approved Green Belt. The Barns are a Grade II Listed Building within the boundary of a Scheduled Ancient Monument (Beauchief Abbey).

UDP Policies BE7, BE15, BE16, BE19, BE22 and GE9 are most relevant to these proposals. National planning guidance in PPG15: Planning and the Historic Environment is also relevant.

Conservation Issues

In accordance with PPG15, applications for planning permission and/or Listed Building Consent must be considered having special regard to the desirability of preserving the building or its setting. UDP Policies BE15, BE16 and BE19 reflect this national planning guidance and only permit development that would preserve or enhance the character and appearance of Listed Buildings and Conservation Areas.

Beauchief Abbey Barns are of late 18th century origin and are ‘listed’ due to their group value as part of the wider complex of Beauchief Abbey Farmhouse with its former links to the 17th century Beauchief Hall. Historically, dwellings had been formed around the adjoining Beauchief Abbey but pre-date the Farm and Barns.

The site is clearly an important feature in the Beauchief Abbey Conservation Area and to the wider setting of Beauchief Hall and Beauchief Abbey. The Barns have significant archaeological importance relative to the wider industrial and agricultural work of the Abbey. The setting of the building must

36 be adequately preserved in order to retain the integrity of the grouping of listed buildings at the Beauchief Abbey Farm complex.

New uses are often the key to a building's preservation and national planning guidance requires controls over land use and other planning matters to be exercised sympathetically where this would enable a historic building or area to be given a new lease of life. UDP Policy BE19 reflects this advice.

The re-use and adaptation of rural buildings is permitted by Policy GE9, especially where there are benefits and the building can be converted without significant alterations.

New uses will often necessitate some degree of adaptation. The range and acceptability of possible uses is therefore usually a major consideration when the future of a Listed Building is in question. Judging the best use requires balancing the economic viability of possible uses against the effect of any changes they entail in the special architectural and historic interest of the building or area in question. The aim should be to identify the optimum viable use that is compatible with the fabric, interior, and setting of the historic building. This may not necessarily be the most profitable use if that would entail more destructive alterations than other viable uses. Nevertheless, identifying the optimum use for the building does not preclude granting planning permission for other uses that may be identified and that are in accordance with UDP policies.

The Councils Property Services Department have considered possible alternative uses for the Barns as part of the Council’s applications for planning permission and Listed Building Consent. These are summarised under the report in respect of application ref. 04/04048/RG3.

The building is in a state of deterioration and is currently only partly in use. Danger warning signs are posted on the buildings forming the south wing of the barns. The lease is held by SIV and the building is currently in a low-key grounds maintenance/storage use. SIV are intending to vacate the building, although this is likely to be dependent to some extent on an alternative grounds maintenance depot facility being identified.

If SIV vacate the building, it will become redundant and will inevitably continue to deteriorate. If SIV retain the building, repairs are likely to be restricted to what is necessary to keep the structure weather tight.

The applicant anticipates that, on the available evidence, repairs can be carried out using traditional methods without any great difficulty. Such works are subject to the necessary funding being secured but will ensure the future of the building in terms of both sympathetic repair and beneficial use beyond private interests.

37 The building lends itself to the proposed uses with little alteration to the physical layout and architectural features. The intention is to retain existing internal surfaces including re-laying the existing flooring over damp proof membranes. Toilet accommodation will be necessary and will require some excavation. However, the existing flooring is believed to be raised some 500mm above the medieval floor. This will allow for drains to run above the medieval floor and so prevent any material impact. Structural works are restricted to the removal of one internal wall. The remaining works (provision of a stairway to a proposed mezzanine balcony, toilet accommodation and kitchen facilities) are all capable of being reversed.

The works to the setting of the building are minimal. It will be necessary to provide services to the building and an element of parking accommodation but such provision will not result in any material alteration to the setting of the building. The laying of services is possible without harming any physical structures or landscape features. An archaeological field evaluation suggests that the courtyard area is unlikely to retain any archaeological significance at the depths required to install drains and the cesspool due to previous disturbance. Informal car parking can be accommodated within the courtyard, as is the existing tendency.

Although not permanent structures and not reliant on these proposals, the removal of the large container and service accommodation within the site will significantly improve the setting of the Barns.

The application proposals are dependent on funding being identified and it is understood that the applicants are in discussions with several bodies including the Heritage Lottery Fund (HLF). Funding will not be forthcoming in the absence of the relevant planning consents. In this ‘chicken and egg’ situation, the applicant cannot demonstrate that the proposals are viable. However, in view of the nature of the building and the proposed community use, it is reasonable to be optimistic that the scheme can meet the funding criteria for organisations such as HLF. The buildings should be relatively low maintenance once restored and the internal space offers flexibility for a variety of user groups that should ensure continued use.

In the circumstances, it is considered that the proposed development represents a highly appropriate use of the Barns that allows for the retention of a degree of public access and a sense of community ownership. Considerable weight has been attached to the wide community support for the scheme, together with the support of English Heritage and the Scheduled Monument Consent granted by the DCMS.

The proposals are consistent with national planning guidance in PPG15 and in keeping with UDP policies BE15, BE16 and BE19.

Archaeology Issues

PPG15 requires consideration of any features of architectural or historic interest in considering the applications. UDP Policy BE22 requires the

38 preservation of Scheduled Ancient Monuments and their settings. As the building is within the boundary of a Scheduled Ancient Monument, it is important that there should be appropriate assessment of the archaeological implications of the proposals before the application is determined. Adequate arrangements must be made for recording any remains that may be lost in the course of any works permitted.

The archaeological implications have been assessed under the application to DCMS for Scheduled Monument Consent (SMC) and the potential impact is briefly discussed in the foregoing sub-section of this report. SMC was granted in February 05 and requires the works to the buildings to be carried out under the supervision and monitoring of English Heritage with input from South Yorkshire Archaeology Service. This being the case there is no need for further discussion about the archaeological interest at the site although a suitable condition should be attached to any planning permission granted.

Green Belt Issues

The site lies within the approved Green Belt. The re-use and adaptation of rural buildings is permitted by Policy GE9, especially where there are benefits and the building can be converted without significant alterations. The Conservation section of this report outlines the benefits to the scheme. The majority of the proposed uses are either related to or compatible with outdoor recreation and/or the historic environment and will not detract from the character or purpose of the Green Belt.

Highway Issues

Beauchief Abbey Lane has streetlights but is substandard in width and has no footways or effective surveillance. The Barns are approximately 285 metres from Abbey Lane and are unlikely to be accessed on foot by the majority, particularly after dark. Some form of parking provision is therefore essential.

There is no formal car parking at the site and on-street parking is undesirable. However, some parking can be satisfactorily accommodated on an informal basis within the courtyard and it is noted that cars often park in an unsurfaced area to the side of the Lane marginally beyond the application site.

The applicant was asked to consider the traffic implications for some of the more intensive suggested uses, bearing in mind the shortcomings of the pedestrian environment. The applicant has responded on the basis that the application is designed to protect and conserve the Barns and that non- intensive uses are intended so as not to jeopardise this aim.

Nevertheless, there is concern about the potential demand for car parking and the relatively insecure/hazardous environment for pedestrians. Road safety must not be unduly compromised.

The configuration of the building, with its relatively modest spaces, is likely to constrain attendance in significant numbers. The applicant suggests that a

39 minibus could offer a shuttle service to groups and be parked within the courtyard. Disabled spaces can also be provided, with minimal markings, within the existing part surfaced courtyard. Additional car parking could be accommodated within the approach to Beauchief Abbey Lane or beyond the barns albeit in the highway.

It would be inappropriate to restrict the range of community/educational uses through planning conditions as such restrictions may have a negative impact on the economic viability of the Barns. If planning permission is granted, it is suggested that a management plan is conditioned to ensure that parking levels are adequately controlled.

Access Issues

The building is capable of being accessed satisfactorily by people with disabilities and/or pushchairs. All existing thresholds are level. Access to the proposed first floor balcony may be possible for the ambulant disabled but not to wheelchairs. However, restricted access to the relatively small balcony is unlikely to prevent enjoyment of the Barns as a whole by all users. The proposals are therefore considered to comply with UDP Policy BE7.

Amenity Issues

Beauchief Abbey Farm is at the head of the approach drive to the Barns and within 3 metres of the access to the Barns complex. The Farm has habitable room windows facing the driveway. The proposed traffic management plan should be sufficient to ensure that the access is not used intensively as significant vehicular activity could easily disturb what is currently a very quiet environment.

The proposed uses are relatively low-key and unlikely disturb residents at Beauchief Abbey Farm. Nevertheless, it would be appropriate to restrict the hours of use to prevent late night activities which may be more noticeable.

No other property is affected by the proposals.

RESPONSE TO REPRESENTATIONS

Bat Survey – the building has potential for bat roosts. Such habitats are covered under wildlife legislation. However, a survey should be carried out prior to any physical works being commenced. This can be conditioned.

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

Beauchief Abbey Farm Barns is a Grade II Listed Building within the boundary of the Beauchief Abbey Scheduled Ancient Monument. It is also within the Beauchief Abbey Conservation Area and the approved Green Belt.

40 The barns are owned by the City Council and currently leased to Sheffield International Venues. SIV wish to relocate the current grounds maintenance storage use. Part of the building is semi-derelict and a viable new use needs to be found to secure the future of the Barns in the long term.

Beauchief Abbey Barns Association is a local interest group which was formed in opposition to the Council’s proposals to dispose of the Barns for residential use. The building lends itself to the activities anticipated and the proposals can be accommodated with minimal alterations, which are generally reversible. The proposed development is considered to represent a highly appropriate use of the Barns that allows for the retention of a degree of public access and a sense of community ownership. There is considerable community support for the scheme, together with the support of English Heritage.

The archaeological implications of the scheme have been assessed by English Heritage as advisors to the DCMS who have granted Scheduled Monument Consent.

There is some concern about the potential demand for car parking and the relatively insecure/hazardous environment for pedestrians. Road safety must not be unduly compromised. However, the application is designed to protect and conserve the Barns and non-intensive uses are intended so as not to jeopardise this aim. Car parking demand should therefore be relatively low but a management scheme should be conditioned to ensure highway safety.

The building is capable of being accessed satisfactorily by people with disabilities and/or pushchairs and the low-key uses are unlikely to disturb residents at Beauchief Abbey Farm.

Overall, the proposals are considered to secure the future of the Barns in an appropriate beneficial use. The scheme meets the aspirations of the local community and complies with relevant UDP policies and the spirit of national planning guidance.

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

41 Case Number 04/02497/LBC

Application Type a Listed Building Consent Application

Proposal Alterations to barns to form community and education resource

Location Beauchief Abbey Farm Barns Beauchief Abbey Lane Sheffield S8 7BD

Date Received 22/06/2004

Team SOUTH

Applicant/Agent Elden Minns And Co Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced, the following details shall have been submitted to and approved in writing by the Local Planning Authority: (a) samples of all proposed new facing and roofing materials (b) samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) size and specification of all rooflights (e) details, specification and method of fixing of all rainwater goods (f) appearance of the windows, including section sizes, location of trickle vents and reveal depths (g) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (h) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (i) location, specification and appearance of any meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas

42 (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match original mortar before weathering, should be achieved by the use of appropriate sand and no propriety coloured mixes of pigments be used. The joints should be finished flush then brushed back to exposed the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

4 There shall be no replacement of any part of the original roof structure without the approval in writing by the Local planning Authority of details and specifications of all new replacement timber members.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

5 The roof shall be retained with original materials retained and re-used as far as practicable. Any new slates shall match the size, colour and coursing of existing slates.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

6 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

7 Existing windows and shutters shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

43 8 An interpretation board, mounted externally, based upon the archaeological appraisal and building assessment should be provided, indicating the age, history and historical context of the building, and the content, form, appearance and location should be submitted and agreed, prior to fixing shall be approved by the Local Planning Authority before the development commences.

In the interests of the amenities of the locality.

9 Before development commences, the container adjacent to the southern elevation shall be removed.

To protect the setting of the Listed Building.

Attention is drawn to the following justifications:

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

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE19 - Development affecting Listed Buildings

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

44 E

N

Site Location A

L

Y

E

B

B

A

F

E

I

H Golf Course

C

U

A

E

B

Abbey Cottage

1 2

St Thomas a Becket's Church and remains of Slui ce Beauchief Abbey (Premonst ratensian Founded AD 1173-6)

Pond BM 123.65m D W DW

125.0m

DW

Sluices

Pond

Beauc hief Abbey Farm

Golf Course

Sluice 132.3m

BM 134.25m

Pond

E

V I

R

D INTRODUCTION

This proposal is one of two applications for Listed Building Consent relating to Beauchief Abbey Farm Barns. It is accompanied by an application for planning permission (ref.04/02496/FUL).

Scheduled Monument Consent has been granted by the Dept for Culture, Media and Sport (based on advice from English Heritage) in respect of the physical works associated with the proposal.

The location, proposals, planning history and representations are described in the report in respect of the application for planning permission elsewhere on this agenda.

PLANNING ASSESSMENT

The Barns are a Grade II Listed Building. National planning guidance in PPG15: Planning and the Historic Environment is relevant in considering the application for listed building consent. There is no statutory requirement to have regard to the provisions of the UDP in considering applications for listed building consent. However, UDP Policies BE15 and BE19 are relevant to these proposals, particularly as the works also require planning permission.

45 The issues that are generally relevant to the consideration of listed building consent applications are:

- the importance of the building, its intrinsic architectural and historic interest and rarity, in both national and local terms; - the particular physical features of the building, which may include its design, plan, materials or location, which justify its inclusion in the list; - the building's setting and its contribution to the local scene; and - the extent to which the proposed works would bring substantial benefits for the community, in particular by contributing to the economic regeneration of the area or the enhancement of its environment (including other listed buildings).

The building is included in the List for its group value (association with Beauchief Abbey Farmhouse) rather than its architectural merit. The interior was not inspected at the time of Listing. Consideration of these proposals is therefore primarily concerned with the effects of the proposals on the relationship of the building with Beauchief Abbey Farmhouse.

The building is in a state of deterioration and is currently only partly in use. Danger warning signs are posted on the buildings forming the south wing of the barns. The lease is held by SIV and the building is currently in a low-key grounds maintenance/storage use. SIV are intending to vacate the building, although this is likely to be dependent to some extent on an alternative storage facility being identified.

If SIV vacate the building, it will become redundant and will inevitably continue to deteriorate. If SIV retain the building, repairs are likely to be restricted to what is necessary to keep the structure weather tight.

New uses are often the key to a building's preservation and national planning guidance requires controls over land use and other planning matters to be exercised sympathetically where this would enable a historic building or area to be given a new lease of life. UDP Policy BE19 reflects this advice.

The applicant anticipates that, on the available evidence, repairs can be carried out using traditional methods without any great difficulty. Such works are subject to the necessary funding being secured but will ensure the future of the building in terms of both sympathetic repair and beneficial use beyond private interests.

The building lends itself to the proposed uses with little alteration to the external appearance, physical layout or architectural features. Alterations to the elevations are restricted to the restoration of existing and former openings. The intention is to retain existing internal surfaces including re-laying the existing flooring over damp proof membranes. Toilet accommodation will be necessary and will require some excavation. However, the existing flooring is

46 believed to be raised some 500mm above the medieval floor. This will allow for drains to run above the medieval floor and so prevent any material impact. Structural works are restricted to the removal of one internal wall. The remaining internal works (provision of a stairway to a proposed mezzanine balcony, toilet accommodation and kitchen facilities) are all capable of being reversed.

The works to the setting of the building are minimal. It will be necessary to provide services to the building and an element of parking accommodation but such provision will not result in any material alteration to the setting of the building or its relationship with Beauchief Abbey Farmhouse. The laying of services is possible without harming any physical structures or landscape features. Informal car parking can be accommodated within the courtyard, as is the existing tendency.

In the circumstances, it is considered that the proposed development represents a highly appropriate use of the Barns. English Heritage support the proposals and there is substantial support from the local community. Overall, the proposals are consistent with national planning guidance in PPG15 and in keeping with UDP policies BE15 and BE19.

SUMMARY AND RECOMMENDATION

The proposals are considered to secure the future of the Barns in an appropriate beneficial use and the applicant anticipates that the necessary repairs can be carried out using traditional methods without any great difficulty. The scheme has the support of English Heritage and the local community and complies with relevant UDP policies and national planning guidance.

It is recommended that Listed Building Consent is granted subject to conditions.

47 Case Number 04/03557/OUT

Application Type an Outline Planning Application

Proposal Erection of 41 apartments with associated car parking (amended layout dated 11/4/2005 for 39 apartments)

Location Land At Valley Road Sheffield

Date Received 27/08/2004

Team SOUTH

Applicant/Agent Self Architects

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, and (d) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.

Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

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

3 The development shall be begun not later than whichever is the later of the following dates:- (i) the expiration of five years from the date of this decision; or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

48 4 The apartments shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

In the interests of the safety of road users.

5 The apartments shall not be used unless the car parking accommodation for 40 cars 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.

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

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

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

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

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

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

9 Before the development is brought into use, the footway along the site frontage shall be resurfaced and rekerbed.

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

10 Details of an area of open space, which shall be no less that 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open

49 space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

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.

H10 - Development in Housing Areas 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

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

50 Site Location

D L E I TH F I R RL

E W

T 2 E 1 L S L E H RO C A

D

2 m 4 8 5 3 1 . Makki

2 21 7 2 a

7 Mosque M D B A

O

El Sub Sta R 2 N

4 O 90.8m

o I t

T

0 B 2 M A 7 T 6 . N 3 5 A 9

m L 9

3 P 1 7

W 4 3

1 o r

9 k

s

4

4 3

4 95.8m

72.5m

0 6

Shelter W H IT I N G S TR E

E 2

5 T

3

0 6

79.0m 5

7 W orks

4 Shirebrook Court 6

18 6

SP 1 T Factory E E R Surg T BM 75.01m ery S S

O N

O 4 U 7 S T T Bank T H G R A IN E LL H E T T R y A d Warehouse B 89 d r V 2 a A W R L 4 O LE

A Y 5

D 8 7 8

6 Ar 6

73.2m 7 th B in 8 u g il to 99 di n ng s BM 80 .7

0m 7

3 109 2 T Tk E 80.1m E R 165 T 1 5 S Y

R

7

7

7 U 75.0m 5 B L D ITTLE LON A DON S R

ROAD h B

e

lt 0

1 8 e

BM r 1 6

t 3

0 8 o

1 77.4m 1 1 76.40m 0 1

8 Builder's Yard

5

2

1 4 1

1

2

1

1 3 11

1 7 a 4

2 0 6 1 1 A 5 1 1 7 L 1 B 1 E Meersbrook R 12

D Vi ctoria Park Shelter 3

A T

6 6 129 O 1 W orks 1

9 W orks 1 R

R 5 O A D D L E I F R E T 76.5m T C

S B

P 3 8 os E 1 6 ts 2 H 1 78.5m LIT C FB TLE LOND ON PLAC M E E 9

ER 19

9 P S 14 7 A R BR V 3

K O 1 A

9 R O 3 L 9 O K LE Police AD Y

2 1

R 8

Station 1 3 01 O 1

79.6m AD BM

2 3 7 7 .8

7m

2

4 1

29

2

0 5 1

Gordon W orks

k 80.5m o 6

WIND ro ll 4 a SOR R b a t OAD s S r H b e y u e tr 3 W orks S M s 7 l

e E

V 0

1 B M PO 81 12 . 94 78.1m 4

1 m 4 7 1 1 0 2 6 El Sub Sta M E 3 9 ER

S

1 BR 2 1 O O 12 K 6 PA R D K A

11 R 4 3

O 9 0 11 2 O R 7 1 T A 1 T D E

O 5 E

6 9 R C 7 T 1 R S U 6 Y B 93.1m 3 LO L O M M 69 O

1 2 LL D 7 1 O A Y 82.6m P O L R A

C

7 K 0

1 8 9 E

1 0

0 5 O 1

3 Meersbrook 7

1 BM 7

O 7 0 5 1

5 R 9 4

8 B Park 79.68m

1

0 M 1 O

LL

6 O

6 1 Y

1 0

4

1 9

1

7

3 8

1 0 1 2 8 6 2 7 D 9 A O TCB R

K

1 BM 85.25m R

4 B A 7 M P 8 4. S 7 9 3 S 80.3m 9 7 m O 3 R C 7 5 4

0

4 1

9 8 7 t 84.2m o p e D D A O R K O 75 84.9m O a 6 R 1 B 1 87.2m 3 7 0 7 1 M e 2 e 8 r s C b o P r n a o 7 g r o 6 l k k C h u rc h LOCATION AND PROPOSAL

The site is located on the southern side of Valley Road in Meersbrook, close to the junction of Valley Road and Chesterfield Road. The site contains vacant industrial buildings including a chimney of about one and a half storeys high. At the lower end of the site where it is nearest to the junction with Chesterfield Road, is the vehicle entrance. At the other end of the site facing Valley Road, the site adjoins a two storey house. At the rear is a footpath link through to Meersbrook Park Road, but this is overgrown and unused.

Opposite the site, across Valley Road are commercial premises and at 18 Valley Road is an electro-plating business. At the rear on Meersbrook Park Road are houses and to the west are shops and flats along Chesterfield Road. The immediate locality is characterised by a mix of uses and building styles, from 2 storey terraced houses to three storey commercial/industrial premises.

This application as amended is an outline planning application for 39 apartments. All matters are reserved apart from the means of access, where detailed approval is sought as part of this application. An indicative layout design and sections have been submitted in support of the application which will be described in detail later is this report.

51 REPRESENTATIONS

2 letters have been received from local residents objecting to the proposal.

-The height of 3/4 storeys is likely to be out of character with the area. -Lack of clarity about how the proposal will relate to the boundaries of adjoining properties. -Loss of chimney and industrial buildings. -External materials should respect the predominant red brick evident in the locality. -Increased traffic at the Valley Road/Chesterfield Road junction. -Concern over new trees affecting existing buildings.

PLANNING ASSESSMENT

Policy

The adopted Unitary Development Plan (U.D.P) for Sheffield identifies the application site as being within a housing policy area and policy H10 of the U.D.P states that housing is the preferred use. Policy H14 states that new building should be well designed and be in scale and character with neighbouring buildings. Existing residents should not be deprived of light or privacy and there should be safe access to the public highway with appropriate on-street parking. Policy H15 deals with the design of new housing and expects gardens and space to provide a reasonable standard of living. Policy H5 deals with flats and shared housing, again, expecting living conditions to be satisfactory for occupants. Policy BE5 – Building Design and Siting – seeks to ensure that good quality design in keeping with the character of the area is achieved. Policy H16 requires a commuted sum to improve offsite open space on housing schemes of 5 dwellings or more.

The site has been previously developed and this proposal to re-develop the site for housing falls within the spirit of PPG3 which encourages the re-use of such land, knows as Brownfield sites. This guidance also encourages efficient use of land citing a density range of between 30 to 50 dwellings per hectare but this is regularly exceeded with flat developments. The density of this proposal would be approximately 130 dwellings per hectare.

Layout, Design and External Appearance

The proposal is in outline form, except for means of access, so the drawings submitted in support of the application are indicative only.

The scheme as amended for 39 apartments, shows a single building siting along the site frontage with access at the western side. A separate pedestrian access lies in the centre that leads through to the parking area and garden at the rear of the site. The houses and other properties along Valley Road tend to front directly onto the footpath but the proposal would be set back 4 metres.

52 The indicative layout shows a distance of between 22 and 28 metres between the rear of the proposal and the rear of existing properties on Meersbrook Park Road. There would be no loss of privacy because of this. At the rear of the proposed apartments are car parking spaces, a cycle park and pedestrian links. Also there is a garden area with a pedestrian link to Meersbrook Park Road, having an area of more than 200 square metres which would be acceptable. The indicative design shows a building along the frontage that is split in the middle by a low recessed feature, so that the proposal reads as two buildings with a gap between. The proposed eaves height is the same as the adjoining eaves level and the ridge height is 600mm higher.

The proposal would be three storeys to eaves with a further storey in the roof space. Although the nearest properties on Valley Road and Meersbrook Park Road are two storeys, there are commercial premises nearby on Valley Road that are three storeys, with a pitched roof and of a similar scale and massing as the proposal. The applicant has also submitted sections demonstrating the relationship of the proposal with the houses at the rear which are at a higher level than the proposal. Due to the distances between the existing houses and the level differences, the relationship between the two is acceptable.

With respect to external materials, the indicative plans show a mix of brick and stone, but this would be dealt with at the Reserved Matters stage.

Landscaping in addition to the garden area is shown on the layout, which will improve the rear, visually.

The indicative siting, layout, massing and design is considered to be acceptable and it has been demonstrated that a proposal for 39 apartments can be located on the site without being in conflict with policies H5, H14, H15 and BE5 of the U.D.P.

Highways, Access, Parking and Transport

Access into the site would be about 35 metres from the junction of Valley Road and Chesterfield Road and directly opposite the Valley Road/Arthington Street junction. This would increase the traffic movements at this point, but not to a level that would significantly affect highways safety to a level that meant the application should be resisted. However, the traffic increases are at a level where it is considered that a financial contribution would be necessary to improve the Valley Road/Chesterfield Road junction. A sum of £20,000 would be appropriate, which can be controlled by a legal agreement.

Parking is proposed at 1 space per flat with one visitor space, which is considered to be acceptable given that there is a frontage of 60 metres in front of the site. This could accommodate visitors.

The access details on the indicative layout are safe and this can be controlled by conditions.

53 The site is in a sustainable location being within close walking distance to Heeley District Shopping Centre and numerous bus services on Chesterfield Road.

Impact On The Character Of The Area

The site is currently occupied by a mix of industrial buildings that contribute little to the visual quality of the area. A local resident has drawn attention to the existence of a chimney on the site but there is not a strong argument to retain this. The rear and other parts of the site are rundown and unkempt in appearance. There is scope for a good quality design as part of the proposal to improve the visual quality of the area.

It is not the case that the flats would be over dominant or out of scale because there are buildings of a similar scale and massing close to the site.

Impact On The Amenities Of Existing Residents

Continuation of the existing industrial use would be likely to cause noise and disturbance, affecting the amenities of local people. A housing use on the site would be much quieter. It is accepted that vehicle movements within the parking area at the rear might cause some noise and disturbance, particularly at night, but acoustic barriers can be introduced along the rear boundary with Meersbrook Park Road to resolve this.

It has already been stated, earlier in this report, that there would be no loss of privacy or over dominance resulting from this scheme, according to the indicative drawings. These show that the ridge height of the proposal is slightly lower than the houses at the rear on Meersbrook Park Road.

Consequently, the amenities of residents would not be affected.

Open Space Provision

Policy H16 requires a commuted sum for off-site open space contributions for housing development of 5 units or more. In this instance, open space in the area is below minimum guidelines for space per person and a full contribution will be required. This can be controlled by a condition, with the details being addressed via a legal agreement at the Reserved Matters stage.

RESPONSE TO REPRESENTATIONS

Some of the objections have received a response already in this report, but some further comments are still necessary. The details of how the proposal relates to existing boundaries is only indicated on the supporting drawings for this application. The details would be dealt with at the Reserved Matters stage.

54 The loss of the chimney and industrial buildings will, in visual terms, be an improvement to the area, because they are in poor condition, which currently has a detrimental impact on the area.

The tree planting shown on the plans is indicative only and a detailed landscape scheme would be agreed at the Reserved Matters stage. This detailed scheme will ensure that neighbours are not affected.

SUMMARY AND RECOMMENDATION

This is an outline application, with all matters reserved apart from means of access, for 39 flats at Valley Road, Meersbrook. This scheme would replace the industrial buildings that, currently occupy the site. The outline proposal is supported by indicative drawings which show a three storey building, split by a link in the middle with accommodation in the roof space. The access details, subject to detailed approval, is at the site, opposite the Valley Road/Arthington Road junction. At the rear of the building would be parking, a communal garden and further landscaping. A separate pedestrian access would go through the centre of the building to the rear and there would also be a footpath link to Meersbrook Park Road from the communal garden.

The indicative scale, massing and design is acceptable as is the impact on the character of the area and the amenities of existing residents. The car parking proposed is acceptable and the access is safe, subject to conditions. There is an acceptable level of communal garden and vehicles and pedestrians would be kept separate. A commuted sum for off-site open space improvements would be necessary, controlled by an appropriate condition.

The proposal is considered to be acceptable, with no policy conflict and is recommended for conditional approval. Any consent would also have to be the subject of a legal agreement to control the submission of the £20,000 required for junction improvements at Valley Road/Chesterfield Road. The Heads of Terms would be:

‘On or before the occupation of the twenty first apartment the sum of £20,000 shall be paid to Sheffield City Council to be spent on highways improvements at the junction of Chesterfield Road and Valley Road. In the event of the development being delayed, the £20,000 shall be increased to allow for price inflation where necessary’.

55 Case Number 04/03646/REM

Application Type an Approval of Reserved Matters

Proposal Erection of 6 (Class A1) retail units and 1 (Class A3 - Food and Drink) retail unit and provision of associated car parking accommodation and landscaping works (as amended 07/04/05)

Location Site Of Hartwell Car Dealership, Spital Hill,and 3, 5 Savile Street Sheffield

Date Received 09/09/2004

Team NORTH & WEST

Applicant/Agent RPS

Recommendation Reserved Matters Approved Conditionally

Subject to:

1 The retail development shall not be used unless the service road and delivery areas shown on the approved plan has been provided. No parking shall take place within these areas except in the parking bays shown on the approved plan. Once provided the access road and delivery areas shall be retained for the sole purpose intended.

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

2 Unless otherwise agreed in writing by the Local Planning Authority, prior to works commencing on site, full details of the design and future maintenance arrangements for the new retaining wall to Spital Hill shall have been submitted to and approved in writing by the Local Planning Authority. The retaining wall shall be constructed in accordance with the approved details before the buildings are first used and shall thereafter be retained and maintained in accordance with the approved details.

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

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

56 been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

4 Prior to works commencing on site, details of the location of and arrangements for gaining temporary access to the site for vehicles connected with works of demolition and construction on the site shall have been submitted to and approved in writing by the Local Planning Authority.

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

5 Prior to works commencing on site, details of the following matters shall have been submitted to and approved in writing by the Local Planning Authority;

(a) the pedestrian access ramp and bridge including section drawings, gradients, surfacing and its connection to Carlisle Street; (b) external lighting of the car park and site including uplighters and any floodlighting of signs; (c) suitable and sufficient cycle parking accommodation within the site. The buildings shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained; (d) location and appearance of access gates; (e) directional and information signage within the site; (f) hard surfacing of pedestrian and vehicle areas.

Thereafter the details as approved shall be carried out and provided in accordance with the approved details and shall thereafter be retained and maintained.

In the interests of the amenities of the locality.

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

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

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

57 In the interests of the safety of road users.

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

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

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

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

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

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

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

58 On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

12 Before the development is commenced, full details of the proposed external materials, including samples and the construction of a representative sample panel on the site, shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

13 Notwithstanding the indication given on the submitted drawings, before the development is commenced, full details of the finished colour of the proposed render, eaves, fascias, columns, window and door frames, and cladding panels shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

14 Before the development is commenced, full details of the proposed eaves, gutters and leading edge of the proposed roof 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:

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.

IB9 - Conditions on Development in Industry and Business Areas

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

Attention is drawn to the following directives:

1. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable

59 to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

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

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

4. The applicant is advised that the indicative layout for the adjacent petrol filling station site is not agreed. It is essential that a revised layout for the parking areas adjacent to the site is agreed before the development is commenced.

5. The applicant is advised that although the design of the new access points are acceptable in principle, some minor amendments should be anticipated to the layout shown as the detailed design and safety audit is progressed.

6. The applicant is advised that condition No(s) 3 to 17 imposed by outline planning permission No. 9B/0177P remain to be complied with.

60 Site Location

I V E DR

RT E T m 1

NT FO 1 3 RE 8. 27 1

O 2 LB T 4

M 3 S 6 Y M

2 PO W RB 4 7 B 1 S 1 1 a O T 8 T

Shel ter 0 S R

AN D 1 r E

E e E E 7 1 DO VE A h Wor ks R 4 C RS O Surge ry 5 9.4m E T A TR o W arehouse T S

L E R 8 u 145 E 5 1 3 3 ET

P K s Wor ks L 0 8 8.1m 7 6 C e 3 IS

N 8. I 4 L

0m 6 1 R

O W A 1 T 1 S

L C

I N

K U 2 9 6 Cyc lops W ork s

R 4

B W orks 2

5

1

1 41 8

1 1 t

o 83 Ban k 2 2

4

1 Pol ic e 1 t o 9 Stati on Wor ks 2 9

1 8

1 3 7 5 1

L 1 O 1 6 W arehouse P 7 W orks N 9 Depot

H O 7 S

T 1

5 u rg

A 8 1 1 ery Wor ks M K E E

23 C S

1 O O 9 N S 7 T L 6 A T 31

S C 7 L s 1

2 1 1 7 r ' 9 L 1 e 1 A ld 7

0 ui d o IT 2 B ar 7 t Fairway W orks P Y 6

S

1 1

6 4

S 5 4

6 5 T 9 3 2

1 5 7 7 9 O 4 1 9 9 1

11 2 0 C 1 1 Bu il de r's 4 8.5m

K

T PH O 2 Yard

7 N 2 1 8 C 5 5 L 3 O 6

S

4 E 8

0 D 6 A O

R

2 Li bra ry

K 7 BH 2 2

I C 5 8

4 2

W 8 S 2 N 5 9.4m Garag e U 9 R 4 3 7 B 7 0 Fairway Work s 5 45

1

1 8

1 7

E 0 0 S 8 O 1 L

7 C E BM

5

4 7 1.9m l

1 M

4

3 S

1 A u 50 .1 5m

4 H b D 1 O P S L T wr O 2 t R L 4 41 a K I N ton G 1 g S

8 l in T

5 e R

3 s E

6 W rk

6

1 o E Cyclops W orks 2

1 T

5 W

2 H 3

8 A 8 L 7

0 L

1 7 C 0 A

R

2 S

5 S

2 T a 5

6 W orks g

L 2 R Wor ks

4 3

O 1 2 E i t

6 2 t

6 2

1 P E a

2

H 8 T

4

9 W 7 0 1

3 A 2 T

3

1 M 1 8 E o

1 E

S 2 2 rk Club 1

2 6 R

T 2 BM 5 9.8 7m s

R 1 T 5 0.3m

9 2 S

E 3 4 2 E 6 Y

T 21 4 B

3 R

1 2 s

2 2 2 O

2 1

9 rk

1 S o

1 2 1 1 3 0 Garage 2 W

c

7

0 1 1 3 7 4

E Ch imn ey 1 N

1 A

1

9 1 2

4

1 Pl ayg rou nd L

0 6

9 a

1 8 3 L

7

A t

3 4

o 2

1 IT

9 1 5 4

8 P 7a

1 S 8 7

2

5 7

1

3 1

1 1 5 5

1 5 1

1

1 a 1 6 1

8

0 5

1 1 5

0 6 1 4 1 2 3 5 1.8m 5

7 5.6m 1 1

7 2 9

7 6 4

6 1 6 53 7 1 4

2 1 9

5 2 3 3 3 M

S

3 3

3 1 4 5 5 9.1m 8

5 7 T

a 4 t E 2 4 1 4 o E L T wr 1

1 43 4 Gar age T R

a 2 S

1 At las Works

3

9 20 3

2 2

7 E

1

2 14 L

6 2 6 3 I S 6

5 R L

1

3 El A

1 5 49 C

0 1

1 3

1 4

9

6

Su b Sta 3

28 1 4

90 7

1

88 9

4

1 9 8 7

1

1 5 3

3

92 1 1 4 1

5

9 3 2 3 2

2

2

1 2 1 2 7 3 0 3 1 1 to 7 3 1

L 5 I L 1 64 1 H 5 3.3m 70 7 2 3 L 5 1 12 A 66 9 T 74 I 6 8 1 P 1 S

1 8

1

3 Congress

4

1

1

8 44 W ork s

7 5.3m AL ST 1 46 SPIT R 8 EET 5 8.5m 48 PH 3 BM 6 0.4 1m 3 2 5 0

3

4 6 1

1 25 EET SPIT AL ST R

Y E L T D E N E n A R ta H T r S pa s S o rk Med ic al Ce ntre 11 7 W

Den ho lm e 4 3.9m D Ind ep en de nt 5 6.7m A De nh ol me Ind ep en de nt O Ev an ge li ca l R K Eva ng el ic al Ch urc h Ch urch C 5 5.2m I

W

S N 10 5 U

R B Twe lv e O'Cl oc k Cou rt

9 3 9 0 1 o t

s 7 rk 9 Wo

3 9 5 9 W ork s 5

E T 1 RE 9 Y ST LE 4 4.5m A ND H 7 8

FFE ROAD A TTERCLI

W arehouses

Garage

T EE m R 1 ST .2 5 2.7m LE 2 I 5 AV M S B

4 4.5m 9 5

6 8.0m

W

D

5 0

Gar age Albi on Works

BM 6 2.9 4m

7 4 W arehous e 4 4.8m

W Garag e D

L IL H L 4 8.2m A T I P

S 2 7

0 7 4 7

o t

4 4.8m 9

0

4 PH 8

BM 4 4.9 4m ta River El Su b S

D Wa ve rle y Wo rks

6

4 Saw Mils on

4

4 4 4.2m

9 S

5 G

o a n

t t r 5 3 ir y e W ard Bd y W

4 5.4m CR

1 W arehouse 3 46 .3m Is la nd EFF

T ING 9 2 E E HAM TR ROAD

LE S 7 2 V I e S A 4 4.2m s W u A o L h KE r e R S M STREET a TR FF INGHA W De po t EE T E ta El Su b S

se 44 .8m ou h r e a W 49 Depot

4 5.7m

A N Stati on Ho tel DR E W D W B LA (PH) A D N O A A E R N O

D R L

R E X 4 5.7m A

E N V E W A 1 TCB I 9 N S

L S S 3 R

T R 9 U U E

R F S K Gas W orks E C E I B 9 T W 8 M 4 7 .1 SC

H 7

4 O 8 1 m L r 2 W

E e Y l t 6 ar S e d T h Bd R 5 y EE 8 S

T R Gas Holder

E 1 2 2 s Via du ctIn n K k t r 3 C 8 I c S o (PH) u US SE W W d X S TCB a T a Hope Works i REE i 1 V T n 8 n to a t 9 i 7 r B

4 5.7m

1

2 0 Vulcan

s r Wor ks e BM 4 6.3 1m l t e Ri ve r h S 67 Don A N D R EW Ga s W orks S El Sub Sta T 5 1.1m 1 to 8 1 7 ST REET Ac e SUSSEX

1 9 6 1 0

t o

1

1 8 LOCATION AND PROPOSAL

The site comprises approximately 3.3 hectares of land off Savile Street to the northeast of its junction with Spital Hill. It is currently used predominantly as a car dealership.

The site also has boundaries onto Spital Hill, Carlisle Street and the side and rear boundaries of commercial premises off Carlisle Street all of which are at a higher level than the application site.

Outline planning permission for the redevelopment of the site for retail (class A1), public house/restaurant (class A3) and associated car parking and landscaping was granted subject to conditions in 2001.

This current reserved matters application seeks approval of matters of siting, design, external appearance, access and landscaping that were reserved by the outline planning permission. This reserved matters application has been amended since its original submission.

61 The proposed site layout accommodates the highway modifications to the Spital Hill/Savile Street junction arising from the construction of the Inner Releif Road.

As amended, the reserved matters comprise six retail units including a convenience store ranging in size from 55 sq metres to 2787 sq metres and a class A3 unit of 929 sq metres, with vehicular and pedestrian access off Savile Street, and a pedestrian bridge access from the development to the Carlisle Street level.

At the south western end of the site alongside the Spital Hill/Savile Street junction, the first of the proposed buildings would have a curved predominantly glazed southwest elevation facing towards the Wicker Arches, a front elevation faced in clay terracotta panels incorporating a glazed entrance and render panel features around the windows beneath a curved aluminium standing seam roof. This building is identified as the convenience store. This building has pedestrian access directly off Savile Street alongside the Spital Hill Junction. Pedestrian access to the building can also be gained via the internal footways within the site and the link bridge to Carlisle Street. In front of the southwest elevation of this building a terraced area incorporating stone paving, three new trees, a site for the display of the public artwork bounded by a low stone wall and railings and a small seating area is proposed.

Moving northeastwards across the site, the next two proposed buildings of which one is identified as the class A3 unit, are sited towards the rear part of the site and would similarly be faced in clay terracotta beneath a curved standing seam roof.

At the centre of the site, a pedestrian link from the Savile Street frontage to the bridge link is proposed. The bridge link would provide access via a lift and stairs tower up to the Carlisle Street level.

The north eastern part of the site would comprise the remaining four retail units the first three of which are sited towards the rear part of the site with the last unit alongside the Savile Street frontage. Again these units would be of a similar design and including contrasting clay terracotta and render panels and curved roofs.

The rear elevations of most of the buildings incorporate clay terracotta panels and cladding panels.

A brick boundary wall and more tree planting with uplighters is proposed along the site’s frontage to Savile Street.

RELEVANT PLANNING HISTORY

In 2000 outline planning permission was granted subject to conditions for the redevelopment of the site and adjacent land on Carlisle Street to include retail

62 (class A1), hotel (class C1), public house/restaurant (classA3) and associated car parking and landscaping (application no. 99/0044P refers).

In 2001 outline planning permission for a revised scheme for redevelopment of the site to include retail (class A1), public house/restaurant (class A3) and associated car parking and landscaping was granted subject to conditions (application no. 9B/0177P refers).

In 2004 outline planning permission was granted for the erection of an A3 unit and associated car parking on an adjacent existing petrol filling station site (application no. 04/00973/OUT refers).

PLANNING ASSESSMENT

Policy Issues

The principle of this development has been established by the granting of outline planning permission for it.

Policy IB9 of the Sheffield Unitary Development Plan relates to conditions on development including matters of design, amenity and highway safety.

Highway and Transportation Issues

The main vehicular access to the site and the customer car park is proposed off Savile Street towards the south western end of the site and incorporates a left in/ left out arrangement. A second vehicular access including the access for service vehicles is located at the north eastern end of the site.

The proposal provides 367 customer car parking spaces including disabled persons and parent/child spaces. A further 26 car parking spaces are proposed for staff use.

The proposed units are to be serviced via delivery areas at the rear of the buildings.

There are no highway objections to the proposed reserved matters subject to appropriate conditions.

Effect on the amenity of the locality

There is sufficient separation between the proposed development and nearby property to ensure that the proposal would not significantly harm the amenities of nearby occupiers of property.

The massing and appearance of the development as amended is well designed and would improve the appearance of the streetscene. The proposal provides a good quality building and external landscaping at the prominent Savile Street/Spital Hill corner. The frontage landscaping will

63 compliment the landscaping works proposed as part of the Inner Releif Road whist the remainder of the site would be satisfactorily landscaped.

The proposed materials are acceptable in principle subject to a condition requiring samples of external materials to be submitted.

The proposal complies with Policy IB9 of the UDP.

SUMMARY AND RECOMMENDATION

The principle of this development has been established by the granting of outline planning permission for it.

There are no highway objections to the proposed reserved matters subject to appropriate conditions.

There is sufficient separation between the proposed development and nearby property to ensure that the proposal would not significantly harm the amenities of nearby occupiers of property.

The massing and appearance of the development as amended is well designed and would improve the appearance of the streetscene.

It is recommended that this reserved matters application be approved subject to conditions.

64 Case Number 04/03761/FUL

Application Type a Full Planning Application

Proposal Erection of a dwellinghouse and car parking space (Plot 6A) and third floor extension to apartment block to form 4 apartments

Location Land, Site Of Upperthorpe Middle School, Daniel Hill Street Sheffield

Date Received 17/09/2004

Team NORTH & WEST

Applicant/Agent Architectural Design Studio

Recommendation Grant Conditionally subject to the completion of 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 The proposed facing materials shall match the facing materials to the existing building.

In the interests of the visual amenities of the locality.

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

In the interests of the visual amenities of the locality.

4 The dwellings shall not be used unless the car parking accommodation for 11 cars 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.

Attention is drawn to the following justifications:

65 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.

H14 - Conditions on Development in Housing Areas

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

Site Location

T r a

m

w

1 F 0 ay Walk O 4 x o X 6 4 2 F R

12 8 O

A 4 D 2

14 7

4 18 24 3 89.0m 2

30 28 4 4

1 Medical Centre 6 7

3 alk 4 x W

1 8 Fo 3 1 1 3

8

5 H 1 A R O 1 L E 0

D AC

L 5 M 1

S P 4 2

9 I T S 1 D R LE V A A E W L E FB E T 2 A 2 V to E alk 3 N

ey W 6 U

Otl 90.8m Playground 9 E 6

2

5 FB

2 2

5 3

2 0 S 6 SE

H O E 1 L 1 R 8 C D LE E A DV R SM I O M A D FB 1 1 2 t

1 o

5 1 1 1 6

5

1

1

1 1 FB Playground

102.7m

O 1

4

t 7 7 l CE D e LA e y P f L Y W L P layground D HI R a L A l E H k I T AN EE D R

ST 1

H C A 2 o C R o O ns L S t B D H d Playground 2 E y S RD T B E R o R E ro O E C AD T on st Bd y C 93.6m R F O 110.9m X R O e l rp o A o o D th h

18 Upperthorpe r c

3 e S 7 p 1 Middle School p le 2 U d id M

E Da N n A

iel L

4 H N 5 ill E W L a L lk O 1 O 8 W

d y 1 B 1 st n Y

117.3m Co 1 C

5 4 E o 5 7 A C 2 O R B M N A R A A 5 R N 2 N 87.5m 58 V

S S

B T 5 O Y 0

E R N

9 S E 1 T O

S R R 5 A

T E T 4 D

ET S R

6 E E 7 U C p E Y p 4 2 T O er B F th 29 37 irs o t S rp

c e 23

4 h 9 0 o o

l 1

EET 8 D STRE ET 124.7m STR 8 19 CLE VELAN L HILL DANIE 120.1m

2 3

2

6 1

3 3

The B lak e 0 4

(PH) 6

7 3 3 8

1 8 5 5

1

3

3 T 2

1 2

E 2 1 E 0 R T BM S E 11 C 2 6 8 Y .7 O 6 2 9 7m B 1 4

4 T

1 E 7

2 3 E 8 2 R 2 T 1 S D D

A N

B N 2 A 0 LA I E L 7 K L E 4 E H R 7 S IL O 2 TR L M E 3 T

E 4 S

T 2 9 E E 1 C W RA R T E L

5 2 IL

4 5 0 H 6 2 L

6 16 IE

N 1

105.3m DA 2 6 0

7 1 B R A

N 1 D 3 R ta

E S 2 T b 0 8

1 H u 3 4 S 2 R l 2

4 O E 5 6

A 1

3 D 8 1

2 CLOSE PC ETH 1 3 DR 2

6 AN 1 BR B

IR D

3 K N

EN 1 B 5 A S T 6 T D 4 L L RA A A T E W LE 1 K Laundry E L R 6 E R AN O 1 2 5 O R E 8 S 0 T A T 0 1 2 P D 26 R 1 S 1 E 8

1 6a 8 84.1m 14 E Chy 2 4 1 1 a T 8a 20 22

2

0 4 1

9 2 PE 1 Library 0 2 R 6 1 2 2 O 0 a 2 TH 8 2 a R 4 4 2 PE a 9 UP

6 64

4 1 Public Baths

2 9 2 9 73.3m a 4 4a 0

LOCATION AND PROPOSAL

The application relates to the former Upperthorpe Middle School which was a substantial 19th Century Board school. The school buildings have been demolished and the site is currently being developed.

In December 2003 planning permission was granted for the erection of 13 dwellinghouses and 24 flats in 2 three-storey blocks and associated car parking (Ref: 03/02464/FUL). This proposal is currently under construction and nearing completion.

66 The current proposal seeks amendments to this scheme.

Plots 5 and 6 on the approved scheme adjoin the wall and dwellings at the end of Boyce Street. It is proposed to erect an additional dwelling in this position resulting in a terraced row of 3 two-storey dwellings with accommodation in the roof space. The roof of the property adjoining Boyce Street will be pitched away from the properties on Boyce Street. Each dwelling will have 3 bedrooms.

It is also proposed to add an additional floor to a three-storey block of flats to create an additional 4 flats. This would be achieved by building in a roof space increased in height by a maximum of 1.4m. The flats will be two bedroomed.

As part of a site rationalisation it is proposed to create an additional 11 parking spaces serving the new flats and house and also additional visitors parking for the development already approved.

SUMMARY OF REPRESENTATIONS

3 letters objecting to the proposal on the grounds;

Increased density and overdevelopment of the site Increased height leading to loss of privacy Need for additional parking

PLANNING ASSESSMENT

Policy Issues

The application site is in a Housing Area as identified in the Unitary Development Plan and the proposal is therefore acceptable in principle as demonstrated by the existing development on site.

The proposal must also be examined in the light of Policy H14 relating to conditions on development in housing areas. This states, amongst other things, that new buildings should be in a scale and character with neighbouring buildings; the site should not be overdeveloped or deprive residents of privacy and the development would provide appropriate off-street parking.

Scale and Character

The application site is situated on the edge of a residential area dominated by terraced properties. The former school building on the site was significantly higher than surrounding dwellings, in a stand alone position. The proposed additional house would not have an impact on the surrounding area. The proposed increase in height of the flats will be apparent from outside the site,

67 particularly when viewed from the open space running down towards Infirmary Road.

It is considered however that the additional height proposed will not be of such a scale, when compared to the previously approved scheme, as to be out of character. The former board school building was of a greater height and mass.

Amenity Issues

The proposed amendments will not result in the overlooking of any of the existing residential properties adjoining the site.

Highway Issues

There are no highway objections to the current proposal. The additional parking, which will serve the overall development, will reduce the need to park on the adjoining highway.

Open Space Provision

In accordance with Supplementary Planning Guidance the developer would be expected to make a financial contribution to the enhancement of local open space. In this case the sum would be £3,610.

CONCLUSION

The principle of residential development on the site has been established. It is considered that the additional units will be acceptable in terms of scale, appearance and amenity issues.

68 Case Number 04/04048/RG3

Application Type an Application Submitted by the Council

Proposal Alterations to barns to form dwellinghouse with garaging and workshop (Full Application under Reg 3 1992) (As amended 10/02/05)

Location Beauchief Abbey Farm Barns Beauchief Abbey Lane Sheffield S8 7BD

Date Received 12/10/2004

Team SOUTH

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

(a) samples of all proposed new facing and roofing materials (b) samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) size and specification of all rooflights (e) details, specification and method of fixing of all rainwater goods (f) appearance of the windows, including section sizes, location of trickle vents and reveal depths (g) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (h) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (i) location, specification and appearance of any meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs

69 (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match original mortar before weathering, should be achieved by the use of appropriate sand and no propriety coloured mixes of pigments be used. The joints should be finished flush then brushed back to exposed the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

4 There shall be no replacement of any part of the original roof structure without the approval in writing by the Local planning Authority of details and specifications of all new replacement timber members.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

5 The roof shall be retained with original materials retained and re-used as far as practicable. Any new slates shall match the size, colour and coursing of existing slates.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

6 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

7 Existing windows and shutters shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

70 8 An interpretation board, mounted externally, based upon the archaeological appraisal and building assessment should be provided, indicating the age, history and historical context of the building, and the content, form, appearance and location should be submitted and agreed, prior to fixing shall be approved by the Local Planning Authority before the development commences.

In the interests of the amenities of the locality.

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

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

10 The developer shall give a minimum of 21 days notice of the commencement of any work on site to the Local Planning Authority and the South Yorkshire Archaeology Service (Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH tel. 0114 2736428 / 6345). Thereafter, the developer shall afford access at all reasonable times to the staff of the SYAS or such suitably qualified person(s) nominated by them, in order that any works involving ground disturbance or the alteration of building(s) can be observed and any features or finds of archaeological interest recorded.

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

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

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

12 Before any work on site is commenced, a Bat Survey of the building shall have been carried out by a suitably qualified person(s) whose

71 credentials shall first be approved in writing by the Local Planning Authority. The works to the building shall be undertaken in accordance with the findings/recommendations of the survey.

To ensure adequate protection of wildlife.

13 Before development commences the container adjacent to the southern elevation shall be removed from the site.

To protect the setting of the listed building.

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.

BE7 - Design of Buildings Used by the Public BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings BE22 - Archaeological Sites and Monuments GE9 - Re-use and Adaptation of Rural Buildings

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

Attention is drawn to the following directives:

1. The developer is advised that any future sale of the property will contain a covenant containing an absolute restriction prohibiting any use, cultivation, planting or maintenance of the land to the west of the building fronting Buechief Abbey Lane that would alter the existing character or appearance of the site.

72 Site Location

k oo Br ey bb A FB FB

FB

E

N

A

L

Y

E

B

B

A

F

E

I

H Golf Course

C

U

A

E

B

Abbey Cottage

1 2

St Thomas a Becket's Church and remains of Slui ce Beauchief Abbey (Premonst ratensian Founded AD 1173-6)

Pond BM 123.65m D W DW

125.0m

DW

Sluices

Pond

Beauc hief Abbey Farm

Golf Course Golf Course

Sluice 132.3m

BM 134.25m

Pond

E

V I

R

D

F

E I

H

C

U

A

E

B

INTRODUCTION

This proposal is one of two applications for planning permission relating to Beauchief Abbey Farm Barns. It is accompanied by an application for Listed Building Consent (ref.04/04051/RG3).

Scheduled Monument Consent has been granted by the Dept for Culture, Media and Sport (based on advice from English Heritage) in respect of the physical works associated with the proposal.

LOCATION AND PROPOSAL

Beauchief Abbey Farm Barns is a historic range of farm buildings adjoining Beauchief Abbey Farm, to the south of the remains of Beauchief Abbey. The buildings are visible from Beauchief Abbey Lane which is separated from the Barns by a small enclosed grassed area with several semi-mature trees. The Barns are a Grade II Listed Building and compromise an ‘L’ shaped range of single storey buildings set around an informal semi-surfaced courtyard. The buildings are internally divided to provide 7 storage spaces of varying dimensions. An open fronted store is linked to the southern end of the main structure (outside the courtyard). A large metal container is sited in front of

73 the south elevation. The Barns are constructed in natural stone with painted timber openings and stone and slate roofs. Although single storey, part of the range is of sufficient height to accommodate an additional floor level, if required. The Barns are owned by the Council and currently leased to Sheffield International Venues are partly in use as storage for golf course maintenance equipment. The vacant part of the building is semi derelict.

The site lies within the approved Green Belt and the Beauchief Abbey Conservation Area. It is within the boundary of the Beauchief Abbey Scheduled Ancient Monument. The Barns are part of a larger site with major archaeological interests associated with Beauchief Abbey and its wider industrial and agricultural works.

The application is for a 3 bedroom dwellinghouse with 2 garages, a workshop and a store. The scheme is designed to retain the Barns with minimum alteration to the internal layout and external appearance of the building.

Rebuilding of some of the external walls and partial re-roofing is proposed. These works include the replacement of the existing brickwork in one of the end elevations with natural stone to match the rest of the building. The remaining alterations to the external appearance are restricted to the treatment of existing and former openings, the introduction of 3 small rooflights, rainwater goods, service meter housings and a small boiler flue. Minor alterations to the opening treatments have been made during the course of the application to ensure that the building retains its original character as far as practicable. Drainage is proposed to be laid to a new septic tank marginally beyond the courtyard area with surface water and grey water draining to soakaways.

Internally, structural works are restricted to the formation of two openings in two internal walls. The remaining internal works (provision of a stairway to a proposed first floor bedroom, provision of bathroom and kitchen facilities and erection of stud partition walls) are all reversible.

RELEVANT PLANNING HISTORY

Applications for planning permission and Listed Building Consent for the conversion of the Barns to form a community/educational resource centre are considered elsewhere on this agenda (refs.04/02496/FUL and 04/02497/LBC). Previous applications for conversion to form 2 dwellings have been withdrawn (refs. 9A/0062P and 9A/0063P/LBC).

An application for planning permission for a grounds maintenance building for Sheffield International Venues (SIV) is currently being considered and will be reported to a later Board meeting (ref. 02/01507/FUL). The proposal is for the replacement of the storage facilities for SIV currently provided by the Barns. The site is within the former shrub nursery on the western side of Beauchief Abbey Lane, approximately 300m to the south-west of the Barns.

74 SUMMARY OF REPRESENTATIONS

English Heritage support the applications for planning permission and Listed Building Consent and recommend the applications be granted subject to satisfactory details of repairs, internal finishes, joinery, services, Building Control requirements, bin/fuel storage arrangements and external surface treatments. They consider that the proposed use should secure the repair and future maintenance of the site.

Sheffield Wildlife Trust commend the developers for their proposals which will have a relatively minor impact on the appearance and character of the building. They recommend that a bat survey is carried out.

The Garden History Society have confirmed that they do not wish to comment on the application.

Councillor Mike Pye (member of Beauchief Abbey Barns Association) objects to the proposal – adverse effect on listed building and setting of scheduled ancient monument – supports the need for extra funding for the golf course but should not sell heritage to get it – proposals for community use is the best use for these very important buildings and will enhance them rather than cutting them out of our natural heritage.

Councillor Sylvia Dunkley objects – radical and detrimental impact on character and appearance of listed building, contrary to UDP Policy BE19.

Councillor Clive Skelton objects – irresponsible for Council to ignore local opinion, which is unanimously opposed to residential project – does not meet aspirations of local community whose own alternative community/education resource proposal should be considered.

35 letters of representation have been received, 32 of which object to the proposed development. The remainder do not specifically object to the proposals but express strong support for the alternative community use proposals (04/02496/FUL). The representations include an objection from the Chair of Beauchief Abbey Barns Association who states that the objections are broadly representative of over 100 members of BABA (including 5 elected Councillors), professional archaeologists, historians and specialists in ancient buildings.The objections are summarised as follows:

-Too many ancient buildings being lost to private development e.g. Abbeydale Hall – barns were a gift to the people of Sheffield and should remain in public ownership in a community role -Barns are part of important historic landscape – harmonious group of ancient buildings will be spoilt if broken up for private occupation – to alter the character and function of the past would damage the whole -Barns are prominently located listed buildings in a conservation area and are the object of research and teaching in several disciplines – deeply inappropriate to remove the Barns from this context as part of public domain and hand over to private ownership

75 -Laying of services damaging to remains of Abbey foundations and physical alterations would irreversibly alter character of Barns -Loss of Barns would be regretted if Council wished to develop Heritage tourism -Barns can be repaired without the demolition and rebuilding indicated in the application -Building should remain as authentic as possible -Private development would harm views from Round Walk which is currently largely free from intrusive development -Concern about details of proposal changing after Council has disposed of the Barns -Lack of details about proposed garden and car parking areas -Domestic accoutrements eg TV aerials, washing lines will not enhance building or area -Suggest housing proposal is used as a last resort – allow community resource application with a time limit for securing funding -Site should have maintained by Council rather than left to decay – community benefit should be realised by Council -Against wishes of donors of Barns to public ownership and probably illegal -Danger from construction traffic to public using Round Walk

Beauchief Environment Group also object:

-Inappropriate use that would alter semi-rural character of the farmyard and the setting of Beauchief Abbey Scheduled Ancient Monument -Council’s neglect and resulting dilapidation is not an excuse for commercial exploitation -Community use proposal should be accepted and funding applied for in partnership with Council -Loss of open access would cause considerable resentment locally

The Conservation Advisory Group have considered the proposals and broadly support the application. Their views will be reported at the Board meeting.

PLANNING ASSESSMENT

Policy Issues

The site lies within the Beauchief Abbey Conservation Area and the approved Green Belt. The Barns are a Grade II Listed Building within the boundary of a Scheduled Ancient Monument (Beauchief Abbey).

UDP Policies BE7, BE15, BE16, BE19, BE22 and GE9 are most relevant to these proposals. National planning guidance in PPG15: Planning and the Historic Environment is also relevant.

76 Conservation Issues

In accordance with PPG15, applications for planning permission and/or Listed Building Consent must be considered having special regard to the desirability of preserving the building or its setting. UDP Policies BE15, BE16 and BE19 reflect this national planning guidance and only permit development that would preserve or enhance the character and appearance of Listed Buildings and Conservation Areas.

Beauchief Abbey Barns are of late 18th Century origin and are ‘listed’ due to their group value as part of the wider complex of Beauchief Abbey Farmhouse with its former links to the 17th Century Beauchief Hall. Historically, dwellings had been formed around the adjoining Beauchief Abbey but pre-date the Farm and Barns.

The site is clearly an important feature in the Beauchief Abbey Conservation Area and to the wider setting of Beauchief Hall and Beauchief Abbey. The Barns have significant archaeological importance relative to the wider industrial and agricultural work of the Abbey. The setting of the building must be adequately preserved in order to retain the integrity of the grouping of listed buildings at the Beauchief Abbey Farm complex.

New uses are often the key to a building's preservation and national planning guidance requires controls over land use and other planning matters to be exercised sympathetically where this would enable a historic building or area to be given a new lease of life. UDP Policy BE19 reflects this advice.

The re-use and adaptation of rural buildings is permitted by Policy GE9, especially where there are benefits and the building can be converted without significant alterations. There are many examples across the City of barns, some of which are listed buildings, having being successfully converted to residential use.

New uses will often necessitate some degree of adaptation. The range and acceptability of possible uses is therefore usually a major consideration when the future of a Listed Building is in question. Judging the best use requires balancing the economic viability of possible uses against the effect of any changes they entail in the special architectural and historic interest of the building or area in question. The aim should be to identify the optimum viable use that is compatible with the fabric, interior, and setting of the historic building. This may not necessarily be the most profitable use if that would entail more destructive alterations than other viable uses. Nevertheless, identifying the optimum use for the building does not preclude granting planning permission for other uses that may be identified and that are in accordance with UDP policies.

The applicant has submitted an appraisal of the possible alternative uses for the Barns in support of the application. These are summarised as follows:

77 1) Retention for current use (grounds maintenance depot) – present arrangements are unsatisfactory and require upgrading to meet requirements of the Welfare (Health Safety and Welfare) Regulations 1992. Upgrading works will have adverse impact on fabric of original building and below ground archaeology e.g. fuel storage/drainage requirements, provision of changing facilities. In addition, there is an approx 50% shortfall in floor area to accommodate the facilities required for the continued use as a grounds maintenance depot.

2) Storage use – cost of repair/refurbishment far exceeds value of building and new storage use is therefore not viable.

3) Conversion to single dwelling – value likely to exceed costs. Minimal impact on buildings and ground below – residential use is the use most likely to serve long term maintenance of the Barns.

The building is in a state of deterioration and is currently only partly in use. ‘Danger’ warning signs are posted on the buildings forming the south wing of the barns. The lease is held by SIV and the building is currently in a low-key grounds maintenance/storage use. SIV are intending to vacate the building, although this is likely to be dependent on an alternative grounds maintenance depot facility being identified.

If SIV vacate the building, it will become redundant and will inevitably continue to deteriorate. If SIV retain the building, repairs are likely to be restricted to what is necessary to keep the structure weather tight.

The plans indicate that the building can be converted to residential use with little irreversible alteration to the fabric of the building or its external appearance. Structural works are restricted to the formation of two openings in two internal walls. The remaining internal works (provision of a stairway to a proposed first floor bedroom, provision of bathroom and kitchen facilities and erection of stud partition walls) are all reversible. The floor levels are not required to be reduced and a relaxation under the Building Regulations will be sought to avoid the need for insulation beneath the existing slab floor. Any impact below ground is therefore restricted to the installation of drainage facilities.

The proposed works do not have any significant impact on the setting of the building. It will be necessary to provide services to the building and drainage would be required to be installed in virtually any proposed new use of the site. Gas, water and electricity supplies are proposed to be laid within an existing service trench to the east of the building that will be required to be re- excavated. An archaeological field evaluation suggests that the courtyard area is unlikely to retain any archaeological significance at the depths required to install drains and the septic tank due to previous disturbance.

Although the works proposed in the application are considered acceptable in terms of visual impact, some of the requirements of future occupiers of the

78 dwelling may be more damaging to the character of the site. Cultivated garden areas, garden furniture, outdoor play equipment, TV reception aerials and washing lines are all potential requirements associated with a residential use. Such features do not constitute ‘development’ and cannot be controlled through planning conditions. However, the applicant has confirmed that any future sale will include an absolute restriction to prevent any alteration to the current appearance of the land immediately between the Barns and Beauchief Abbey Lane. This area is very much in the public domain and its current appearance merits protection. Further garden areas will be formed to the south and west of the Barns and will be enclosed by a proposed hawthorn hedge. These areas are not as prominent and the removal of ‘permitted development’ rights regarding curtilage buildings/enclosures, fuel storage containers and hard surfaces will ensure that the setting of the building is adequately protected.

The proposed use will not attract any significant external parking that may detract from the appearance and setting of the building. 2 garages are proposed within the building and informal car parking can be accommodated within the courtyard, as is the existing tendency.

Although not permanent structures and not reliant on these proposals, the removal of the large container and service accommodation within the site will significantly improve the setting of the Barns.

In the circumstances, it is considered that the proposed development, whilst not necessarily being the preferred use, is an acceptable use of the Barns that will ensure their retention and maintenance in the long term.

The proposals are consistent with national planning guidance in PPG15 and in keeping with UDP policies BE15, BE16 and BE19.

Archaeology Issues

PPG15 requires consideration of any features of architectural or historic interest in considering the applications. UDP Policy BE22 requires the preservation of Scheduled Ancient Monuments and their settings. As the building is within the boundary of a Scheduled Ancient Monument, it is important that there should be appropriate assessment of the archaeological implications of the proposals before the application is determined. Adequate arrangements must be made for recording any remains that may be lost in the course of any works permitted.

The archaeological implications have been assessed under the application to DCMS for Scheduled Monument Consent (SMC) and the potential impact is briefly discussed in the foregoing sub-section of this report. SMC was granted in February 05 and requires the works to the buildings to be carried out under the supervision and monitoring of English Heritage with input from South Yorkshire Archaeology Service. This being the case there is no need for further discussion about the archaeological interest at the site although a suitable condition should be attached to any planning permission granted.

79 Green Belt Issues

The site lies within the approved Green Belt. The re-use and adaptation of rural buildings is permitted by Policy GE9, especially where there are benefits and the building can be converted without significant alterations.

The Conservation section of this report outlines the benefits to the scheme and the proposals will not detract from the character or purpose of the Green Belt.

Highway Issues

There is adequate informal parking space within the site to serve the proposed development. 2 garages can be accommodated within the existing building which will minimise demand for external hard surfacing.

Amenity Issues

There is adequate separation between the Barns and Beauchief Abbey Farm and the buildings are orientated so as not to overlook one another.

Beauchief Abbey Farm lies at the head of the approach drive to the Barns and within 3 metres of the access to the Barns complex. The Farm has habitable room windows facing the driveway. Vehicular activity associated with the proposed use is likely to be similar or less to the level of vehicular activity associated with the current grounds maintenance depot use and adequate residential amenity is therefore maintained.

No other property is affected by the proposals.

The plans demonstrate that adequate living conditions can be provided for future occupiers and there is adequate private external amenity space to serve the dwelling.

RESPONSE TO REPRESENTATIONS

Bat Survey – the building has potential for bat roosts. Such habitats are covered under wildlife legislation. However, a survey should be carried out prior to any physical works being commenced. This can be conditioned.

Loss of public access – the Barns are not publicly accessible in their present use. Although there is considerable benefits to historic buildings being accessible to the public, the fact that the Barns would not be accessible to the public is not contrary to national planning guidance or UDP policies.

Gift to people of Sheffield – Sheffield Property Services confirm that the Barns were purchased by the Council. Nonetheless, the terms of disposal of the

80 property by the Council is a legal matter and not a material planning consideration.

Construction traffic – not a material planning consideration.

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

Beauchief Abbey Farm Barns is a Grade II Listed Building within the boundary of the Beauchief Abbey Scheduled Ancient Monument. It is also within the Beauchief Abbey Conservation Area and the approved Green Belt.

The Barns are owned by the City Council and currently leased to Sheffield International Venues. SIV wish to relocate the current grounds maintenance storage use. Part of the building is semi-derelict and a viable new use needs to be found to secure the future of the Barns in the long term.

The proposed conversion to a dwellinghouse can be accommodated with minimal alterations, which are generally reversible. Adequate living conditions can be provided and there is adequate private external amenity space and car parking provision within the site. Adequate privacy is maintained for occupiers of the neighbouring Beauchief Abbey Farmhouse

The proposed development is considered to represent an acceptable, if not preferred, use of the building that will ensure the retention and maintenance of the Barns in the long term. The scheme has the support of English Heritage and complies with relevant UDP policies and the spirit of national planning guidance.

The archaeological implications of the scheme have been assessed by English Heritage as advisors to the DCMS who have granted Scheduled Monument Consent.

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

81 Case Number 04/04051/RG3

Application Type an Application Submitted by the Council

Proposal Alterations to barns to form dwellinghouse, garages and workshop (listed building application) (Application under Reg 3 1992)

Location Beauchief Abbey Farm Barns Beauchief Abbey Lane Sheffield S8 7BD

Date Received 12/10/2004

Team SOUTH

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally Subject to Clearance by the Secretary of State

Subject to:

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

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

2 Before the development is commenced, the following details shall have been submitted to and approved in writing by the Local Planning Authority: (a) samples of all proposed new facing and roofing materials (b) samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) size and specification of all rooflights (e) details, specification and method of fixing of all rainwater goods (f) appearance of the windows, including section sizes, location of trickle vents and reveal depths (g) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (h) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (i) location, specification and appearance of any meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs

82 (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match original mortar before weathering, should be achieved by the use of appropriate sand and no propriety coloured mixes of pigments be used. The joints should be finished flush then brushed back to exposed the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

4 There shall be no replacement of any part of the original roof structure without the approval in writing by the Local planning Authority of details and specifications of all new replacement timber members.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

5 The roof shall be retained with original materials retained and re-used as far as practicable. Any new slates shall match the size, colour and coursing of existing slates.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

6 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

7 Existing windows and shutters shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

83 8 An interpretation board, mounted externally, based upon the archaeological appraisal and building assessment should be provided, indicating the age, history and historical context of the building, and the content, form, appearance and location should be submitted and agreed, prior to fixing shall be approved by the Local Planning Authority before the development commences.

In the interests of the amenities of the locality.

9 Before development commences, the container adjacent to the southern elevation of the barns shall be removed from the site.

To protect the setting of the Listed Building.

Attention is drawn to the following justifications:

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

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE19 - Development affecting Listed Buildings

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

84 E

N

Site Location A

L

Y

E

B

B

A

F

E

I

H Golf Course

C

U

A

E

B

Abbey Cottage

1 2

St Thomas a Becket's Church and remains of Slui ce Beauchief Abbey (Premonst ratensian Founded AD 1173-6)

Pond BM 123.65m D W DW

125.0m

DW

Sluices

Pond

Beauc hief Abbey Farm

Golf Course

Sluice 132.3m

BM 134.25m

Pond

E

V I

R

D INTRODUCTION

This proposal is one of two applications for Listed Building Consent relating to Beauchief Abbey Farm Barns. It is accompanied by an application for planning permission (ref.04/04048/FUL).

Scheduled Monument Consent has been granted by the Dept for Culture, Media and Sport (based on advice from English Heritage) in respect of the physical works associated with the proposal.

The location, proposals, planning history and representations are described in the report in respect of the application for planning permission elsewhere on this agenda.

REPRESENTATIONS

Councillor Sylvia Dunkley objects – radical and detrimental impact on character and appearance of listed building, contrary to UDP Policy BE19.

PLANNING ASSESSMENT

The Barns are a Grade II Listed Building. National planning guidance in PPG15: Planning and the Historic Environment is relevant in considering the

85 application for listed building consent. There is no statutory requirement to have regard to the provisions of the UDP in considering applications for listed building consent. However, UDP Policies BE15 and BE19 are relevant to these proposals, particularly as the works also require planning permission.

The issues that are generally relevant to the consideration of listed building consent applications are:

- the importance of the building, its intrinsic architectural and historic interest and rarity, in both national and local terms; - the particular physical features of the building, which may include its design, plan, materials or location, which justify its inclusion in the list; - the building's setting and its contribution to the local scene; and - the extent to which the proposed works would bring substantial benefits for the community, in particular by contributing to the economic regeneration of the area or the enhancement of its environment (including other listed buildings).

The building is included in the List for its group value (association with Beauchief Abbey Farmhouse) rather than its architectural merit. The interior was not inspected at the time of Listing. Consideration of these proposals is therefore primarily concerned with the effects of the proposals on the relationship of the building with Beauchief Abbey Farmhouse.

The building is in a state of deterioration and is currently only partly in use. Danger warning signs are posted on the buildings forming the south wing of the barns. The lease is held by SIV and the building is currently in a low-key grounds maintenance/storage use. SIV are intending to vacate the building, although this is likely to be dependent to some extent on an alternative storage facility being identified.

If SIV vacate the building, it will become redundant and will inevitably continue to deteriorate. If SIV retain the building, repairs are likely to be restricted to what is necessary to keep the structure weather tight.

New uses are often the key to a building's preservation and national planning guidance requires controls over land use and other planning matters to be exercised sympathetically where this would enable a historic building or area to be given a new lease of life. UDP Policy BE19 reflects this advice.

The plans indicate that the building can be converted to residential use with little irreversible alteration to the fabric of the building or its external appearance. Structural works are restricted to the formation of two openings in two internal walls. The remaining internal works (provision of a stairway to a proposed first floor bedroom, provision of bathroom and kitchen facilities and erection of stud partition walls) are all reversible. The floor levels are not

86 required to be reduced and any impact below ground is restricted to the installation of drainage facilities.

The proposed works do not have any significant impact on the setting of the building. It will be necessary to provide services to the building and drainage would be required to be installed in virtually any proposed new use of the site. Gas, water and electricity supplies are proposed to be laid within an existing service trench to the east of the building that will be required to be re- excavated. An archaeological field evaluation suggests that the courtyard area is unlikely to retain any archaeological significance at the depths required to install drains and the septic tank due to previous disturbance.

Although the works proposed in the application are considered acceptable in terms of visual impact, some of the requirements of future occupiers of the dwelling may be more damaging to the character of the site. Cultivated garden areas, garden furniture, outdoor play equipment, TV reception aerials and washing lines are all potential requirements associated with a residential use. Such features do not constitute ‘development’ and cannot be controlled through planning conditions. However, the applicant has confirmed that any future sale will include an absolute restriction to prevent any alteration to the current appearance of the land immediately between the Barns and Beauchief Abbey Lane. This area is very much in the public domain and its current appearance merits protection. Further garden areas will be formed to the south and west of the Barns and will be enclosed by a proposed hawthorn hedge. These areas are not as prominent and the removal of ‘permitted development’ rights regarding curtilage buildings/enclosures, fuel storage containers and hard surfaces will ensure that the setting of the listed building is adequately protected.

In the circumstances, it is considered that the proposed development represents an acceptable, if not preferred, use of the Barns. English Heritage support the proposals and which are consistent with national planning guidance in PPG15 and in keeping with UDP policies BE15 and BE19.

SUMMARY AND RECOMMENDATION

The proposals are considered to secure the retention and maintenance of the Barns in the long term. The scheme has the support of English Heritage and complies with relevant UDP policies and national planning guidance.

It is recommended that it is minded to grant Listed Building Consent subject to conditions. The application has to be referred to the Secretary of State on the basis that the application is submitted by the Council and relates to a listed building.

87 Case Number 04/04396/FUL

Application Type a Full Planning Application

Proposal Demolition of existing workshops and erection of new building to be used as a House In Multiple Occupancy at 46-48 Spooner Road and 7 Hoole Lane (Amended description 10.11.04)

Location Spooner Road Sheffield

Date Received 02/11/2004

Team SOUTH

Applicant/Agent DLP Consultants Limited

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would constitute an over development of the site which would result in insufficient amenity space for occupiers of the both the proposed HMO and the existing occupiers at 46-48 Spooner Road, and would lead to increase in noise and disturbance to occupiers of neighbouring properties. This would be contrary to Policy H14 of the Unitary Development Plan

2 The Local Planning Authority consider that the proposed would result in unacceptable overlooking to adjoining properties, leading to unacceptable loss of privacy, and would therefore be contrary to Policy H14 of the Unitary Development Plan and Guideline 6 of the Supplementary Planning Guidance on Designing House Extensions.

3 The proposed development does not include any car parking accommodation within the site and the Local Planning Authority consider that, in the absence of such car parking accommodation, the proposed development could lead to an increase in on-street parking in the vicinity of the site, which would be detrimental to the safety of road users and, as such, contrary to Unitary Development Plan Policy H14.

88 Site Location

P

I

S

G 6 6

A

H e

c 9

H a

5 4 rr

O 2 e 5

a T

U

4 p S o

E T

R 1 5

O 6 4 6 4

A

D

P

A

1 R

3 5 K

4 E 40 6 R

2 'S 1 R 2

1 4 O A 52 6 D 14 6 2 0

24 20

9 3

5 8

HOOLE ROAD

2

8

El 171.8m 7

3

Sub 3

1 1

5

1 5

5

Sta 2 6

9 2

3 3 7

S 4 P

O

O 5 N 3

E 1

8 R

R 5 3 4 3 O

A 6

9 D 8 7 5

2 3 9 6 2

6 4

c

9

3

1

2 3

3 4 3 2

7 Speights Mews

6

0 9

2 a

2 3

9 3

5

0

B

M

5

1

1

6

9

.

3

3 4 7

8 m

5 0

2

1 0 6 4 4 6 8 Builder's Yard

4 4 H

O

3 5 5 O 2 L E

T A LANE

P 3 T El Sub Sta O 6

N 3 6 2 V IL L

E S 1

5

P 1 4

o

O t

O 7

C 3 Clan 5 N 2 1 R T E E U House R R S N 2 C R E 8 E R O C S N A L R A T D N O E

O

Old People's K

E

S

Home R 3

O 1

A

20 D 1 4

B a n k 1

6 1 8 4 e g a 165.1m r

a ll 3 G

Ha 1

1 Shelters PH S T h e 94 A l 1 BROOMHILL t P e T El Sub Sta r O 1 N 0

V

1

I 9 L 7

L 2 8 4

6 E 0

Library 0 0

2 2 R 2 O A

D 1

3

1

2 0 9

TCBs Bank BM rk 1 a 62

r P .5

2 6

a 1 m

5

C 2 1

1

f 3

oo 2

R 9 6 1 22 to 4 2 21

This proposal relates to an application below for Conservation Area Consent 04/04476/CAC to demolish and rebuild the building

LOCATION AND PROPOSAL

No. 7 Hoole Lane is located to the rear of No. 46-48 Spooner Road. The building of No. 7 is a large brick and timber clad property abutting Hoole Lane on one side and the rear elevation of 46-48 Spooner Road on the other. This is an area allocated for a Housing Area in the adopted Sheffield Unitary Development Plan (UDP) The land rises from east up to west, and rises from north up to south. The site also lies within the Broomhill conservation area.

Spooner Road and Crookes Road consist predominately of two-storey terraced dwellings. The dwellings appear to be in housing uses as either single-family dwellings, flats and shared dwellings (Class C3). No. 46-48 has recently implemented a consent for the alterations and two-storey rear extension to the dwelling.

The application involves the redevelopment of 7 Hoole Lane, (the building to the rear of 46-48 Spooner Road) to create a House in Multiple Occupancy providing accommodation for up to 8 persons. This is provided over three floors, with the internal layout of the property showing two bedrooms, bathroom, dining/kitchen and living room to the ground floor, four bedrooms and WC to the first floor, and two bedrooms and bathroom to the second floor.

89 RELEVANT PLANNING HISTORY

Planning permission was granted in 2004 for the alterations and two-storey rear extension to dwelling house (46-48 Spooner Road and 7 Hoole Lane Broomhill) Application No. 04/00730/FUL

REPRESENTATIONS

11 letters of representation have been received in relation to this application. Issues raised are: There is little or no car parking in the area, and the proposal will add to this problem, with no parking on Hoole Lane A fire appliance would not be able to access the site due to Hoole Lane being narrow and cobbled The proposal will make the top of Hoole Lane over-crowded and over developed Traffic issues relating to the only access for construction vehicles along Hoole Lane would be created Overlooking to neighbouring properties will be created from the side windows The site is an in-fill and would result in an over-intensive use of the area Students arrive/depart at unsociable hours without an appreciation of the noise disturbance caused

90 PLANNING ASSESSMENT

Policy considerations

The site lies within a Housing Area as defined in the Sheffield Unitary Development Plan (UDP). Housing (Use Class C3) is regarded as the preferred use in such areas. However, the proposal represents a change of use to a house in multiple occupation (HIMO) which, does not fall within a particular Use Class, and therefore, the proposal must be assessed on the individual planning merits of the case. The proposed change of use must also be assessed against policy criteria in Policies H5 (Flats, Bed-sitters and Shared Housing) and H14 (Conditions on Development in Housing Areas).

Policy H5(a) only permits proposals of this nature if a concentration of the uses would not cause serious harm to existing residents.

Policy H14 requires new development or change of use to: (c) not over-develop a site or deprive existing residents of light, privacy or security (d) provide adequate off street parking and (k) not cause harm to people living nearby.

The site also lies within the Broomhill Conservation Area, Policy BE16 of the Unitary Development Plan states that in Conservation Areas permission will only be given for proposals which contain sufficient information to enable their impact on the Area to be judged acceptable and which comprise: (a) development, including changes of use; which would preserve or enhance the character or appearance of the Conservation Area.

The main issues for consideration are therefore impact on the living conditions of existing residents, whether the scheme provides acceptable living accommodation for future occupants and off-street car parking provision. Affect on the locality.

The majority of the dwellings in this part of the Housing Area fall within Use Class C3, although several are shared by up to 6 people. No. 47 Crookes Road (on the corner of Crookes Road and Hoole Lane), was granted permission in April 2005 for the change of use to a HMO. Application No. 04/04383/CHU.

The existing use of the building is not clear. It appears from a site visit to be boarded up and not in use. The length of time for which is unclear. Historically it is thought to have been used as a builders yard. However it not considered that the HMO would create greater noise nuisance than the historical use.

A number of houses in the adjoining area appear to be shared houses and a condition requiring sound attenuation measures on the party wall would secure the amenity of future occupants of No. 46-48 should it pass back into

91 family use. It would be difficult to argue that either property would be disadvantaged by any increase in activity /noise.

Amenity’s of neighbouring properties

The proposed plans show windows at ground floor and first floor level facing south towards No 44 Spooner Road. Those windows at ground floor level can be screened with a 2 metre high privacy fence to prevent overlooking. However windows to bedrooms are proposed at first floor level. These windows cannot be screened and will create an unacceptable level of overlooking to the neighbouring properties rear garden areas. A number of Velux windows are proposed to the second floor, which could overlook the properties along Crookes Road to the east, and look back into the rear windows of No 46-48. This however could be amended to prevent this occurring.

It is believed that 6 people share the existing property at No 46-48 Spooner Road using the rear of the site for private amenity space. The existing 6 people coupled together with the proposed 8, would result in 14 people sharing the site. The use of this small area of amenity space would cause noise and disturbance to occupiers of neighbouring properties far in excess of what would normally be associated with an C3 use.

Conservation Issues

CAG have commented that the existing building had some merit and contributed to the conservation area. There is no objection in principle to the proposed use of the building as residential, but not to the extent proposed, the proposed scheme would be over development of the site.

Amenity considerations for residents of the scheme.

H5 and H14 also require adequate living standards for residents. Each occupant would benefit from a reasonable outlook from each bedroom. The communal space to the ground floor consists of an open plan living/dining/kitchen area, which provides a communal area also with a responsible outlook.

There is however a lack of private garden space, and what little is provided is shared between up to 14 residents, (including the 6 currently occupying 6 in 46-48 Spooner Road). The scheme results in over development of the site, having a negative impact on both the existing residents and the new.

Highway Issues

Guidelines indicate that development, creating a HMO for 8 persons should provide one off-street car parking space.

Highways Officers have commented that there are significant on-street parking problems already in this area, and therefore the proposal is less than

92 ideal. Therefore any proposal that has the potential to further exacerbate these problems is considered undesirable from a highways point of view, and the recommendation for the application should be for refusal. This is further enhanced, with no parking being allocated for the existing property at 46-48, resulting in 14 residents within the site and no off-street parking provision.

It is acknowledge that the site is close to a busy strategic road with good public transport bus links, and, within a short walking distance of Broomhill Shopping Area and the University, however 14 residents with no parking provision is not outweighed by the close proximity of services.

RESPONSE TO REPRESENTATIONS

Covered in the main body of report

SUMMARY AND RECOMMENDATION

The proposed use as a house in multiple occupation is not listed as being either acceptable or unacceptable in the relevant UDP Policy H10. It must therefore be considered on its own merits.

The use of the building is not clear, however this has not been researched further in this report, as it is not a mitigating factor at this level of development.

It is considered that the proposal would result in an over intensive use of the site, which would have a negative impact on adjoining neighbours and occupiers of proposed property. Furthermore an unacceptable level of overlooking is created from the primary windows at first floor level having a detrimental impact on occupiers of neighbouring properties.

The proposal does not provide any off-street parking provision. With up to 14 people proposed on the site, the close proximity of services does not outweigh the lack of parking, resulting in a detrimental effect from a highways point of view.

On the basis of the above information the proposal is considered to have a detrimental effect on the both the residential amenities of neighbouring property and occupiers of the proposed site. Planning permission should be recommended for refusal.

93 Case Number 04/04476/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of existing workshops and erection of new building to be used as a House In Multiple Occupancy at 46-48 Spooner Road and 7 Hoole Lane (Amended description 10.11.04)

Location Spooner Road Sheffield

Date Received 02/11/2004

Team SOUTH

Applicant/Agent Development Land And Planning Consultants

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 Immediately upon the completion of the demolition works, the structural debris from the outbuildings shall be removed from the site and works to ensure the retention of a natural stone means of enclosure to the site shall be carried out in accordance with details to have first been submitted to and approved by the Local Planning Authority. Thereafter such means of enclosure shall be retained.

In the interests of the preservation of the character and appearance of the Broomhall Conservation Area..

Attention is drawn to the following justifications:

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

BE16 - Development in Conservation Areas

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

Site Location

P

I

S

G 6 6

A

H e

c 9

H a

5 4 rr

O 2 e 5

a T

U

4 p S o

E T

R 1 5

O 6 4 6 4

A

D

P

A

1 R

3 5 K

4 E 40 6 R

2 'S 1 R 2

1 4 O A 52 6 D 14 6 2 0

24 20

9 3

5 8

HOOLE ROAD

2

8

El 171.8m 7

3

Sub 3

1 1

5

1 5

5

Sta 2 6

9 2

3 3 7

S 4 P

O

O 5 N 3

E 1

8 R

R 5 3 4 3 O

A 6

9 D 8 7 5

2 3 9 6 2

6 4

c

9

3

1

2 3

3 4 3 2

7 Speights Mews

6

0 9

2 a

2 3

9 3

5

0

B

M

5

1

1

6

9

.

3

3 4 7

8 m

5 0

2

1 0 6 4 4 6 8 Builder's Yard

4 4 H

O

3 5 5 O 2 L E

T A LANE

P 3 T El Sub Sta O 6

N 3 6 2 V IL L

E S 1

5

P 1 4

o

O t

O 7

C 3 Clan 5 N 2 1 R T E E U House R R S N 2 C R E 8 E R O C S N A L R A T D N O E

O

Old People's K

E

S

Home R 3

O 1

A

20 D 1 4

B a n k 1

6 1 8 4 e g a 165.1m r

a ll 3 G

Ha 1

1 Shelters PH S T h e 94 A l 1 BROOMHILL t P e T El Sub Sta r O 1 N 0

V

1

I 9 L 7

L 2 8 4

6 E 0

Library 0 0

2 2 R 2 O A

D 1

3

1

2 0 9

TCBs Bank BM rk 1 a 62

r P .5

2 6

a 1 m

5

C 2 1

1

f 3

oo 2

R 9 6 1 22 to 4 2 21

INTRODUCTION

This report should be read in conjunction with the previous item (ref. 04/04396/FUL)

LOCATION AND PROPOSAL

No. 7 Hoole Lane is located to the rear of No. 46-48 Spooner Road. The building of No. 7 is a large brick and timber-clad property abutting Hoole Lane on one side and the rear elevation of 46-48 Spooner Road on the other. The building has a footprint of approx 88m2. This is an area allocated for a Housing Area in the adopted Sheffield Unitary Development Plan (UDP)

Spooner Road and Crookes Road consist predominately of two-storey terraced dwellings. The dwellings appear to be in housing uses as either single-family dwellings, flats and shared dwellings (Class C3).

The application involves the demolition of 7 Hoole Lane,

95 PLANNING ASSESSMENT

The outbuilding required to be removed does not have any presence in the street scene. It is in poor condition and does not conserve or enhance the conservation area. Furthermore the loss of the building will play a positive role in the appearance of the conservation area and this Housing Area.

RECOMMENDATION

It is recommended that Conservation Area Consent is granted subject to conditions requiring the removal of the structural debris from the site and works to ensure the retention of a means of enclosure to the boundary.

It should be noted that the Consent will not undermine the Councils’ position on the concurrent application for planning permission.

96 Case Number 04/04575/CHU

Application Type a Planning Application for Change of Use

Proposal Use of ground floor of building as cafe

Location 765 Chesterfield Road Sheffield S8 0SP

Date Received 15/11/2004

Team SOUTH

Applicant/Agent Mrs J Gibson

Recommendation Grant Conditionally

Subject to:

1 The Cafe shall only be used between the hours of 0730 and 1800 Monday to Saturday unless otherwise approved in writing by the Local Planning Authority.

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

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.

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

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

97 Site Location

AD

8 O

1 R

7 Y LB 9 RE NT HA

721 C

8 T

9

a C PO

6 B 5 9 1

725 2

7 65 2 7 DALEW OOD VIEW Bank 4m 61 5.5 57 13 7 1 M 9 2 B 53 5 9 Northcote 55 726

House

5

2 6 1 to 12

47

132.0m

5 0 2

a

8 4

3 6 4 7 2 k s

or

W 33 4 PH 0 FB 733 21 3 D 2 OA 740 737 17 T R IVE

19 OL

3 6 P 742 W 741 744 1-11 11a 11b 15 W

a er

h

746 o 2 0 u

s

e 1 748 6

48 PH 1

D 4

7 OA

4 1 7 R 2

-7 ET

4 1 754 9 IV 0 4 4 OL 63

8 59

4 6 4

0 a

2

a 2

51 2

7 4 6 7 4 6 5 7 3

W

1 41 E

6 L 2 R L O C F A A ra R s D er R W

a

lk

5 6 9 2 6 2

7

7

6

3

D 4 OA 4

7 R 6 N F O

5 T R 17 LM A HE S

E 134.4m

R 3

4 Friends C Adul t

4 R

1 3

3

E School

6 5

S 776

C 2

4

E

N T 7 7 3

69 1 4

65

4 5

7 5

86 7 8

7

4

7

8 3

3 4 6 8

6

0

1 4 29

79 6 5 AD 0

7 RO

8 9 N TO Surgery GH 2 AU 4 15 H

3

3 8

8

132.9m 1

2

6 6

4 1

2

7

9 3 1

6

8

2 1 1 2

2

8

0 1

S

D

N

A E

O

D

R R

A R

G R

A

R

8 C A 3

L 8 N L 0

B

3 E

O

W

1 C 2 4 e re

T 1

ig 5

) 8

B 0 H 1

he (P 9

T 4

7

1 8

8

2 3

8

4

PROPOSAL AND LOCATION

The property is situated fronting a major arterial route, Chesterfield Road at Woodseats. The site is allocated in the adopted Sheffield Unitary Development Plan as a district shopping centre.

The premises is currently in use as a café (Class A3 use), however there is no permission relating to the present use, so the application for A3 use is retrospective and seeking to regularise the situation. There is a flat above the property, the property is otherwise located within a commercial frontage adjacent to a property agents and a frozen food outlet.

PLANNING HISTORY

Planning permission was granted in 2002 for the construction of a rear stairway and external door (to the flat above)

SUMMARY OF REPRESENTATIONS

There have been no representations in respect of the application.

98 PLANNING ASSESSMENT

Policy Issues

The site is located within a District Shopping Centre as identified within the Sheffield Unitary Development Plan (UDP). In accordance with the provisions of Policy S7 (Development in District and Local Shopping Centres) the proposed use is considered to be acceptable in principle. There is a healthy amount of preferred A1 uses within the locality, and it is not considered that the proposed use, particularly as it is well established, would detriment the preferred use of the area.

Policy S10 (Conditions on Development in Shopping Districts) of the UDP must be met. Of particular relevance in the assessment of this particular application is subsection (b), which refers directly to affect on residential amenity.

Highway Issues

It is not considered that the proposed development, particularly as it is an existing use, would have any significant impact on highway safety.

Effect on residential amenities

There is a flat directly above the property, which exits down an external staircase to a paved area. The area to the rear of the premises is very confined, and offers no opportunity to be used as a private amenity area.

The ventilation system for the café below exits from a flue on the rear ground floor wall of this property. At the time of site visit, there were cooking smells to the rear of the property, which naturally affect to some extent, the residential amenities of the properties above.

Ideally, these fumes should exit the building through a flu above eaves level, however as the flat above has accommodation, and velux windows in the roof, this flu would need to be above ridge height of the building. This would not be practicable, as the flat above is not in the ownership of the café downstairs, and any such flu would naturally need to have a substantial construction to achieve this height.

The café has a long established use, and no complaints have been received in respect of the use or in respect of this application. The activity at the premises is relatively low level, and hours of use are currently 7.30-14.30 Monday to Friday and 7.30-16.00 on Saturdays. It is not considered due to this low level use, that the effect on amenity of adjacent residential occupiers is significant.

Any change of use of the property for instance, to a hot food take-away would be controlled, through recent changes to the Town and County Planning Use

99 Classes (Amendment) Order 2005, as the property would require a change of use from A3 (café use) to be used as the new A5 use (Take Away).

SUMMARY AND RECOMMENDATION

It is considered that the impact of the café on the residential amenities of neighbouring properties is not significant. There are no Policy objections to this use in the District Centre.

Planning permission should be granted conditionally in this instance.

100 Case Number 04/04581/FUL

Application Type a Full Planning Application

Proposal Demolition of rear foundary buildings, alterations and refurbishment to form motor dealership at the former TW Pearson Works

Location Wyvern Steel Works 290 Penistone Road Sheffield S6 2FU

Date Received 15/11/2004

Team NORTH & WEST

Applicant/Agent Dixon Dawson Chartered Architects

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

101 4 The development shall not be used for retail sales, other than the sales of cars hereby permitted.

The land is not allocated for shopping purposes in the Development Plan for the City of Sheffield and the Local Planning Authority consider that if the building were to be used for retail sales the future pattern of shopping within this part of the City would be seriously disturbed.

5 No vehicle repairs shall be carried out on the land outside the building.

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

6 The building shall not be used unless a screen as shown on the plans has been erected in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such screen shall be retained.

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

7 Any paint spraying shall be carried out in a suitable booth and air extracted from this area must be filtered before being discharged to the atmosphere. Details of the booth, fan and arrestment plant, and the height and position of discharge shall be submitted to and agreed in writing by the Local Planning Authority before any paint spraying commences.

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

8 Any paint spraying shall be carried out in a suitable booth and air extracted from this area must be filtered before being discharged to the atmosphere. Details of the booth, fan and arrestment plant, and the height and position of discharge shall be submitted to and agreed in writing by the Local Planning Authority before any paint spraying commences.

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

9 Building operations shall not commence until details of the surface water and sewage disposal proposals serving the site have been submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

10 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 8 litres (which ever is the largest) per second per hectare. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the

102 necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

11 All chemical/fuel storage tanks must be surrounded by bund walls of suitable construction and sufficient height to contain the contents of the tanks and associated pipework in the event of a spillage. In the event of a drain valve being fitted to drain surface water accumulations, the valve must be lockable and vandal proof. All filling points, vents and sight glasses should be located within the bunds.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

13 The building shall not be occupied unless a report from a specialist noise consultant to detail a scheme that will achieve the following internal levels within the development:1)office areas:40db laeq (15minutes) and2) indoor showroom:45 db laeq (15minutes)Details to be submitted to and approved in writing by the Local Planning Authority.

In the interest of the future occupiers of the building.

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

In the interests of the amenities of the locality

15 Before works commences, details of the proposed external lighting columns proposed shall have submitted and approved in writing by the Local Planning Authority.

In the interest of the locality.

103 16 The development shall not be begun until either:-

a) improvement works to the highways specified below have been carried out to enable such highways to perform safely when subjected to the traffic which in the opinion of the LPA will be generated by the development, or

b)details have been submitted to and approved by the LPA of arrangements which will have been entered into which will secure that such improvement works will be carried out before the development is brought into use.

The works:

I) Provision of an off-carriageway segregated pedestrian/cycleway across the development site frontage (broadly in accordance with the submitted drawing number 7676s/03F) but with both having minimum widths of 1.8 metres. Further work will be require at both ends of the pedestrian/cycleway shown on the submitted plans, to ensure suitable connectivity. Full details of the pedestrian/cycleway shall have been submitted to and approved in writing by the Local Planning Authority prior to the development commencing. II) Alterations to any Traffic Regulation Order (waiting/loading restrictions, etc) that might be necessary/desirable as a consequence of the development proposal entailing: advertising, making and implementing the TRO subject to usual procedures (including undertaking signing & lining works) III) Any accommodation works associated with street furniture (traffic signs, road markings and street lighting columns) as a consequence of providing the segregated pedestrian/cycleway, and also as a consequence of the proposed highway closure, which renders a length of the existing system of adopted street lighting surplus to requirements. IV) To prevent the existing practice of cars being parked indiscriminately in the footway in the vicinity of the development site (which might currently be viewed as "windfall" parking), measures shall be introduced possibly incorporating raised anti-vehicle areas and/or landscaping and/or bollards.

In the interests of the safety of road users.

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

In the interests of the safety of road users.

18 The development shall not be used unless all redundant accesses have been permanently stopped up and reinstated to footway, and the

104 means of vehicular access shall be restricted solely to those access points indicated on the approved plans.

In the interests of pedestrian safety.

19 Notwithstanding the submitted plan, prior to the development hereby approved coming into use, details shall have been submitted to and approved in writing by the Local Planning Authority identifying where/how provision shall be made within the site for the accommodation of delivery/service vehicles. Thereafter, the area shall be retained free of all obstructions, including the storage, display and depositing of materials packaging or other objects, such that the delivery/service area is always fully available for the associated parking, turning and manoeuvring of vehicles. All deliveries shall take place within the development site boundary.

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

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

In the interests of pedestrian safety.

21 Before the development is commenced (and notwithstanding the submitted plan), full details of the proposed surfacing, drainage, layout and marking out of the car parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority, to include the ratios of display/staff/ & customer parking (and parking for people with disabilities) all clearly identified. The development shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

22 The gradients within the site shall not exceed 1 in 12, unless otherwise agreed in writing by the LPA, to ensure safe and adequate vehicular and pedestrian access.

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

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

105 motorcycle parking accommodation shall be retained for the sole purpose intended.

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

24 Prior to the development commencing, details shall have been submitted to and approved in writing by the Local Planning Authority of appropriate bicycle/motorcycle changing, showering, locker and clothes drying facilities for the staff, to be provided and thereafter retained. (The water closets shown on the submitted plans might be adapted relatively easily to provide an appropriate facility).

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

25 Prior to the development commencing, details shall have been submitted to and approved in writing by the Local Planning Authority to ensure no surface water from the site discharges onto the adjacent highway.

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

26 The design of any advertising signage shall not be variable message in type. If any illumination is provided it shall be internal in type, and shall be constant and not intermittent.

In the interests of the safety of road users.

27 Notwithstanding the submitted plans, prior to the development commencing full details shall have been submitted to and approved in writing by the Local Planning Authority of the revised vehicular access arrangements (to include geometric standards, possible ramp detail, materials/specifications, possible tactile paving arrangements, any drainage implication). The access shall have been constructed in accordance with the above-mentioned details prior to the development becoming operational.

In the interests of traffic safety and 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.

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

This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report

106 please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

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

107 Site Location

CR W orks

y e 4 l 4 x 2 o L

r e iv R W orks Tank

Garage

Depot

57.8m

T E E TR Garage S EL P CA

W orks

W orks

Warehouse

1

0 6 PH P E El N I WB S Sub Sta T O N E R 2 9 O 2 Works A F D oo Works t B rid ge CE RA ER E T F US oo HO t B H rid HIG W Works ge A L T E R 2 S 9 T 0 R E W orks E T 56.9m R iv 85 er Lo xl ey y ard Bd nst & W E Co l ro S Bo u b

S

ta

1 2

0 56.2m

B I L S T W orks O N S T R E 61.3m E T

2

6

0

66.0m

55.6m

110

LOCATION AND PROPOSAL

The application site relates to land off Penistone Road and close to the junction of the old service road (Penistone Road). It comprises of an old steel works factory (TW Pearson Works), which is now vacant. The site plan submitted also illustrates part of the access road, which abuts Penistone Road to be incorporated within the proposed development.

It is proposed to convert the existing building, which is situated to the south- west side of the site into a car showroom with workshop, offices and outdoor car display area to the front elevation (west) facing Pensitone Road and side elevation (south) of the site. The foundry buildings to the northeast side (rear of site) will be demolished and will provide car parking and some cycle stands for the staff and customers. A 2m high security fence will enclose the site, with a strip of landscaped area (1.5m wide) to the main frontage and lighting columns on the edge of the site. A combined cycle and footway has also been indicated abutting the proposed landscaped strip to the frontage.

The existing structure of the building is to be retained and upgraded with some new external materials. Facing brick and metal roof cladding has been indicated. The main entrance into the building, which is situated to the

108 southwest, would be a fully glazed panel to both elevations with the corporate signage directly above.

Access into the site will be from Penistone Road and via the old service road.

SUMMARY OF REPRESENTATIONS

No representations have been made.

PLANNING ASSESSMENT

The site located within a General industry Area as identified within the UDP. The site also fronts onto Pensitone Road, a strategic Road as identified in the UDP. Policy IB5 states that showrooms are to be determined on their merits. A material consideration is that there are car showrooms in the immediate locality. Policy IB9 relates to conditions within General Industry Areas has also been complied with.

It is considered that an additional car dealership within this General industry Area will not imbalance the preferred uses. It is considered that utilizing the site is preferred to and outweighs a vacant industrial building. Furthermore the area is currently being upgraded and improved and by visually improving the current derelict buildings the area retains some of its old character. The proposal accords with Policy IB9 (a).

It is considered that the proposal is acceptable in policy terms.

Highway and Transportation Issues

The plans have been amended to show a cycle path to the western elevation (frontage of the site), which is part of the requirement for the Penistone Road cycle scheme and part of the Upper Don cycle and walking scheme (part of the delivering cycle action plan network) initiative. There are no other highway concerns, subject to the imposition of conditions.

Design Issues

The plans have been altered to incorporate an appropriate palette of materials. Although the retention of the existing stone entrance to the building would have been preferred, the applicant does not wish to retain this, however a refusal cannot be based on this requirement alone, as this cannot be justified as the building is of no particular merit. Sufficient details showing adequate disable access into the site and building have been submitted.

Amenity Issues

There are no residential properties in the immediate locality. The site is fairly isolated from most of the larger industrial and commercial buildings and thus no detrimental impact will be caused to neighbouring buildings. The proposed

109 development also integrates well with its surrounding. The vacant building will be bought back into use, which is considered beneficial to the site and locality.

Flood Risk

A flood risk assessment has been submitted. The site is located between Penistone Road and the River Loxley. The Environment Agency have confirmed that at present they have no modelled flood levels. There is no significant risk of flooding of the site from the river.

SUMMARY AND RECOMMENDATION

The site is located off Penistone Road, a strategic road and is located within a General Industry Area as defined in the UDP. The premises is currently vacant, its previous use being a steel foundry.

Plans show the up grading of the existing site. Parts of the building located to the rear will be demolished. The main larger building to the front will be retained and upgraded to provide, showroom, offices and workshops. Good ranges of materials have been shown. Landscaping and a cycle path have been indicated.

There are no residents nearby and neighbouring premises will not be affected by the development.

The proposal complies with the relevant UDP polices.

It is considered that the development be granted subject to conditions.

110 Case Number 04/05109/FUL

Application Type a Full Planning Application

Proposal Alterations and single-storey side, two-storey rear and first-floor extension over restaurant (As amended by plans received on 21st March 2005)

Location Norfolk Arms Public House 2 Ringinglow Village Ringinglow Road Sheffield S11 7TS

Date Received 22/12/2004

Team SOUTH

Applicant/Agent Melling Ridgeway And Partners

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced, the following details shall have been submitted to and approved in writing by the Local Planning Authority: (a) samples of all proposed new facing and roofing materials (b) samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) details, specification and method of fixing of all rainwater goods (e) appearance of the windows, including section sizes, location of trickle vents and reveal depths (f) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (g) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (h) all repairs and new areas of infill masonry shall match the existing masonry in bonding, colour, size, shape and texture and in the colour and finished treatment of mortar joints. (i) location, specification and appearance of any new meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs

111 (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

4 Details of grass crete surface proposed for the car park extension, as shown on the approved plans, shall be submitted to and approved in writing to the local planning authority before development is commenced. The property shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

5 Before the development is commenced, details of the proposed one- way system serving the car parking facility shall have been submitted to and approved in writing by the Local Planning Authority. The property shall not be used unless the one-way system has been provided in accordance with the approved plans and thereafter such system shall be retained.

In the interests of traffic safety and 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.

BE19 - Development affecting Listed Buildings GE1 - Development in the Green Belt 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 GE9 - Re-use and Adaptation of Rural Buildings

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

Site Location

P

a

t

h

(

u

m

)

Allotment Gardens Ringinglow

Norfolk Arms PC (PH) FU MS LW O TCB O D LA N E 8 12 BM 329.53m 6m 18 327.

MS

330.0m 329.4m

Sheephill Cottage

Br amb le C ott

age 7

Mission 9

326.1m

LOCATION AND PROPOSAL

The Norfolk Arms is a grade II listed building and is located in the Green Belt. The building is a coursed squared stone property with ashlar dressings and stone slate roof. There are a number additions and alterations that have been carried out mid 20th century. There is an existing car parking area immediately to the east of the site.

The site is located in Ringinglow Village fronting onto Ringinglow Road. The surrounding area is allocated as Green Belt, in an Area of High Landscape Value. The site lies opposite the Peak District Boundary.

The street scene consists of predominantly stone built dwelling houses. To the west of the site is a row of terraced properties fronting onto Ringinglow Road.

113 The proposal includes demolishing more modern extension on the building, making alterations to entrance doors, erecting a new section/building to the courtyard area and demolishing existing outbuilding, and making alterations and extensions to the first floor. These extensions and alterations propose an overall scheme to retain the public house at the ground floor level, create 4 bedrooms to the ground floor, and 9 bedrooms to the first floor. Additional parking is also proposed to the east of the existing car park.

RELEVANT PLANNING HISTORY

There have been a number of extensions and alterations to the property. Those recorded within the planning department are:

95/00974/FUL Extension to family dining area and erection of a children’s play area. - Refused

95/01005/LBC Alterations and extension to public house, construction of new main entrance and minor internal alterations - Refused

89/00212/ADV Norfolk Arms public house, Ringinglow Road, 11 - 4 non- illuminated freestanding directional/ information signs - Granted Conditionally

88/01895/FUL 'Norfolk Arms', Ringinglow Road, 11 - improvements to existing car park, beer garden and children’s play area - Granted Conditionally

85/00331/LBC 'Norfolk Arms', Ringinglow Road, 11 - eaves lighting to front elevation - Refused

85/00332/LBC 'Norfolk Arms', Ringinglow Road, 11 - 2 non illuminated signs and a lantern – Granted Conditionally

84/01694/LBC 'Norfolk Arms', Ringinglow Road, 11 - lighting to eaves, 2 name signs and a lantern - Refused

SUMMARY OF REPRESENTATIONS

There have been 4 representations received regarding this application. Issues raised are:

-The proposed two-storey extension will block out light and spoil uninterrupted views, -The windows in the proposed two-storey extension, and the fire escape exit will overlook the neighbouring properties -Concerns for over development of the site, due to the size and increased extension of the building. -The proposal would be imposing on neighbouring properties due to its proposed height and width close to the boundary

114 -The corridor lights being on 24 hours a day facing neighbouring properties would cause a nuisance -The use of the courtyard for access or social activities would significantly increase the level of noise, in terms of volume and regularity, would impact on current privacy to neighbouring properties -Increased business may result in further problems with car parking -The bin store will be adjacent to the neighbouring property, causing a problem with noise.

And other non-planning issues including;

- Disturbance during building work - Speeding issues

Comments from Conservation Advisory Group

The Group welcomed the proposed retention of the building as a public house but felt concern at the proposed demolitions and the scale and height of the proposed extension. The Group recommended the retention of the existing front door rather than the construction of a conservatory and felt that parking in front of the building could be discouraged by the location of suitable bollards.

PLANNING ASSESSMENT

Policy Issues

Policy GE1 ‘DEVELOPMENT IN THE GREEN BELT’ states that, in the Green Belt, development will not be permitted, except in very special circumstances, where it would:

(a) lead to unrestricted growth of the built-up area; or (b) contribute towards merging of existing settlements; or (c) lead to encroachment of urban development into the countryside; or (d) compromise urban regeneration.

Policy GE3 ‘NEW BUILDING IN THE GREEN BELT’ states that, in the Green Belt, the construction of new buildings will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and outdoor recreation, cemeteries, and other uses which would comply with Policy GE1.

Policy GE4 ‘DEVELOPMENT AND THE GREEN BELT ENVIRONMENT’ states that, the scale and character of any development which is permitted in the Green Belt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment.

Policy GE8 ‘AREAS OF HIGH LANDSCAPE VALUE AND THE PEAK NATIONAL PARK’ states, in Areas of High Landscape Value, protection and

115 enhancement of the landscape will be the overriding consideration. Development, which is permitted:

(a) in Areas of High Landscape Value; or (b) on land conspicuous from Areas of High Landscape Value or the Peak National Park; must protect, and wherever appropriate enhance, the appearance and character of the Area of High Landscape Value and Peak National Park.

GE9 ‘RE-USE AND ADAPTATION OF RURAL BUILDINGS’ states, the re-use and adaptation of rural buildings for new uses will be permitted particularly where this would help to diversify the rural economy and provided that: (a) the existing building is capable of such conversion without significant alteration, extension or structural rebuilding; and (b) the new use would not harm the landscape or character of the countryside; and (c) where the building already has a damaging effect on the appearance of the landscape, conversion proposals would secure appropriate improvements to the building's external appearance; and (d) in the case of a building of local interest, the conversion would not harm its historic character, fabric, essential features or setting.

Policy BE19 ’DEVELOPMENT AFFECTING LISTED BUILDINGS’ states, proposals for internal or external alterations which would affect the special interest of a Listed Building will be expected to preserve the character and appearance of the building and, where appropriate, to preserve or repair original details and features of interest. Proposals for change of use will be expected to preserve the character of the building. The original use of a Listed Building will be preferred but other uses will be considered where they would enable the future of the building to be secured.

Policy BE7 ‘DESIGN OF BUILDINGS USED BY THE PUBLIC’ states in all buildings which are to be used by the public, provision will be expected to allow people with disabilities safe and easy access to the building and to appropriate parking spaces. The provision of other facilities for people with disabilities or with young children will be encouraged, including:

(a) safe and easy access within the building and between floors; and (b) toilet facilities; and (c) facilities for people with young children and for elderly people including, where appropriate, childcare and baby-changing facilities and seating; and (d) siting and design so that they are easily accessible to public transport users. Access to existing buildings and their surroundings should be improved as opportunities arise to enable all users to move around with equal ease.

116 Green Belt Issues

The proposed extension is not for one of the purposes listed in Policy GE3. The pub is not one of the land uses (listed in GE3), which depends upon or maintain the open character of the Green Belt. Therefore, special circumstances would need to be demonstrated to justify the construction of the extension.

The public house is probably one of the very few sources of local employment, and one of the only services, contributing to the rural economy. Its loss would inevitably have a negative impact on the local community and rural economy.

The scheme has been reduced in size, with the removal of the two-storey element where the existing outbuildings facing the courtyard are. This results in minimal affect on the openness of the green belt, with the height of the proposed ridge being similar to that of the existing outbuilding, when viewed from the north. Furthermore the proposal will improve these views from the north, with the removal and tidying up of some less sympathetic extensions on the rear of the building.

The addition of the kitchen extension and the erection of the new toilets are within the existing courtyard so they do not really impact on the openness of the green belt.

The most important and overriding policy consideration is whether the extension would have an unacceptable impact on the openness of the Green Belt. With the reduction in the scale of the proposal, and the loss of the existing less sympathetic extensions, it is regarded that the impact on the openness is low, because the new bedroom wing replaces an existing building within the pubs curtilage and squares off the built form at the rear.

The introduction of grasscrete for the extra 30 spaces proposed with help minimise any impact on the green belt.

Design Issues

A number of alterations are proposed to the appearance of the building. The appearance of the rear of the building from the Green Belt, consists of a number of different facing materials, and less sympathetic extensions. The removal of these features will play a positive role in its appearance.

The design of the proposal will not have a negative impact on the appearance of the listed building, and will conserve and enhance its appearance. Window sizes have been reduced, and irregular positions of windows proposed on the rear. The changes to the internal fabric of the building are also welcomed.

The reduction in scale of the proposal, and the detailing proposed meets the requirements of the Conservation Advisory Group.

117 A number of internal alterations are proposed to the property. The enlargement of the bar area proposes the removal of a section of the internal wall, this wall being of no particular merit. Internal alterations will have to be made for the new entrance door proposed facing east towards the car parking area. A section of external wall be removed, however the existing fireplace will be retained and become a feature of the entrance. It is felt that the internal alterations proposed will not have a detrimental effect on the special character of the building.

Residential Amenity Issues of Neighbouring Properties

The original scheme proposed a two-storey element close to the boundary with the neighbouring properties to the west of the site. It was felt the scale of the design being in close proximity to the boundary would have a negative impact on the amenities of the occupiers of the neighbouring property. The scheme has been reduced to single storey along this boundary, resulting in no adverse overshadowing, or overbearing being created.

The removal of the first floor also eliminates any adverse overlooking that would have been created by the proposal to the neighbouring properties.

The bin stores have been relocated to the centre of the courtyard, away from the neighbouring residential property to reduce any noise and disturbance. With the car-park and main entrance to the east elevation of the building, it is not considered that any adverse impact will be created to these neighbouring properties through the general disturbance with people entering or leaving the building.

Highway Issues

Highways Officers were concerned with the under provision of car parking with the original scheme. 30 additional spaces have been provided in the amended scheme to the east of the existing car park facility. This is to be surfaced with grasscrete.

A one-way system is to be introduced, making an improvement on current situation with vehicles tending to travel at speed on this stretch of Ringinglow Road.

RESPONSE TO REPRESENTATIONS

Covered in the main body of the report

SUMMARY AND RECOMMENDATION

The impact on the openness of the Green Belt is low because the bedroom wing replaces an existing building, and squares off the built form to the rear. In conclusion the increase in size/volume of the property is outweighed by the removal of less sympathetic extensions, and run down out buildings.

118 The proposal conserves and enhances the appearance of this listed building, which is favourable, and is improving the facility so that it can remain open, with the public house being the only service/facility in the village.

Planning permission should be recommended for approval for this application.

119 Case Number 04/05110/LBC

Application Type a Listed Building Consent Application

Proposal Alterations & single-storey side, two-storey rear & first- floor extension over restaurant (As amended plans received on 21st March 2005)

Location Norfolk Arms Public House 2 Ringinglow Village Ringinglow Road Sheffield S11 7TS

Date Received 20/12/2004

Team SOUTH

Applicant/Agent Melling Ridgeway And Partners

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced, the following details shall have been submitted to and approved in writing by the Local Planning Authority: (a) samples of all proposed new facing and roofing material (b) samples of all proposed external finishing treatments (c) extent and specification of all stone repair and cleaning (d) details, specification and method of fixing of all rainwater goods (e) appearance of the windows, including section sizes, location of trickle vents and reveal depths (f) design, details and specifications of all new external and internal doors, including sections sizes, reveal depths and any mouldings and architraves at a minimum of 1:20 scale (g) all new joinery elements and/or the repair, alteration or replacement of existing timber elements (h) all repairs and new areas of infill masonry shall match the existing masonry in bonding, colour, size, shape and texture and in the colour and finished treatment of mortar joints. (i) location, specification and appearance of any new meter boxes and outlets/inlets for gas, electricity, telephones, security systems, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs

120 (j) all external works, including any walls, gateways, pathways, lighting and hard surfaced/landscaped areas (k) any proposals arising out of the requirements of the Environmental Protection Service, the Building Regulations and/or other relevant Statutory bodies, including fire protection and means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, provision of natural and artificial lighting

To ensure appropriate treatment of the Listed Building and in the interests of the visual amenities of the locality.

3 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

To ensure appropriate treatment of the Listed Building and in the interests of the visual 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. . BE19 - Development affecting Listed Buildings

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

121 Site Location

P

a

t

h

(

u

m

)

Allotment Gardens Ringinglow

Norfolk Arms PC (PH) FU MS LW O TCB O D LA N E 8 12 BM 329.53m 6m 18 327.

MS

330.0m 329.4m

Sheephill Cottage

Br amb le C ott

age 7

Mission 9

326.1m

Lady Canning's

For report see 04/05109/FUL

122 Case Number 05/00241/FUL

Application Type a Full Planning Application

Proposal Demolition of existing dwellinghouse and erection of 6 dwellinghouses and 9 flats

Location Site Of 218 Twentywell Lane Sheffield

Date Received 19/01/2005

Team SOUTH

Applicant/Agent Axis Architecture

Recommendation Refuse

For the following reason(s):

1 The proposal would, result in the of loss of trees protected by a Tree Preservation Order and would screen further trees of significant value within the site, thereby adversely affecting mature woodland to the detriment of visual amenity. In this respect the proposal would be contrary to policies BE6, GE11 and GE15.

2 The Local Planning Authority consider that the proposed design of the development by reason of its scale and character is out of keeping with the character of the area and would be injurious to the visual amenities of the locality. This would be contrary to Policy H14 of the Unitary Development Plan.

3 The Local Planning Authority consider that the proposed development would result in insufficient amenity space provision for the townhouses and a poor quality of amenity space for the flats, this being detrimental to the amenity of future occupants of the proposal and contrary to Policy H14 of the Sheffield Unitary Development Plan.

4 The Local Planning Authority consider that the juxtaposition of the flats and the townhouses is unacceptable resulting in poor outlook from main aspect windows in some flats and lack of privacy for external amenity spaces of the townhouses. This is contrary to policy H14 of the Sheffield Unitary Development Plan.

123 Site Location

170.1m 202.1m 4 1 2 Well

6 1 2

U

n

d

a

6 1

2 W Air a rd Bd Shaft y 1 P 1 o n

d

b

6 176.2m

1

2

b 6 1

Pond 2 B ra dw T a ST 5 u y QU nn EN e TI l N V

IEW

7

2

1 0 Pond T W E N T Y W E L L LA N E

2 7 9 197.8m 15 1 8 8 ll .4

m

8 2

1 7 2 7 2

81

2 4

200.6m Sycamore Grange

2 7 5

Mast

193.2m 197.8m

l E b Su ta S 28 B 3 M 1 9 4 1. 2 3 8

m 5

4 9

2 194.8m

2 8 9

Issues

2 3

6 T

9 2 W

2 Issues 7 E N T Y W E L L L A 4 N E

8

IVE L DR WEL

KEN

8 2

9 9

2 9 20 3

VE

ELL DRI

K ENW 196.6m

9

1 a 1

5 1

2

0 2 3 18 S u r 4 g 8 e

1 r

4 y

0

5 2 3 3

0

3

3 3

3

0 0 7 18

LOCATION AND PROPOSAL

This is an application for the erection of six dwellinghouses and nine flats, within a Housing Policy Area.

The application site currently forms the curtilage and footprint of a large detached dwelling. The dwelling lies adjacent Twentywell Lane on a plateau of land that lies approximately 1.5 metres below the level of the carriageway. The rest of the site falls quite steeply away to north, south and west into a stream bed. The steepness of the slope is such that there is a level difference of approximately 10 metres between the stream bed and the Twentywell Lane carriageway.

With the exception of the footprint of the existing dwelling and its immediate surroundings, the sloping embankment is heavily covered with well established trees, shrubs and landscaping.

Current vehicular access to the site is from Twentywell Lane immediately adjacent the dwelling.

124 A dense hedge (measuring approximately 1.8 metres in height) and intermittent mature trees form the boundary treatment between the site and Twentywell Lane.

The street scene of Twentywell Lane varies greatly along its length but in the immediate locality is characterised by single dwellings in average to large cartilages. However, there is no predominant architectural style or established building line on either side of the road in the locality of the site. The proposal is to create 15 dwellings in total (six terraced townhouses and a block of 9 flats in a three storey block). The townhouses would front onto Twentywell Lane and the flats would be located at right angles to the townhouses with their end elevation presented to Twentywell Lane.

PLANNING HISTORY

An application for the erection of six townhouses, two detached dwellings and six flats (04/ 03006/FUL) was withdrawn on Officer advice in 2004 (because of the potential impact on protected trees and a poor environment provided for occupants of the detached dwellings).

SUMMARY OF REPRESENTATIONS

29 letters of representation have been received including one from Cllrs Smith A. and Waters, and one from the Bradway Action Group

- Will unacceptably intensify vehicular traffic on Twentywell Lane. - Adversely affect visual amenity of the locality - Will overshadow neighbouring properties - Would lead to on street parking - The proposal will lead to inappropriate density of new dwellings and therefore will represent an over-development of the site; - The loss of so many trees will have a detrimental impact on natural habitats and wildlife in the area.

Other matters - would block private views - would provide additional incentive for crime and a convenient means of escape.

PLANNING ASSESSMENT

Policy

As the site lies within a Housing Policy Area, and as such the proposal should be assessed with regard to Policies H10 “Development in Housing Areas”, H14 “Conditions on Development in Housing Areas” and H15 “Design of New Housing Developments”. Also relevant in this assessment is Policy

Policy H10 identifies housing as being the preferred use in such an area.

125 Policy H14 ‘Conditions on Development in Housing Areas’ states that:

In Housing Areas, new development or change of use will be permitted provided that: a. new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and b. new development would be well laid out with all new roads serving more than five dwellings being of an adoptable standard; and c. the site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and d. it would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians; and e. it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and g. it would comply with Policies for the Built and Green Environment, as appropriate

Policy H15 “Design of New Housing Developments” states that:-

The design of new housing development and residential institutions will be expected to:-

- provide adequate private gardens or communal open space to ensure that basic standards of daylight, privacy and security and outlook are met for all residents;

Policy BE6 ‘Landscape design’ states that :

Good quality landscape design will be expected in new developments and refurbishment schemes. Applications for planning permission for such schemes should, where appropriate, include a suitable landscape scheme which:

-integrates existing landscape features into the development, including mature trees, hedges and water features

Policy GE11 ‘Nature Conservation and Development’ states that:

The natural environment will be protected and enhanced. The design, siting and landscaping of development should respect and promote nature conservation and include measures to reduce any potentially harmful effects of development on natural features of value.

126 Policy GE15 ‘Trees and Woodland’ states that ‘trees and woodland will be encouraged and protected by:

-requiring developers to retain mature trees, copses and hedgerows, wherever possible, and replace any trees which are lost; and -not permitting development which would damage existing mature and ancient woodlands.

Whilst it is accepted that the proposal will comply with Policy H10 of the Development Plan, the considerations relating specifically to other relevant policies are addressed below:-

Design and impact on the street scene.

Built form

It is considered that the long unbroken ridge line of the terraced houses is inappropriate to hillside setting. This fails to respond to topography and would be visually intrusive within the locality. The flats element is felt to be excessively high and would stand out starkly on the hillside.

Height & massing

It is felt that the height of the flats, combined with its elevated position and depth of side elevation combine to render it considerably out of scale with adjacent properties. The loss of trees will accentuate the buildings physical presence creating a highly visible structure both in the immediate street scene and within wider vistas and make it an unsightly visual intrusion.

The flat element design is considered generally repetitive and uninteresting. It is not felt that it responds in any way to location, setting or topography. Rather, it is felt to be a design more appropriate to an urban centre than this suburban/ semi rural location. The south westerly facing glazed facade is considered both inappropriate to the setting and will be visually incongruous in this location, and all other elevations emphasize the excessive height and scale of development. Loss of Trees

Although the site falls within a Housing Policy Area and housing is the preferred use in principle, the site contains significant trees as well as shrubs and hedging which collectively form a valuable natural feature of high public amenity value. The trees in particular, which are covered by a Tree Preservation Order, form part of a large copse that contributes significantly to the green character of the locality.

The development on the scale proposed will significantly affect the trees within the site. It is clear that in order to create residences with reasonable outlook, amenity space and infrastructure, there would need to be substantial

127 immediate tree losses and the possibility of further pressure (from future occupiers of the proposed units) to either remove completely or, significantly cut back further trees on the site.

It is considered that the scheme would result in the loss of 21 trees (of which many are significant mature trees of considerable character) out of the total number of 46 covered by the Order. 10 of these 21 are very large trees in good health and certainly not in a condition requiring of felling.

In conclusion, it is considered that the proposal would result in the immediate loss of mature woodland of significant public amenity value covered by a Tree Preservation Order. Additionally, it is felt that construction requirements (embankments and other engineering works) and pressure from future residents could result in further loss of trees to the detriment of the visual amenity of the locality. As such the proposal is considered contrary to Policies BE6, GE11 and GE15 of the Unitary Development Plan.

Amenity of future occupants

Flats

The Councils Supplementary Planning Guidance relating to “House Extensions” in guideline 5 indicates that main aspect windows should achieve a separation distance of at least 12 metres to any facing two storey structure. Several main aspect windows in the north west (front) elevation of the proposed flats achieve separation distances of only 8.5 metres to the side elevation of the townhouses and this represents a significant shortfall compared to guideline 5 with consequential implications for residential amenity. In this regard the proposal is considered contrary to Policy H14(c).

The provision of external amenity space is also considered poor.

Because of the topography and natural features of the site, little of the proposed provision to the south of the flats would benefit from direct sunlight without further removal and/or cropping of existing trees. In addition any amenity value of the elevated deck to the west of the townhouses would be greatly compromised due to its poor location immediately adjacent the access road and visitor car parking. For these reasons, the proposal is considered contrary to policy H14(c) and H15(b).

Townhouses

It is accepted that internal spaces and outlook from the proposed dwellings is satisfactory. However, the external amenity spaces indicated for these four bedroom houses are considered inadequate.

They consist of a small ‘front’ garden adjacent the access to the undercroft parking which would be of questionable amenity value and a ‘rear’ garden adjacent Twentywell Lane with an area of approximately 34m2

128 Supplementary Planning Guidance guideline 4 indicates that, in most circumstances, the Council considers a garden size of 50 m2 the minimum for a two or more bedroom house. Hence whilst this requirement might be relaxed in some circumstances (for instance an infill plot in an area of terraced housing) it is considered that within a suburban/ semi rural setting such as this the proposed provision is unacceptable.

In addition it is felt that the privacy of these spaces is compromised by the main aspect windows of the flats occupying the northernmost corner of the flat development. Overlooking of private amenity spaces of townhouses by proposed flats

Highways

Access The current vehicular access to the development site would be inadequate to service the proposed development and a new access further north is therefore intended. This access would lead to road curving around the rear of the townhouses and it is apparent from the sections submitted as part of the application that this would require significant engineering works in order to facilitate acceptable gradients within the site. It is also considered that substantial visibility splays would be required above and beyond those indicated on the submitted plans and that other matters relating to highway safety would need to be addressed should permission be granted. However, in the light of the other fundamental shortcomings in the scheme no negotiation regarding these matters, footway widening or highway/culvert details has been sought prior to recommendation.

Car parking

A development of this nature would require 2 off-street car parking spaces to be provided for each dwelling, one space for each flat and a further one visitor space per four flats. The provision of 17 spaces for the flats and 2 spaces per townhouse is therefore considered acceptable by Highways Development Control.

CONCLUSION AND RECOMMENDATION

It is considered that the scheme would result in the loss of significant numbers of protected mature trees to the detriment of the visual amenity of the locality. Further, it is felt that, despite extensive infilling of the stream valley, the resultant topography and remaining natural features of the site and its immediate locality would produce an unacceptable level of amenity for future occupants of some elements of the scheme. The scheme fails to achieve adequate separation distances for several main aspect windows in the flats element and privacy of the already limited external amenity spaces for the townhouses is compromised by the proposed flats. It is considered that these matters are indicative of an over development of the site.

129 The proposal is considered contrary to Policies BE6, H14, H15, GE11 and GE15 of the Sheffield Unitary Development Plan.

For the reasons outlined above, it is recommended that the application be refused.

130 Case Number 05/00293/RG3

Application Type an Application Submitted by the Council

Proposal Residential Development (Outline application Under Reg 3 1992)

Location Land At Broomfield Lane Stocksbridge Sheffield

Date Received 28/01/2005

Team NORTH & WEST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, (d) access and (e) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.

Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

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

3 The development shall be begun not later than whichever is the later of the following dates:- (i) the expiration of five years from the date of this decision; or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

131 4 Before any work on site commences, details shall be submitted to and approved in writing by the Local Planning Authority, of measures that shall be undertaken to retain the mature sycamore tree towards the southern boundary of the site as well as details of how this tree shall be incorporated into any landscaping scheme. The landscaping scheme shall also demonstrate how other trees within the site that have to be removed to facilitate development will be replaced. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

5 Before any work on site is commenced full details of the measures to be taken to protect the existing woodland adjoining the site of the development during construction works, along with details of any pruning 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.

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.

H14 - Conditions on Development in Housing Areas

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

Attention is drawn to the following directives:

1. The applicant is advised that a one metre wide verge will be required along the side of the public footpath which abuts the site.

132 2. The applicant is advised that, should any reserved matters application be submitted that proposes five or more dwellings, a contribution to open space enhancement will be required in line with the Council's published Supplementary Planning Guidance "Open Space Provision in New Housing Development".

E U N Site Location E V H A E S A E T

L H 5 1 1 W O

N 2 B

K R 5 0 E 1 3 AR LE R Y O AV A E D

NU

1 E

1

2 1

1

9

2 1 4

Sta 5 8 b 4

2 Su 0

El 4

2 6 5

30

1

8 3 2 2

6 13 1

5 37

6 4 3 4

2 23 35

4

4 1

5 2 ROAD

FOX GLEN

1

2 14

6 2

8 3

7 1

E V

O

a

R 3 G 1

D

3 L 1 Fox Glen IE 2 F M O O

R FB B 9

6

FB

7

7

1

1

1 5

2

1

a

1

1

8 2

LOCATION AND PROPOSAL

The application relates to a piece of land that is occupied by 5 garages at the end of Broomfield Lane and part of the rear garden of No.28 Fox Glen Road. The site is at a lower level than Broomfield Lane and backs onto Fox Glen which is an area of natural history interest (a footpath runs adjacent to the site to provide pedestrian access to Fox Glen). The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

Outline planning permission is sought for residential development on the site. All matters have been reserved and so the likely number and types of dwellings have not been specified.

RELEVANT PLANNING HISTORY

133 There is no relevant planning history relating to this site.

SUMMARY OF REPRESENTATIONS

17 letters of representation have been received objecting to the proposed development. These include a letter from the tenants of the garages (signed by 5 people), a letter from Stocksbridge Town Council and a letter from the Stocksbridge Community Forum. These letters raise the following issues:

The proposed development would increase traffic movements along Broomfield Lane.

As the development would be on the site of garages the development would result in more on-street parking, exacerbating existing problems.

The development would encroach on the neighbouring ‘Fox Glen’ recreation area.

The development may have safety implication for people using the footpath at the side of the site.

The development would infringe on the privacy of occupiers of existing properties.

The development would lead to a reduction of light in gardens surrounding the site.

The development would result in the loss of access across the site.

Development of the site would result in the loss of several trees

Other non-planning considerations were also raised these included the following issues:

The tenants of the garages would incur costs if they have to be taken down and relocated and insurance premiums would be likely to rise if cars can no longer be garaged.

The land on which the garages have been erected has been rented for the past 20 years and so tenants are unhappy at the land being taken back and also that they were not made aware that a planning application was being submitted.

The garden land at the rear of 28 Fox Glen Road was obtained by deceitful means with the elderly tenant of this property being told that the garden was unkempt and the Council would take back half of the garden to make it more manageable.

The proposed development could lead to a drop in water pressure.

134 The development would de-value property and result in a loss of view.

PLANNING ASSESSMENT

Policy Issues

The site is within a Housing Area and so needs to be assessed against UDP Policy H14, Conditions on Development in Housing Areas. This states, amongst other things, that new development or change of use will be permitted provided:

- new buildings and extensions are well designed and would be in scale and character with neighbouring buildings;

- the site would not be overdeveloped or deprive residents of light, privacy or security;

- it would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians.

Effect on Residential Amenity

No details have been given as to the number of houses that would be accommodated on the site or where the properties would be located. However it is considered that with careful siting the site could be developed for residential purposes without resulting in significant overlooking or overshadowing to neighbouring properties on Fox Glen Road or Broomfield Lane.

Tree Issues

There are several trees on the site, however none of the trees are covered by tree preservation orders and the trees are not considered to be worthy of such protection. However it would be desirable if any scheme retained the more mature sycamore tree on the southern boundary of the site, incorporating it into some form of landscaping scheme. Other trees could be replaced with new tree planting which again should be taken into account in a landscaping scheme.

Branches from the Fox Glen woodland overhang part of the site, however if necessary these could be pruned back to facilitate construction work without having a significant impact upon the woodland.

Highways Issues

The site is currently occupied by garages, which would be lost by the proposed development. However Highways Development Control have raised no objections to the proposal and consider that the site could be developed for residential purposes without detriment to pedestrian or highway safety.

135 Consequently a refusal of the application based on highways grounds cannot be justified.

Whilst this is an outline application with all matters reserved for approval at a later date it is recommended that the applicant be advised that a one metre wide verge will be required along the side of the footpath which abuts the site boundary giving access to Fox Glen. Sharp corners within any boundary treatment should also be avoided as these can compromise personal safety for footpath users.

Issues have been raised about an established right of access across the site. The Councils Land and Property unit have investigated this and conclude that there is no legal right of pedestrian or vehicular access over the site. As no rights have been granted any access that is currently being used is on an unauthorised basis.

SUMMARY AND RECOMMENDATION

Outline permission is sought for residential development on an area of land currently occupied by garages and part of the rear garden of No.28 Fox Glen Road. The site would be accessed via Broomfield Lane. All matters have been reserved for subsequent approval and no indication has been given as to the number or types of dwellings that would occupy the site.

It is considered that the site could be developed for residential purposes without resulting in significant overlooking or overshadowing to neighbouring dwellings.

Development of the site would result in the loss of several trees, however these are not considered to be particularly good specimens and could be replaced through a landscaping scheme. A mature sycamore tree on the southern boundary of the site should be incorporated into the scheme and so it is recommended that this be made a condition. The development would not have a significant impact upon the adjoining Fox Glen recreation area.

In principle development could also take place without detriment to highway or pedestrian safety.

Consequently the proposed development accords with Unitary Development Plan Policy H14 and so there are no planning reasons why development should not be granted.

136 Case Number 05/00412/CHU

Application Type a Planning Application for Change of Use

Proposal Use of unit as physiotherapy clinic (Class D1)

Location Known As Unit 1 119 Ecclesall Road South Sheffield S11 9PJ

Date Received 31/01/2005

Team SOUTH

Applicant/Agent Miss E Yorke And K Crabbe

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 existing car parking accommodation within the site shall be retained for the sole purpose intended.

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

3 The building shall not be used on any Sunday or any Public Holiday and shall be used only between 08.00 hours and 21.00 hours on any other day.

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

4 Not more than two consultants/practitioners shall practice within the building at any one time.

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

5 The building shall not be used for the above-mentioned purpose unless suitable access and facilities for people with disabilities, both to and within the building and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the access and facilities have been

137 provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

6 This planning permission relates solely to that part of the building indicated as Unit 1 on the submitted plans.

In order to define the permission.

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.

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

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

Attention is drawn to the following directives:

1. The developer's attention is drawn to:(i)Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and (ii) the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code. Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled. If you require any further information please contact Access Officer on Sheffield 2734197.

138 Site Location

BM 191.48m

All Saints 'Church

BM 179.07m 2 8 190.8m 186.8m

7

2

C AR T E E V R I K R R N D O OW AD D L 5

1 Lych Gate E

2 O Prince of 2

O

W Wales

T

E (PH ) E

W

S 9 t 7

1 on 0 e P M ri a n c so e Y n of ar 's W d a C l R Shel ter TCB es ( P

H) 1 W 2

E 1

E 0 7 T

W Police Secti on 177.7m

O

O D Station 6 War 9

1

D Memorial 5 2 R 3 I VE

WEETWOO D DRIVE SM

P av ilio Allotment Gardens n

Allotment Gardens

Bank

1

1 9 C o C o n st & W H a T rd B U d y O S

D A T enni s Courts O R

L L A S E L

C

7 C 7 186.5m E 6

4 T enni s Courts

1

7

1

3

1

7 6

WEETWOOD GDNS

50

LB 1 4

3 3 5

P D O UN KE LD 1 R 18 O

AD

1

4 5

1 1 04 4

E

l Sub Sta

9 0 1

El Sub Sta 92

194.4m 78

1

5 9

LOCATION AND PROPOSAL

No119 is a detached single/two storey building at the junction of Ecclesall Road South with Dunkeld Road. It adjoins residential property to either side. On the opposite side of Dunkeld Road is the McCarthy & Stone retirement flats development which is nearing completion.

The building has been extended and was formerly used as a bank (Class A2). It is currently split into 3 small units which are vacant having last been used as offices (Class B1). Unit 1 is the largest of the units with rooms at ground and first floor levels. There is a paved/planted forecourt with a ramped communal entrance to the Ecclesall Road frontage and 4 car parking spaces to the rear accessed from Dunkeld Road.

The application is for the use of Unit 1 as a physiotherapy clinic (Class D1) with four consulting rooms and a reception area. Units 2 and 3 remain as offices (Class B1). No external alterations are proposed.

139 RELEVANT PLANNING HISTORY

Planning permission to extend the bank premises was granted in the late 1970s (ref. 79/1382P). Permission to change the use to offices (B1) was granted in 1998 (98//690P).

REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies H10 (Development in Housing Areas) and H14 (Conditions on Development in Housing Areas) are most relevant in considering the proposed change of use.

Housing uses (Class C3) are the preferred use in accordance with Policy H10. The existing authorised use and the proposed use are both listed as being ‘acceptable’ uses in accordance with H10 subject to criteria in Policy H14 being satisfied. The proposed development therefore represents the substitution of one acceptable use for another acceptable use, resulting in a mixed use (Class B1/D1) development of the site as a whole.

The change of use will not lead to a concentration of non-housing uses within the Housing Area, will not prejudice the provision of housing land and is on a scale consistent with the residential character of the area. The proposals therefore comply with Policy H14(i), (j) and (l).

Amenity Issues

The use is relatively low-key with only 2 consultants practising on an appointment based system. The one-to-one nature of physiotherapy clinics is such that there is likely to be no more than 7-8 persons in the unit at any one time. This level of activity is no more, and possibly less, than what may be expected of a Class B1 use operating in the same space.

The building is detached and internal activity will therefore not disturb adjoining occupiers. Although the applicant has indicated that the opening hours are expected to be 08.00 hours to 17.30 hours (Mon-Fri) with opening until 19.00 hours on two evenings per week, it is not considered necessary to be so restrictive in conditioning the hours of use. However, some control is advisable and it is suggested that 21.00 hours is reasonable on weekdays with no opening on Sundays and Public Holidays.

The unit is restricted in size and there is no opportunity for significant intensification of the use. A restriction on the number of practitioners, together with a restriction on the hours of use, will ensure that there is no adverse

140 impact on residential amenity. The proposals therefore complies with Policy H14(k).

Highway Issues

There are 4 parking spaces to serve the property as a whole. The Council’s current (maximum) car parking guidelines suggest that 10 spaces would be appropriate. The Guidelines would also require 2 spaces for the offices in Units 2 and 3 (12 total). 6 spaces would be required for the existing use. The proposals therefore ideally require 6 additional parking spaces to comply with the Guidelines.

National guidance in PPG13: Transport seeks to reduce reliance on private transport and requires a flexible approach to car parking provision in developments that are in sustainable locations. In this instance, the proposals do have some car parking available. The building is situated on a major route into the city, is well served by regular bus services and has a large residential catchment within walking distance. It should be noted that although the application states that there are 4 consulting rooms, there will be only 2 physiotherapists working at the clinic. In the circumstances, the level of parking provision is considered acceptable in this location and the proposals comply with Policy H14(d). A condition restricting the number of practitioners is appropriate to prevent any subsequent uncontrolled intensification of use that may generate additional demand for car parking.

Access Issues

There is existing ramped access to the entrance to the building. Internal facilities may require improvement and details should be conditioned.

SUMMARY AND RECOMMENDATION

The proposal is for a small physiotherapy practice in part of a building currently used as offices. No external alterations are proposed. Existing and proposed uses are both acceptable in terms of UDP Policy H10. Albeit it below current guidelines, adequate car parking is available to serve the use in this easily accessible location. Restrictions on the number of practitioners and days/hours of use will ensure that demand for car parking does not increase and that existing levels of residential amenity are maintained, in accordance with Policy H14.

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

141 Case Number 05/00532/FUL

Application Type a Full Planning Application

Proposal Siting of mobile snackbar

Location Land At Site Of Former Bus Terminus, Mansfield Road Sheffield

Date Received 14/02/2005

Team SOUTH

Applicant/Agent R Hill

Recommendation Grant Conditionally

Subject to:

1 This permission relates to a period which expires on the 30th April 2006. After that the mobile snack bar shall not be placed on this site, unless a further planning permission is granted.

In the interests of the future development of the area.

2 The site shall be used for the above-mentioned purpose only between 0700 hours and 1500 hours on any day.

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

3 No amplified sound or music shall be played either within or without the mobile snackbar nor shall loudspeakers be fixed at any time outside the mobile snackbar, unless otherwise agreed in writing with the Local Planning Authority.

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

4 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the snackbar within the site of the development between 17:00 hours and 09:00 hours on any day, unless otherwise agreed in writing with the Local Planning Authority.

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

142 5 The mobile snackbar shall not be occupied unless noise attenuation measures have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. The approved noise attenuation measures shall include details of how the generator is to be acoustically baffled, raised off the ground on an anti vibration platform and enclosed in a solid material acoustic structure. The approved noise attenuation measures shall be implemented at all times at which the generator is in use, unless otherwise agreed in writing with the Local Planning Authority.

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

6 The noise levels from the generator should not exceed background noise levels (L90) at the eastern boundary to No.384 Mansfield Road, unless otherwise agreed in writing with the Local Planning Authority.

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

7 The mobile snack bar shall be orientated so that its service hatch faces away from Mansfield Road, at all times that it is present at the site, unless otherwise agreed in writing with the Local Planning Authority.

In the interests of traffic safety and 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.

LR5 - Development in Open Space Areas

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

143 Site Location

E IV R D H T

R G as Distributi on Stati on 6 O

3 W S D

A

8 3 W 3 142.2m 1

Royal 1

N W 4

Oak oa 5 h 4 A (PH ) A 's D rk S ( P W

H O

) 4 4 R T H D 1 R Four Lane Ends 6 I V 3 E 9 TCB

0

1 5 1 7

1 5 1 6 9 1 4 1 a W 2 9 M 1 5 A 7

AN 1 D

6 1 S

0

6 S

5 F W 3 Shelter I EL O D R R T O H A A D V E

N 4

9 2 4 U E

S M 8

135.4m 1 2 5 5 6

3 4 3 8 8 7

El Sub Sta 9

6 5

6

3

1 4

26 UE VEN S D H A M A RT

O WO

4 R DS 7 A 3 W TH R O 6 4 2 W S 6 1 AD

5 3

W 1

3 S 1 M

11

5

BM 133.25m 3 4 9 8

3

H 3

O 1

L 6

L 6

I 4

N 4

2

S 5 2

E 3 N 1 D A V E N PCs U 2 E 1 129.7m

Posts 6

Garage

W

a

rd

6 B 1 d y

Und

3 3 Bor o C 128.8m onst BS Bdy Und

CR

4 M 5 A N S FI EL D R The Bungalow O M A S Cl ub D

B M132.23m

E U N E V A 132.0m E L A V Y E Cl ub L IR B

1 5

th a

P

1 1

S C

LOCATION AND PROPOSAL

The application site is located to the southwest of Mansfield Road, opposite to the junction with Wadsworth Road, adjacent to the former bus terminus building. The application site no longer serves as a Bus Teminus facility, and currently serves essentially as a back-drop to a conventional bus-stop located adjacent to the main carriageway.

The application seeks consent to locate a mobile snack bar adjacent to the terminus building. The snack bar measures 12ft x 6ft. The applicant wishes to position the snack bar at the site between the hours of 06:00 hours to 15:00 hours, seven days a week.

The application site is located within an area designated as an Open Space Area within the Adopted Unitary Development Plan. Therefore, policy LR5 “Development in Open Space Areas” applies to the application in question.

RELEVANT PLANNING HISTORY There is no planning history relevant to the application site in question. However, the following application relates to the adjoining site:

144 04/04068/RG3, Erection of 2 dwellinghouses, Hollinsend Garage, Mansfield Road. Approved, 14.12.04.

SUMMARY OF REPRESENTATIONS

No representations have been received in response to the direct consultation sent out in relation to the application, or the site notice erected at the site.

PLANNING ASSESSMENT

The site lies within an area designated as an Open Space Area within the Adopted Unitary Development Plan. Policy LR5 is therefore relevant, which states that development will not be permitted where: (c) it would significantly detract from the green and open character of the Green network (d) it would make an open space ineffective as an environmental buffer (e) it would harm open space which is needed to maintain an important view or vista (g) it would harm the character or appearance of a public space (i) it would result in over-development or harm the character of the area (k) the proposed use would be incompatible with surrounding land uses.

The snack-bar would not be permanently sited at the terminus, and it would be positioned adjacent to the existing building. It is therefore considered that the snackbar would not detract from the open character of this part of the Open Space Area. Views would still be possible through to the open area to the south-west of the site. It is not considered that an important vista is provided in this area, and consequently it is not considered that the proposal would lead to the loss of any such view.

It is not considered that the merit of the public space relies upon the hardsurfaced area adjacent to the highway or the non adopted carriageway at the rear of this space, which would potentially act as parking space associated to the facility. The proposed snackbar would be considered to not compromise the character of the public space. Given the existing building, and the non-permanent nature of the proposed snackbar it is considered that it would be unreasonable to seek to argue that the proposal would lead to over-development of the site.

With the exception of the terminus building there would not be any neighbouring users within the immediate vicinity to the application site. As such it is not considered that the proposal would have a harmful impact upon surrounding land uses.

Overall, it is considered that the proposed snack bar is considered to comply with the relevant facets of policy LR5, and is therefore acceptable in this regard.

145 The Environmental Protection Services officer has commented that the proposal gives rise to the possibility of disamenity of adjacent residents due to noise, resulting from people visiting the site and general noise generated by the proposed snackbar. In order to safeguard against any such impacts the EPS officer comments that it is necessary to impose conditions relating to:

-hours of use restricted to 07:00 hours to 15:00 hours -no amplified music or sound at the site -the prevention of the movement , sorting, or removal of bottles, materials or other articles, nor movement of skips or bins between hours of 17:00 hours and 09:00 hours on any day. -the attenuation of noise from the generator, -the limiting of the maximum noise level relating to the operation of the generator.

These recommended conditions are considered to be necessary and reasonable.

Highway Issues

The site no longer serves as a bus terminus. It is therefore is not considered that the proposal would lead to concerns relating to conflict between staff/customers cars and buses. However, should the terminus be brought back into operation (which would not require planning consent), it is considered that impacts upon highway safety may arise. In order to limit any such impacts it is considered to be appropriate to limit any consent to a maximum of one year to allow for monitoring of the impact of this use of land with the overall use of the site.

It is considered that by orientating the snack bar with its service hatch facing away from Mansfield Road, the parking of vehicles on the Mansfield Road carriageway would be discouraged. In order to control this situation it is considered to be necessary to place a condition on any consent, requiring the orientation to be as described.

Overall, the proposal is therefore considered to avoid a prejudicial impact upon local highway safety circumstances.

SUMMARY AND RECOMMENDATIONS

The application is for a change of the land in question from a bus terminus, to a site for a mobile snackbar.

The proposal is considered to be acceptable when measured against Policies LR5 of the adopted Unitary Development Plan. The proposal is considered to be unlikely to cause detrimental harm to the living conditions of existing nearby residents or to adversely affect the free and safe flow of traffic on the highway

146 It is however, considered necessary to grant only a temporary permission in order that the future development of the site is not prejudiced and to allow the traffic impact to be monitored.

For the reasons outlined above, it is recommended that the application be granted conditional approval.

147 Case Number 05/00622/FUL

Application Type a Full Planning Application

Proposal Use of barn as temporary living accommodation

Location Model Farm Tofts Lane Stannington Sheffield

Date Received 17/02/2005

Team NORTH & WEST

Applicant/Agent Mr D Crookes

Recommendation Refuse

For the following reason(s):

1 The proposed development for the use of the barn for temporary living accommodation is considered to be inappropriate development in the Green Belt under the terms of Policy GE4 and GE9 of the Unitary Development Plan, which would cause harm to the Green Belt. 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 GE4 and GE9 and to Government Guidance contained in Planning Policy Guidance Note 2 (Green Belts). The proposal will also be contrary to policy BE18 of the UDP as it does not respect appearance and character of the area. Furthermore the building represents a visual intrusion within the Rivelin Valley.

148 Site Location

Goodyfield Farm 72

7

6

Well 84

2 1 The Rivelin Albion Row (PH)

Trough 1 0

8

1

8

9 8 Under Tofts

3

8 5

Model Farm

BM 129.98m

ROAD LLEY LIN VA RIVE

131.1m

133.8m

AD EY RO N VALL RIVELI ) (um th Pa

LOCATION AND PROPOSAL

Model Farm is an isolated farm building, which stands off Tofts Lane within the Loxley Green Belt. The former old dutch barn, the subject of this application is located to the northern side of the site and forms one of a group of farm buildings on this rectangular shaped piece of land.

The application is retrospective. Planning permission is sought to regularise the conversion of the barn into temporary living accommodation. Photographs have been submitted, which illustrate, cladding to all four sides of the building, which was previously open on three sides. It also includes a number of white UPVC windows, door and patio doors. Internally the barn has been fitted out with room partitions to form separate bedrooms, lounge, bathrooms and kitchen, including fitted units to enable it to function as a dwelling.

RELEVANT PLANNING HISTORY

Planning permission was granted on 7th August 2002 to convert one of the other farm buildings on the site into two dwellings (planning approval number 02/00928/CHU).

149 The current owner of the site applied for planning permission to convert this same building into a single dwelling, of a different design to that previously approved, however planning application number 04/00657/FUL was refused on 7th April 2004.

A third application, reference number 04/03278/FUL for the alterations to existing farm buildings to form new dwellinghouse (re-submission of application 04/00657/FUL), was also refused on the 10th November 2004.

The fourth planning application reference number, 05/00117/FUL for the alterations to farm buildings to form dwellinghouse, using similar design to the 02/00928/CHU was resubmitted and approved.

The applicant submitted a planning application to regularise the unauthorised works to the Dutch barn and for the temporary use of the barn for residential purposes in May 2003 03/01680/FUL. However this application was never made valid, due to the lack of information supplied.

An appeal has been dismissed on the 19th October 2004 against the Enforcement Notice served by Sheffield City Council for Unauthorised alterations to Dutch barn for residential purposes

The Planning Inspector upheld the Enforcement Notice, with no amendments, and confirmed that the applicant had 13 weeks from the 19th October 2004 to return the barn to how it stood before any of the alterations were carried out. This has not been achieved.

SUMMARY OF REPRESENTATIONS

2 letters supporting the application and 1 letter of objection (from the Rivelin Valley Conservation Group) has been received. The objections raised are summarised below: -

-out of character with the original building an the immediate vicinity and thus being detrimental to the visual amenities of the picturesque area

Bradfield Parish Council also have objected, outlining that the proposal is against planning guidelines.

PLANNING ASSESSMENT

The site is located within the Green Belt Area, an Area of High Landscape Value and an Area of Special Character as identified in the UDP. Policy GE4 ‘Development and the Green Belt Environment’, states that the scale and character of any development which is permitted in the Green Belt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment.

150 Policy GE9 ‘Re-use and adaptation of Rural Buildings’ states amongst other things, that the re-use and adaptation of rural buildings for new uses will be permitted particularly where this would help to diversify the rural economy and provided that;

- the existing building is capable of such conversation without significant alteration, extension or structural rebuilding, - the new use would not harm the landscape or character of the countryside

It is considered that the proposed materials to clad this building are of an industrial nature and not acceptable within the primarily rural area. Therefore by virtue of its size, scale and the materials used it is contrary to policy GE4 and GE9 of the Sheffield Unitary Development Plan.

It is also considered that the development is contrary to Policy BE18 (c) Development in Areas of Special Character as the design of the building does not respect appearance and character of the area. Furthermore the building represents a visual intrusion within the Rivelin Valley.

Ecological Issues

The site has been checked by the City Ecologist who has confirmed that it is unlikely to be used as a bat roost. An ecological survey is, therefore, not required.

SUMMARY AND RECOMMENDATION

The scheme is considered unacceptable due to the proposed materials used for the building, which give the appearance of an industrial look, especially due to its size and location. The proposal does not respect the Green Belt or the Area of Special character and is an inappropriate use, even for a temporary period and thus is contrary to policy GE4 and BE18.

A refusal is therefore recommended.

151 Case Number 05/00745/RG3

Application Type an Application Submitted by the Council

Proposal Construction of synthetic hockey pitch with security fencing and 4 x 8 metres high floodlights (Full application) (Resubmission)

Location Myers Grove School Wood Lane Sheffield S6 5HG

Date Received 28/02/2005

Team NORTH & WEST

Applicant/Agent Sheffield Design And Property

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

In the interests of the amenities of the locality.

3 The proposed safety fence shall be painted or treated green or black to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

4 The proposed floodlighting shall be switched off between 2000 hours and 0900 hours on the following day.

152 In the interests of the amenities of the locality.

5 Prior to the installation of the floodlight, details shall be submitted to and approved by the Local Planning Authority of how light spillage and glare from the floodlights shall be kept at a level acceptable to the Local Planning Authority and what measures will be undertaken to ensure such measures are retained.

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.

GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment LR2 - New Leisure Uses and Facilities

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

153 Site Location

El Sub Sta

T enni s Courts

Myers Grove School

Tks

Myers Grove School

BM 113.68m 72

113.4m

7 7 NE LA OD WO

116.1m

3

2

4

1 9 5

LOCATION AND PROPOSAL

The application site is on the northern edge of the buildings that make up the Myers Grove School campus and adjoins the school playing fields. The site is currently occupied by tennis courts and adjoining land, including a rounders pitch.

It is proposed to break up the existing courts and alter the levels on site to provide a synthetic hockey pitch measuring 37m by 37m with a 3m wide margin running around the outside. The pitch and margin would be surrounded by a 3m high safety fence. The pitch would be lit by 4 lighting columns, 8 metres in height with 2 lamps on each column.

Changing facilities would be upgraded within the existing school buildings with access to the pitch via the existing internal footpath.

The proposal would involve the loss of two existing trees of no real merit but there would be additional planting. As part of the regrading of the land, to accommodate the pitch, approximately 500 cubic metres of material will be relocated and regraded within the school site.

154 The proposal forms part of a major element of a sports and physical activity development initiative for North West Sheffield. A survey has shown that the area has very poor outdoor lit facilities that are accessible to the public. Both Wisewood and Myers Grove schools have put forward proposals to address participation issues for schools and the wider community and were included in Sheffield’s application to the New Opportunities PE and Sports Programme, which has Cabinet approval. A grant is available for the proposal.

RELEVANT PLANNING HISTORY

Two planning applications have previously been submitted, but both withdrawn, for the construction of a larger hockey pitch than proposed now, with eight 15m high floodlight columns (References: 04/01101/RG3 and 04/03478/RG3).

The concern with both of these applications was their prominent siting and the floodlighting column heights. The current proposal is in a different location with reduced floodlight heights.

SUMMARY OF REPRESENTATIONS

1 letter from a local resident objecting on the grounds of annoyance and inconvenience and impact on wild life.

Sheffield Wildlife Trust has concerns about the proposal in view of its siting in the Green Belt.

Bradfield Parish Council recommend refusal on the grounds that the floodlights will be visually intrusive, detrimental to residents and wildlife and cause light pollution. The pitch should only be used during daylight hours.

The Loxley Valley Protection Society consider the proposal is a much better solution than the previous schemes and do not object.

PLANNING ASSESSMENT

Policy Issues

The application site is within the Green belt and therefore subject to Unitary Development Plan policies relating to such areas. It is also within the Loxley Valley and considered, thereafter, within the Loxley Valley Design Statement supplementary planning guidance.

Policy GE3 states that the construction of new buildings in the Green Belt will not be permitted except for essential facilities for outdoor sport, amongst other things. GE4 states that the scale and character of any development which is permitted in the Green Belt should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment.

155 Policy LR2 of the Unitary Development Plan states, amongst other things, that new leisure facilities will be promoted particularly where they would be in areas with few facilities.

The Loxley Valley Design statement reflects the policies of the Unitary Development Plan but makes specific references to the need to safeguard and enhance the characteristics of the Valley. It states amongst other things that development should not damage important views in the Loxley Valley. It considers that floodlighting is usually inappropriate in the Green Belt. If appropriate it should be carefully directed downwards onto specific areas that need to be illuminated and shielded as far as possible so as to prevent light pollution.

Impact on the Green Belt

Whilst the application site is within the Green Belt it is close to the edge of a Housing Area. The site is viewed against the backdrop of school buildings, with dwellings beyond, when viewed from the Green Belt. It is therefore considered that the siting of the proposal would not have an adverse impact on the openness of the Green Belt. This would be reduced also by grading into the bank.

Previous proposals for a hockey pitch at the school were located within fields towards Myers Grove Lane, in a stand alone, prominent position in the Green Belt. This combined with the then proposed 15m high floodlight columns was considered to be unacceptable.

The applicants have attempted to reduce the impact of the proposal on the Green Belt not only by siting the pitch close to the existing school buildings but also by reducing the height of the floodlight columns to 8m. The lighting is required for safety on the pitch and to allow an extended use of it during darker evenings by members of the community but only until 8.00pm during the week.

The degree of light pollution has been reduced by lowering the columns and siting close to the school where existing external security lighting and internal classroom lighting will dilute the impact of the proposed.

The proposed fence around the pitch would be painted green or black and additional landscaping would further reduce the impact.

Benefits to the community

Apart from improved facilities for the school that scheme is a major element of a sports and physical activity development initiative for North West Sheffield. The decision to prioritise this area was taken after research into current community provisions in the area, the needs of the community and the state of school facilities in the area.

156 The scheme has Cabinet approval and support from Sport England, Sheffield West Primary Cart Trust and community clubs and providers (eg Wisewood and Stannington Youth Work Project). It has a grant from the New Opportunities Fund, subject to planning permission.

Government Guidance

Lanning guidance from the Government is contained principally in PPG 17 – Planning for Open Space Sports and Recreation. This states, amongst other things, that planning permission should be granted in Green Belt, for proposals to establish or to modernise essential facilities for recreation where the openness of the Green Belt is maintained. The current application is considered to maintain the openness of the Green Belt.

CONCLUSION

It is considered that the proposal will provide a beneficial development for both the school and the wider community. The siting of the proposed pitch reduces its impact on the Green Belt.

157 Case Number 05/00837/RG3

Application Type an Application Submitted by the Council

Proposal Redevelopment of park (Full Planning Application under Reg 3 - 1992) (As amended 31.03.05)

Location Busk Meadow Park Shirecliffe Road Sheffield

Date Received 03/03/2005

Team NORTH & WEST

Applicant/Agent Gross Max Landscape Architects

Recommendation Grant

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.

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.

LR4 - Open Space LR5 - Development in Open Space Areas LR10 - Improving Open Spaces

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

158 Site Location

B M 1 2 9 . 3 9 m

42 6

4 3

2 W 6 2 1 a rd B dy Norwoo d

M ed ic al

3 1 4

1 1 4

o t 7 0 Ce ntre R H Shel ter 4

LB

2 4

T CB 3 Ro of Car Park

2 4 7 35 8

F 3 4 2 4

1

W PO 5 3 52

2 4 f 9 e

D

3 4 3

p

m 7 3 Und 4 Al lo tmen tGa rde ns a

R

Dev ons hi re

F 7

F 12 8.6m 8 4 46 Arms 3 33 0 Ca rPa rk (PH) 0

5

4

3 8 3

W

F

4 31

3 6 9 2 2 2 0 6 H 5 3 0

R 4

4 1

3 0 6

0 4

ON CRESCENT

BOYNT 5

1 2 0

2

3

4 2 1 1

0 6

4

0

1

1 1 9

2 3

2

4 5 5 5

1 1 33.5 m 3 7

E 1

1 IV 1 2

3 2 3 5 R 3

5 D

S 4

W 7 1 4 O 4 3 R 4 R

U

B

1 El Sub Sta 1

30

7

1

4

1 2 5 5

S 1

H 7 I R

E

C L 24 I F

F E e

g

4 d

6 o 8 3 L 0 R n O t o 2 p 4

A

D 4 m to

2 a

3 c 1 7

4 S

8 4 2 0 2 3 70

6

1

7 0 2 1

4 2 3 D 2

OA 1

4 R 5 4

6 N 1 7 1 1 9 O 2 2 3 T B

4 YN U 9 2 4 4 3

4 B O S 6

7 1 D 1 K 1 A O M 4 1 R E E A 2 5 M D 9 L O O H 4 6 W S 0 P 6 1 O

H

I S 1

8 B 4 5

13 8.7m 7 5

7

1

8

RC 42 2 2 Church 5

1

3 15 6

2

5 9 9 1

El 7 4

1 1 4

1 1 2 7 Su b Sta 5 4 4 0

4 3

1 7 El Su b Sta 43

1

4 1 5 3 4

B

U 1

3 SK L 4

3 OL 3

4

6 KN 3

2 3 D

7 2 A 1 3 3

4

4 O 0

8

6 R

0 2 E

M

PARK L

BUSK 2

0 3 3 O

H

S 1 2

4 2 8 8

2 P

O

2 H

2 I S

9

2 B 2 2

5

0

7 2

1 3

8 2

8 E

6

7 2 U 6

1 N

4 E 4 1 V

A 2 D O

Bus k Me ado w O 2 W R O N Hal l

7 8

Sh ire cl iffe

3

4 1

1

3 0

1 1

1 com mun ity 1

3 4 3 3

1 1

1 5 3 9 Ce ntre 2

5 4

1

4 1 3 1 1 3

7 7

1

9 3

8 2

8 6 1

1 6

5 1 9 F A I R B A N 7

0

K 1

1

D 0 R 1

A 7

7 O

O A 4 1 R 9 D N 5 O T N

Y

1

8 1

O 0

B 5

9

3 8 1

5 9 1 Bu sk M ead ow 6

4 m

Busk MeadowFirst S chool 1

3 7

1 .8 8 2 9 3

8 12 6 M

2 B

0

1 0 1 1

3 Pla ygro un d 1

1

1 Pla ygro un d

7 B uskMeadow OD 4 O 1

First School W E 1

1 R U 8 O N E N AV

El Sub Sta 2

12 2.2m

1 2

1 13 8.4m Y 6 A 0 14 W 2 Busk Meadow D 1 L IE F D Club L

A 9

2 7 2

CR 7m 123.

D f 1 2 e

e 48

f D

3 14 0.8m 1 24 7

B

9 6 22 o r o 11 4 C 4 6 o

n

s F 3 2 12 5.6m 1

t F

B

5 6 1 04 d 11 4.9m y

14 3.0m 4 2 Ro e Wo od 5 (Recn Gd)

9 F W 3

9 4 3

3

4

1 8 5 2 6 BM 8 4 1 1 44

.3 6 82 W

m k

62 7 T D

1 A 6 7 2 O 6.69 m 13 2.9m

R 9 13

BM 2 L 8 L

A ST

9 3 14 3.9m W E 1

S LB E 1

P ENU .

7 2 5 5 AV 8 M EY GL 3 U L ON 1 R M C B

13 7.8m

1 5 1 F

2 14 2.3m F F W

3 5 1 2

BM 14 4.47 m T CB 1 2

M

9

3 U 3

2 S

1 7 3 G 1 8 R

7 A 4

3 V 3 7 9 E D

R

8 I

6

V 2 E 1

1

1

8

0 2

El Sub Sta 1 4 E 1 C A F

L F

1 1 P 1 3

4

3 6 3 2 3

E 1 V A R G

S 7

U 2

M 4 2

1 2

2 2 FF FB 3 3

26 2 3 3 8

1 Ro e Wo od

7 9 (Recn Gd)

5 2

1 07 1 09 1 M 9 5 I 6 B L 8 1 4 2 E 11 9 3 o 8 12 7 r S 3 o

R 3 C

O o n A s t D B 7 9 d y MUSGRAVE ROAD

14 9.4m T 4 2 k F

5 2

6 5 1

6 4 1 8 5

1 4 8 6

1 3

4 2 1 6 3 1 1

2

3

3 3 6 4 1

1 3 NT

6 SCE

6 7 1 CRE

M USGRAVE

2 1 1

7 9 1

3

0 2 1 1 B o r o C o n s t B d y LOCATION AND PROPOSAL

The site is located within the Shirecliffe District of Sheffield. The park is enclosed by a residential area, with most of the rear gardens areas of the dwellings backing onto the park.

The park currently incorporates a youth shelter, which was granted planning permission in June 2004. Adjoining the grounds of the park, planning permission has been granted for the erection of 39 flats, (July 2004).

The park is currently well maintained with some improvement work already being carried out. However upgrading and improving the landscaped areas and providing other leisure facilities is encouraged.

Permission is being sought to redevelop the park by upgrading the landscaped areas and playground and providing a football pitch with an embankment around it. Lighting is also proposed to the footpath and football pitch.

SUMMARY OF REPRESENTATIONS

159 One letter of support and request of further lighting within the park has been received.

PLANNING ASSESSMENT

Policy Issues

The site is designated as Open Space Area (Busk Meadow).

Policy LR4 ‘OPEN SPACE’ states that development in Open Space will be encouraged where it makes a valuable contribution to the natural environment, urban heritage or quality of life. As opportunities arise, open space will be improved, where it is of poor quality.

Policy LR5 ‘DEVELOPMENT IN OPEN SPACE AREAS’ sets out criteria whereby development would not be allowed. The proposals do not fall within these criteria and so the proposal is not in conflict with the policy.

Policy LR10 ‘IMPROVING OPEN SPACES’ also states amongst other things that improvements will be encouraged in public open spaces which would improve access and facilities for people, enhance personal safety of users, improve appearance and improve the Green Network.

Open Space

The proposed development would improve the existing park by upgrading the facilities and the public open space area. Proposed lighting and landscaped areas will enhance the appearance of the park. The existing footpath will be reinstated and made good with lighting provided along its length. The football pitch is to be illuminated by a feature light. The incorporation of community gardens, a wetland area and an educational/interpretation element are also considered to enhance the attraction of the park.

On balance, it is considered that the proposal complies with the relevant UDP polices.

Effect on Residential Amenities

The proposed development will not affect the immediate neighbouring properties. The redevelopment enhances the existing park, which is used by the local residents. The proposed lighting columns are strategically placed within the park and will not affect the living conditions of the neighbouring properties. The proposed Football pitch is centrally located within the park and is situated at a sufficient distance from the neighbouring properties ranging from approx. 25m to 65m. A lighting column is proposed, in the form of a support slightly curving over the pitch to a height of 19m, forming a distinctive feature as well as providing illumination.

SUMMARY AND RECOMMENDATION

160 Drawing together the above, it is considered that the proposed development is an enhanced modification of the existing park. The proposed development complies with the above relevant polices of the UDP for a development of this nature, care and sympathetic design has to be considered to protect the amenities of the area and local residents. It is considered that this has been achieved effectively.

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

161 Case Number 05/00911/FUL

Application Type a Full Planning Application

Proposal Internal alterations to gymnasium to form additional flat (Total 17 flats)

Location Hallam House 405 Fulwood Road Sheffield S10 3GD

Date Received 08/03/2005

Team SOUTH

Applicant/Agent Development Land And Planning

Recommendation Grant Conditionally subject to the completion of 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 This planning permission is subject to compliance with Conditions 2-7 and 9-18 of planning permission ref. 02/02201/FUL in accordance with the approved details submitted in connection therewith

In order to define the permission.

3 The flats shall not be used unless the car parking accommodation for 24 cars (including 11 garages) and turning accommodation shown on the plans has been provided, surfaced and marked out to the satisfaction of the Local Planning Authority and thereafter such car parking and turning accommodation shall be retained and used solely by residents of the scheme.

In the interests of traffic safety and 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.

162 BE5 - Building Design and Siting BE16 - Development in Conservation Areas H5 - Flats, Bed-sitters and Shared Housing H14 - Conditions on Development in Housing Areas

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

Attention is drawn to the following directives:

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

163

Site Location

1

9

2

5

3

1

3

9 3

174.6m 167.3m BM 9 17 3.8 2m

G

R

A

H

A

M 3 9

El 7 R O Sub Sta

A 2

2 7 1 D 2 A D O R

D

O

5 1 O LW

FU

1 1

4

0

1

9

2 4 0 3 4 165.2m

S T 5 O Magnolia T enni s Courts

R 1 Graham

t T o

H Court

E 1 2

U 6 15

1 L Rise

EN 3 A 3

N 4 V 6

A E 1

H 6 2 T 5 R 1 O 4 T 4 S 15 8

1

4

3 0

BM

164.03m

7

2

1

1 2

9

0 2

8 1

5

1

9 8

8 1

3

8 1 7

Simon Court 7

9 0

1 0 2 1 2 4

4 1 7 1 2 10

8

4 11

0 3 5 9 12

4

8 1

9

1 a 1 5 Sinks 4 3 2

4 3

4 4 6

0

7 9

Graham Kno BM 9 ll 148.21m

4 3 6 2 4 44 8 6 4 43

Surgery 8

4

1

1

4 4

4 1

0 1

1

t

o

t o

1

1

2

162.2m 2 1 36 4 4 Nether Green 6 24

10

4

1 5

52 149.7m 4 5

LB

4

1 to 9 9 6 3 464 0m OAD to 1 M152.8 N R 10 B GREE 68 THER 4 NE H

a l l

2

9 B 153.6m 3

TC

159.7m 5 Firth's

2

1 7 4

1 5 o

t Homes

ERGREEN ROAD 2 2 7 1

165.5m NETH 6

1

o

t FB 4

1

9 6

1

9 7

2

o

1 8

8 t 1 3

8 ta 6 9 9 b S

2 El Su

o

t

6

2

168.6m 8 FB 5

PCB M H 1 r e a e C lt t l e h h a 2 h m 0 S 48 o m 7. u d 1

16 r M c i 3

B h s 3 8 t

P

o E Nether Green t

N 0

D 3 E E N R 0 O 2 A 146.6m D 1

1

7

6 y

a 2

4 d n 1 Su Nether Gr een ool 30 ch 4 S FB 0 Middle S chool 32 1

m W 5 8 2 4 3 . O 8 El O 4 2 34 1 D 1 M Sub Sta V B I E 38 E AC W RR

TE 9 2 4

LOCATION AND PROPOSAL

Graham Point is a new development of 16 flats in a 5/6 storey block at the junction of Fulwood Road with Graham Road. Residential property adjoins the site on three sides together with a doctors’ surgery in Nethergreen Road. The building replaced the former Hallam House nursing home and is now nearing completion following a lengthy construction period. The development includes basement car parking accommodation in addition to two garage blocks (not yet constructed) and limited surface car parking spaces.

The floor layouts for the approved development are as follows:

Basement – car park (5 spaces) and cycle store Lower ground floor – 2 two bed flats and gymnasium Upper ground floor – 3 flats First floor – 5 flats Second floor – 3 flats Third/Fourth flats – 3 flats (including 1 duplex flat)

The proposal is to create an additional flat at ground floor level in the space currently approved as the gymnasium. The proposed flat has two bedrooms

164 that will overlook the driveway within the site. The kitchen/living area will overlook the rear of the property. No external alterations are proposed. A total of 24 car parking spaces is proposed, 8 of which are in the basement of the building.

RELEVANT PLANNING HISTORY

Planning permission was granted for the 16 flats and the gymnasium currently under construction in December 2002 (ref. 02/02201/FUL). Previously, the conversion of the former nursing home to 16 flats had been granted planning permission (ref. 9A/0086P).

Planning permission was later refused for 21 flats (ref.03/02103/FUL). The scheme was based on alterations to the layout of the approved scheme. The reasons for refusal were:

1) The Local Planning Authority consider that the proposed lower ground floor flats will not provide adequate living conditions for future occupiers. The proposed development is therefore contrary to Policy H5(b) of the Sheffield Unitary Development Plan.

2) The Local Planning Authority consider that the proposed development represents an overdevelopment of the site owing to the intensification of the use of the building without any additional provision for private amenity space, together with the loss of a previously approved private health suite/gym. The proposed development would therefore be detrimental to the amenities of future occupiers of the flats and is contrary to Policy H14(c) of the Sheffield Unitary Development Plan.

3) The proposed development does not include satisfactory car parking arrangements and in this respect is contrary to Policy H14(d) of the Sheffield Unitary Development Plan.

4) The Local Planning Authority consider that the proposed means of vehicular access is unsuitable to safely accommodate the increase in use that will result from the proposed development. In this respect the proposal is contrary to Policy H14(d) of the Sheffield Unitary Development Plan.

5) The proposed development will result in increased vehicular activity to the rear of the building which the Local Planning Authority consider would be detrimental to the amenities of occupiers of adjoining residential property. In this respect the proposal is contrary to Policy H14(e) of the Sheffield Unitary Development Plan.

An appeal against the decision was subsequently dismissed. In determining the appeal, the Inspector upheld Reason 1 but did not share the Council’s concerns expressed in Reasons 2,3 and 4.

165 In relation to Reason 5, the Inspector considered that the noise of cars and their occupants, glare of headlights and general comings and goings of the residents of 21 flats could not be adequately mitigated by boundary screening and would be harmful to residents at Nos 28 and 30 Nethergreen Road. However, this was essentially due to the previously approved garages being replaced by surface car parking, thereby removing an effective buffer between the site and the majority of the adjoining dwellings.

A subsequent application for alterations to form 3 additional units (total 19) was also refused, Members electing to reject the Officer recommendation to grant planning permission (ref.04/04079/FUL). The reason for refusal was:

‘The Local Planning Authority consider that the increase in the number of flats represents over-development of the site which would be detrimental to the living conditions of residents and the character of the neighbourhood as a result of the movement of extra cars and people in the vicinity of the site. In these respects the proposal would be contrary to Policy H14 of the Unitary Development Plan’.

This refusal is currently the subject of an appeal which will be the subject of a Public Inquiry.

SUMMARY OF REPRESENTATIONS

2 letters of objection have been received from local residents (2 from same address). The representations are summarised as follows:

- increase in traffic from additional flats will create more traffic in Graham Road – detrimental to existing properties – car parking already makes it difficult to access drive at 403 Fulwood Road and will be worse once flats are fully occupied and restrictions on Fulwood Road are implemented - any increase in the above approved development for 16 flats will add to burden to adjoining residents of noise and traffic pollution from and already overdeveloped site - immediate environment to rear of dwelling in Nethergreen Road is constantly changing with increased parking space - immediate vicinity and surrounding neighbourhood already choked by traffic - will be constant vehicular activity to rear of dwellings – will increase already severely affected residential space for neighbours – expect quieter environment

PLANNING ASSESSMENT

Policy Issues

The site lies within a designated Housing Area where housing uses are preferred in accordance with UDP Policy H10. The principle of flats on this

166 site has already been established by the current permissions for the redevelopment of the site. Policies H5, H14, and H16 are also relevant and are discussed below.

National planning guidance in PPG3 requires sites to be developed efficiently and suggests that new development should seek to attain a minimum 30-50 dwellings per hectare where this can be achieved without comprising the quality of the environment. The approved development for 16 equates to a density of approx 66 per hectare. The introduction of an additional flat produces a density of approximately 70 units per hectare. It is considered that flats developments can generally exceed the minimum density figures quoted above.

The approved density is more than generally required by PPG3 and was only possible because the units are flats on up to 6 floors with communal grounds. The previous proposal for 19 flats would have increased the density to approx 78 units per hectare. 21 flats would have increased the density to approx 87.5 units per hectare. The reasons for dismissing the appeal were concerned with the quality of living conditions for future residents and the impact of additional activity to the rear of the building rather than the site being overdeveloped.

The appeal decision is a material consideration in determining the current proposals and must be accorded significant weight. Therefore, provided that satisfactory living conditions can be maintained for future occupiers of the flats and existing residents adjoining the site, then there is no alternative but to grant planning permission. Residential amenity is considered in the following section.

Amenity Issues

The proposed additional unit is located in the approved gymnasium at ground floor level. In this position, the flat will provide a significantly improved level of amenity (outlook/natural light) for future occupiers than the flats that were previously refused (ref.03/02103/FUL).

Significant weight must be attached to the previous appeal decision and the Inspector’s view that living conditions in the gymnasium flat would not be unsatisfactory.

Similarly, the appeal decision did not consider that the reduction in external amenity space was sufficient grounds for refusal of the 21 flats. Although refusing planning permission for 3 additional units, Members accepted this view and did not cite external space in the reason for refusal.

Having previously accepted that the gymnasium flat provides adequate living conditions and that the reduction in the level of external amenity space per unit is acceptable, consideration is effectively limited to the impact of additional vehicular activity associated with the single additional unit.

167 The Inspector considered that the noise of cars and their occupants, glare of headlights and general comings and goings of the residents of 21 flats could not be adequately mitigated by boundary screening and would be harmful to residents at Nos28 and 30 Nethergreen Road. However, this was essentially due to the previously approved garages being replaced by surface car parking, thereby removing an effective buffer between the site and the majority of the adjoining dwellings.

The garages are required to be provided by a condition attached to the permission for 16 flats (02/02201/FUL). The condition was imposed to protect residential amenity and can be enforced against if breached.

The reinstatement of the previously approved garages as part of the current proposals will provide an effective buffer to the boundaries of No211 Graham Road and Nos30 and 32 Nethergreen Road. (No28, as quoted in the appeal decision, does not directly adjoin the site). No34 will be partly screened by the garages and the proposed fence above the existing boundary wall is as previously approved. With these buffers in place, it is not considered that vehicular activity associated with a single additional unit will be more noticeable than that associated with the previously approved 16 units.

In view of the above, there is no reasonable justification for refusing planning permission for the additional single unit. The proposal for 1 additional unit is a significant reduction on the previous proposals for 5 and 3 additional units, respectively, and the acceptance of this proposal is not considered to unduly prejudice the Council’s case at appeal.

As the proposals are a variation of a previously approved scheme for 5 units or more, the additional unit is subject to a financial contribution towards the provision/enhancement of local recreation space. A sum of £1080 + 3% admin fee (£32.40) is required.

In view of the above, the proposals are considered to comply with relevant criteria in UDP Policies H5, H14 and H16.

Highway Issues

The plans indicate a total of 24 car parking spaces to serve the 17 flats. 8 spaces are indicated in the basement, together with 5 surface parking spaces and 11 garages. The level of provision exceeds the Council’s current Car Parking Guidelines which require 22 spaces to serve the development. The basement layout involves some excessive reversing manoeuvres, but is an improvement on the layout that was considered in the appeal. The appeal layout showed 12 spaces within the basement and was considered by the Inspector to be acceptable.

2 of the 5 open surface parking spaces could be removed to reduce the level of provision to current Guidelines. However, due to the difficulties of the basement layout (only 5 spaces are accommodated within the basement in the approved scheme for 16 flats), it is considered reasonable to permit the

168 slight over-provision in order to provide more user-friendly spaces. Additional provision may also alleviate some of the concerns of residents who consider that there is insufficient parking provision on site.

Despite the Council’s concerns, the appeal Inspector found no reason to believe that the impact of 5 additional flats would be so serious in terms of highway safety as to contribute significantly to the grounds for refusal.

In the circumstances, and with a reduction of 4 units, the proposals are considered acceptable in highway terms.

RESPONSE TO REPRESENTATIONS

The representations are assessed in the Assessment above.

SUMMARY AND RECOMMENDATION

Planning permission is currently being implemented for 16 flats (02/02201/FUL). Planning permission was refused for 21 flats and subsequently dismissed at appeal. Proposals for 19 flats have also been refused and are currently the subject of an appeal (04/04079/FUL).

The previous appeal decision is a material consideration and must be afforded significant weight. It is considered that the proposal for one additional flat addresses the reasons for refusal that were upheld in the appeal decision and complies with relevant UDP policies . Adequate living conditions can be provided/maintained for future and adjoining residents and sufficient car parking provision, above the level required by the Council’s current Guidelines, is made.

It is recommended that planning permission is granted subject to conditions and the completion of a legal agreement to secure a contribution towards the provision/enhancement of local recreation space. The proposals are a significant reduction on the number of units previously refused and granting planning permission will not unduly prejudice the Council’s case at the forthcoming appeal (Public Inquiry).

169 Case Number 05/00964/CHU

Application Type a Planning Application for Change of Use

Proposal Use of dwellinghouse as house in multiple occupation

Location 7 Hoole Road Sheffield S10 5BH

Date Received 15/03/2005

Team SOUTH

Applicant/Agent Development Land & Planning Consultants Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 Not more than 8 persons shall reside within the building.

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

3 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the cycle parking accommodation shall be provided in accordance with the approved plans and thereafter such cycling 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:

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: H5 - Flats, Bed- sitters and Shared Housing

H14 - Conditions on Development in Housing Areas and to all relevant material considerations, including Supplementary Planning Guidance.

170 This informative is intended as a summary of the reasons for grant of pplanning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Site Location

1

8

5

9

7

7 3 a

(University of Sheffield) 1 9

176.9m

1 9 52

64

7 2 2

2

9 6 50

7

1 5 4 Pisgah House Experimental Gardens

(University of Sheffield)

P 1 6

I 4

S 7 4 G 6 6

A

H e 9 c

H a 5 4 rr

O 2 e

a 5 T

U

4 p

S o T E 7

R 1 5

O 6 4 6 4

A

D ce a rr P e A T

1 R n

3 5 K r

4 E 40 o 6 R th 2 'S w

a 1 R 1

2

1 4 O H A 52 6 D 14 6 2 0

24 20

9 3

5 P A 8 R K E R 'S L AD A HOOLE RO N E

28

El 171.8m 7

3

Sub 3

1 1

5

1 5

5

Sta 2 6

9 2

3 3 7

S 4 P O

O 5 N 3

E 1

8 R

R 5 3 4 3 O A

6

9 D 7 8

52

6 3 9 4 2 1

6 6

c

9

3

1

2 3 3

4 3 2

7 Speights Mews

6

0 9

2 a

2 3

9 3

5

0

B

M

5 P 1

1 A R 6 K 9 E . R

3 '

3 4 S 7

m 8 R O A 5 D 0

2

1 0

6 4 4 6 7 8 Builder's Yard

4 4 H

O

3 5 5 O 2 L E

T LANE A 5 P T 3 El Sub Sta O 6

N 3 6 V 2 I L

L

E S 1 1

5

P 1 4

o

O t

O 7

C 3 Clan 5 N 2 1 R T E E U House R R S N C R 2 E 8 R E O C S N A L R A T D N O E

O

K

Old People's E Home S

R

3 1 O

A

1 20 D 4

B a n k 1 6 1 8 4 e g a r a

G LOCATION AND PROPOSAL

No. 7 is a large stone-built mid terrace dwelling house with front and rear gardens, in an area allocated as Housing Area in the adopted Sheffield Unitary Development Plan. The land rises from east up to west, and rises from north up to south, so the property stands elevated above Hoole Road and Crookes Road. The site lies within the Broomhill conservation area.

Hoole Road consists predominately of two-storey terraced dwellings. The dwellings appear to be in housing uses as either single-family dwellings, flats and shared dwellings (Class C3). There has been one previous permission for change of use to House in Multiple Occupation on the corner of Hoole Road and Crookes Road, which was granted in January 2005.

The application involves changes to the internal layout of the property to all three floors, with the creation of two extra two bedrooms, resulting in the dwelling having 8 bedrooms in total. It is proposed for the removal of the

171 dormer window to the front and insertion of a 2-velux windows to the front and 2-velux windows to the rear. Two communal rooms are retained at ground floor level.

RELEVANT PLANNING HISTORY

The property has a ground floor rear extension erected under permitted development.

REPRESENTATIONS

At the time of writing this report there has been two letters of objection. Issues raised are:

The plans propose to remove the dormer window to the front, which would affect the appearance of the conservation area

The proposal for 8 persons would result in over development of the site

The proposal will increase on street parking, which will exacerbate the nuisance problem

PLANNING ASSESSMENT

Policy considerations

The site lies within a Housing Area as defined in the Sheffield Unitary Development Plan. Housing (Use Class C3) is regarded as the preferred use in such areas. However, the proposal represents a change of use to a house in multiple occupation which, does not fall within a particular Use Class, and therefore, the proposal must be assessed on the individual planning merits of the case. The proposed change of use must also be assessed against policy criteria in Policies H5 (Flats, Bed-sitters and Shared Housing) and H14 (Conditions on Development in Housing Areas).

Policy H5(a) only permits proposals of this nature if a concentration of the uses would not cause serious harm to existing residents.

Policy H14 requires new development or change of use to: (c) not over-develop a site or deprive existing residents of light, privacy or security (d) provide adequate off street parking and (k) not cause harm to people living nearby.

The site also lies within the Broomhill Conservation Area, Policy BE16 of the Unitary Development Plan states that in Conservation Areas permission will only be given for proposals which contain sufficient information to enable their impact on the Area to be judged acceptable and which comprise: (a) development, including changes of use;

172 which would preserve or enhance the character or appearance of the Conservation Area.

The main issues for consideration are therefore impact on the living conditions of existing residents, whether the scheme provides acceptable living accommodation for future occupants and off-street car parking provision.

Affect on the locality

The majority of the dwellings in this part of the Housing Area fall within Use Class C3, although several are shared by up to 6 people. Records indicate that there are 2 other property on this part of Hoole Road (ie between Crookes Road and Spooner Road), which are in use as houses in multiple occupation, and 5 others in use as shared accommodation. There are therefore 7 properties out of 22 along this stretch of Hoole Road in some form of multi-occupation. This is not considered to be a significant concentration of multi-occupancy which is detrimental to living conditions in the area. No. 47 Crookes Road (on the corner of Crookes Road and Hoole Lane, which was granted permission in January 2005, (04/04383/CHU) for multi-occupancy use.

There is a possibility that greater noise nuisance could be generated by a house in multiple occupancy than would be associated with a single-family house. There is potential for more vehicles, increased comings and goings and more internal noise

It should be noted however, that this dwelling could be let to a maximum of 6 persons living as a single household without the need for any planning permission. In these circumstances the level of use possible and proposed is not considered to differ significantly. The adjoining houses appears to be shared houses and a condition requiring sound attenuation measures on the party walls would secure the amenity of future occupants of No. 5 and 9 should they pass back into family use. It would be difficult to argue that either property would be disadvantaged by any increase in activity at the application address or that the subsequent level of shared accommodation in the locality was causing serious nuisance to existing residents.

The dormer window to the front of the property is proposed to be removed. This dormer does add to the conservation area, with a matching dormer on the adjacent property of No. 5 Hoole Road. However planning permission is not required to remove the dormer whilst the property remains in as a dwelling. Therefore the removal of the dormer window and the impact on the conservation area cannot be controlled through this application.

This is a relatively large terraced dwelling with reasonably sized garden areas. In conclusion, it is considered that on balance, the proposal is unlikely to cause significant additional disturbance above and beyond that which would be caused by the six persons that could live together within Class C3.

173 In terms of amenity for existing and future residents, the proposal is therefore considered to comply with H5 and H14.

Amenity considerations for residents of the scheme.

H5 and H14 also require adequate living standards for residents. Each occupant would benefit from a reasonable outlook from either bedroom or communal space and all rooms are of dimensions capable of providing adequate living space. There is a private walled rear garden area providing adequate living space and external amenity space.

Highway Issues

Guidelines indicate that development, creating a HMO for 8 persons should provide one off-street car parking space. It is not achievable to provide any off street parking provision of the site.

Highways Officer has commented that that there are significant on-street parking problems already in this area, and therefore the proposal is less than ideal due to the lack of any dedicated off street parking. However, based on the Councils parking guidelines the proposal requires no additional parking provision over and above the existing use. It would therefore have to be assumed that the parking demand for both uses would be very familiar.

The site is also close to a busy strategic road with good public transport bus links, and, within a short walking distance of Broomhill Shopping Area and the University.

A condition should be included in any planning consent for suitable and sufficient cycle parking accommodation to be provided within the site.

RESPONSE TO REPRESENTATIONS

Covered in the main body of the report

SUMMARY AND RECOMMENDATION

The proposed use as a house in multiple occupation falls outside the scope of the Use Classes Order and is not listed as being either acceptable or unacceptable in the relevant Unitary Development Plan Policy H10. It must therefore be considered on its own merits.

The building remains in residential use and maintains the appearance of a traditional dwelling house.

The residential character of this part of the Housing Area will not be undermined and the proposal is therefore considered to comply with Unitary Development Plan policies. Adequate living conditions are provided. The use of the property is not considered to be significantly different from that of a house with six people sharing (Use Class C3) and, as such would not have

174 any significantly greater impact on the amenities of neighbouring dwellings. A condition can limit the number of residents.

On the basis of the above information the proposal is considered to satisfy policies H5 and H14 and Supplementary Planning Guidance and it is therefore recommended that permission is granted subject to conditions.

Please note that all maps are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Sheffield City Council LA076325.

175