SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate
REPORT TO CITY CENTRE AND EAST DATE 26/03/2004 PLANNING AND 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 Howard Baxter TEL NO: 34556
AREA(S) AFFECTED
CATEGORY OF REPORT
OPEN
1 2 Application No. Location Page No.
03/00214/FUL Land At Hastilar Road South And Richmond 5 Road Sheffield
03/02664/CHU Former National Centre For Popular Music 13 Paternoster Row Sheffield S1 2BX
03/03642/OUT Site Of Scrap Yard And Part Of Allotment Site 19 Ecclesfield Road Sheffield
03/03799/FUL Land At Young Street And St Marys Gate 28 Sheffield
03/04264/FUL Pavillion - Sports Ground Olivers Mount Sheffield 39
03/04475/FUL Land To The Rear Of 74 Fox Lane And Kildonan 43 Grove Sheffield
03/04802/OUT Land At Meadowhall Retail Park Attercliffe 52 Common Sheffield
04/00089/HOARD High Street Service Station High Street Beighton 58 Sheffield S20 1EE
04/00091/FUL 575 Attercliffe Road Sheffield S9 3RB 62
04/00199/OUT Land At Nunnery Square Sheffield Parkway 66 Sheffield
04/00200/OUT Land At Nunnery Square Sheffield Parkway 75 Sheffield
04/00287/FUL Buildings And Land At Shepcote Lane Sheffield 80
04/00355/FUL Land At Beighton Tip Beighton Road Woodhouse 85 Sheffield
04/00477/OUT Site Of Former Parkwood College, Solly Street 95 And Scotland Street Sheffield
04/00600/FUL Land At Normanton Spring Road Sheffield 107
3 4 SHEFFIELD CITY COUNCIL
Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 26/03/2004
LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION
*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.
Case Number 03/00214/FUL
Application Type a Full Planning Application
Proposal Erection of a 64 bedroom nursing home and a conservatory (as amended plans dated 15.03.2004)
Location Land At Hastilar Road South And Richmond Road Sheffield
Date Received 31/01/2003
Team CITY CENTRE AND EAST
Applicant/Agent Architectural Design Shop
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 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or
5 topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
4 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and bushes within and/or adjoining the site of the development during building works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
5 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' following (variable). When the landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
6 The widening of the access road from Richmond Road adjacent to Richmond Pond and development of the car park on the south-west boundary of the site shall be hand dug around the roots of the existing trees and bushes, details of which shall have been submitted to and approved by the Local Planning Authority prior to works commencing.
In order to prevent damage to the root structure of existing trees and bushes adjacent to the development and in the interests of the amenities of the locality.
7 Surface water and foul drainage shall drain to separate systems.
6 To ensure satisfactory drainage arrangements.
8 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
9 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved in writing by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
10 The nursing home shall not be used unless the car parking accommodation for 18 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.
11 Details of the materials proposed to be used in the construction of the new footpath between Richmond Road, the nursing home and the car parking areas are not approved. Before the development is commenced full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. Such construction works shall be carried out in accordance with the approved details prior to the the nursing home being used.
In the interests of traffic safety and the amenities of the locality.
12 The nursing home shall not be used unless disabled parking spaces have been provided within the site, but before such parking spaces are provided full details thereof shall have been submitted to and approved by the Local Planning Authority and thereafter such disabled parking spaces shall be retained.
To ensure ease of access and facilities for disabled persons at all times.
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.
7 GE13 - Areas of Natural History Interest and Local Nature Sites H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas LR7- Development of Recreation Space for Non-Recreational Uses
This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 House 1 Union Street Sheffield S1 2SH
For access crossing approval you should contact the Highway Co- ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
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 developers' attention is drawn to the attached extract from the South Yorkshire Act 1980, regarding access for the Fire Brigade.
4. The applicant is advised there is a watercourse near to the development location. If any proposals will necessitate changes to a
8 watercourse including relay diversions or work, approval is required from the Drainage Section under S263 Public Health act 1936, please contact Mr P Berry on 0114 2735868
5. Formal consent for the discharge to the river and for the outfall structural design must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) before work on site commences.
Site Location
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LOCATION AND PROPOSAL
The site consists of derelict land containing a former factory located behind shops fronting Richmond Road, some with flats above. To the west and north west are rear gardens of houses on Fishponds Road, Aughton Crescent and Aughton Close. The access to the site is to the southern side of the shops on Richmond Road which forms the north east boundary of the Richmond fish pond. Land to the north east is occupied by Beechy Knoll Nursing Home.
Apart from the rear of the shops, the site boundary contains a large number of mature trees and bushes. Land rises to the north.
9 It is proposed to erect a 64-bed nursing home in the form of a two/three storey building. The northern section being two storey to accommodate changes in levels. The building is located on a north west, south west axis with two wider sections and a three storey tower feature including the building entrance. Materials will be a mixture of stone, brick and render with glazed stair areas. On site parking is located to the south west of the site and will be accessed by the upgraded existing access off Richmond Road.
RELEVANT SITE HISTORY
None
SUMMARY OF REPRESENTATIONS
None received to date.
PLANNING ASSESSMENT
Policy Issues
The site falls within a Housing Policy Area, nursing homes (Use Class C2) are acceptable in such policy areas. Policy H8 “Housing for People in Need of Care” sets out parameters for such development. The site is also adjacent to Richmond Road pond which is in an Open Space Policy Area and Area of Natural History Interest (Policy G13) and Policy LR5 “Development in Open Space Areas” therefore apply. In Areas of Natural History Interest development will not normally be permitted which would damage such Areas, similarly policy LR5 requires proposals to be assessed against a series of criteria.
In this case, small sections of land adjacent to the northern boundary of the site will be utilised to widen parts of the access road and a new footpath link provided in the open space area to the south of the existing northern boundary hedge. Some bushes may be lost by widening the access-way but these will be replaced by new planting. There are footpath routes already within the open space area and so the new link will not have a significant impact. Monies from the sale of part of the pond site will be used to upgrade the pond thereby benefiting its natural history interest.
Overall the development encroachment onto the pond site is considered minimal and the loss of land and existing landscaping is outweighed by replacement planting and benefits to the pond.
Thus Unitary Development Plan policies are not considered to be contravened.
Design Issues
As originally submitted the proposal consisted of an 80-bed facility which resulted in the parking area extending to the south west into the existing
10 mature boundary trees. Subsequently, the application has been amended to the current smaller unit. This has had the benefit of reducing the bulk of the building in terms of its roof mass and allowing the parking area to be set away from the south western trees. Development close to the roots of these trees will be conditioned to be hand dug.
The design and facing materials have been amended to create a stronger vertical emphasis. This has been achieved by replacing a stone plinth and brick string courses with different facing materials on projecting sections of the elevations. For example, the tower and central element of the south east elevation has stone facing materials, others are of brick and render. To reduce the impact of the long side elevations and for the benefit of residents, room windows have been enlarged. Similarly dining rooms have larger windows. Stairwells also have larger areas of glazing. An additional feature not included in the original application is a conservatory to the south west corner linked to the lounge.
Although the majority of the building is three stories high in an area of predominantly two storey houses, the proposal is set in its own grounds with established groups of trees on the south western and north western boundaries. Given this and the amended design features agreed by the applicant the scale and design of the development is considered to be satisfactory and will not adversely affect the character of the area.
Amenity Issues
The setting of the proposal is such that in general the outlook for residents is considered acceptable due to the existing landscaping and the separation of the building from site boundaries. The weakest boundary is that to the south- east i.e. to the rear of the shops and flats fronting Richmond Road. This can however, be improved by landscaping and boundary treatment which will be conditioned. Views out of the building have also been improved by enlarged room windows and larger glass areas to dining rooms.
On three sides the site is bounded by the rear gardens of houses and flats. Habitable rooms are no closer than11 metres from the site boundary and the dining rooms 12 metres. Due to changes in level, houses to the west particularly on Fishponds Road, are lower and some have small gardens adjacent to the site. The closest part of the proposed development, the conservatory, is 12 metres from the site boundary and the three storey element 19 metres. To the north west, houses on Aughton Close are higher with over 23 metres separation from the closest houses to the edge of the building.
Taking into account the proposed use and relationship of the proposed building to adjacent existing residential units, it is not considered that the development will give rise to adverse overlooking.
An important area of amenity value is the pond adjacent to the site entrance. In order to provide safe access, short strips of the northern boundary of the
11 open space adjoining the pond are to be included as passing points. The majority of existing trees and hedges on this boundary will be retained, again work on these passing points is to be conditioned to be hand dug. Further landscaping will be provided on this boundary. Money from the sale of the land will be used to upgrade the pond area. Thus the overall impact of the works will be to improve the amenity value and setting of the pond.
Highway Issues
As stated above the access road is to be wider in places to provide passing areas in the interests of highway safety. The existing access was considered inadequate and has, in the past, restricted development potential of the site, which has remained derelict. Details now include an adequate access and off-street parking to meet the requirements of the proposed development.
Informal alternative access details have been discussed including a one-way system from the adjacent Beechy Knoll Nursing Home. This however, is not part of this application.
CONCLUSION AND RECOMMENDATION
The proposal will bring benefits to the locality in utilising a derelict site currently tipped and occupied by disused buildings. A nursing home is a use which is acceptable in residential areas and the location and setting of the building is considered to benefit residents of the proposal and adjacent existing occupiers.
The proposal is not considered to adversely affect the setting and character of Richmond Road and will benefit the pond.
Thus the proposal concurs with Policies G13, H10, H14 and LR5 of the Unitary Development Plan.
Taking the above into account it is considered that the proposal is acceptable and it is recommended that the Area Board approve the recommendations.
12 Case Number 03/02664/CHU
Application Type a Planning Application for Change of Use
Proposal Use of building as students union, incorporating entertainment venue, bars, cafe, shop and offices (sui generis use) and erection of a bin store (amended scheme)
Location Former National Centre For Popular Music Paternoster Row Sheffield S1 2BX
Date Received 11/07/2003
Team CITY CENTRE AND EAST
Applicant/Agent Axis Architecture
Recommendation To Report
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 building shall not be occupied unless the approved sound insulation measures detailed in the acoustic report, ref Aac/114147- 81/r01, have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
3 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
4 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such
13 Validation Test shall: a) Be carried out in accordance with an approved method statement, b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
5 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
6 No deliveries to the building shall be carried out between 2300 hours to 0700 hours Monday to Saturday and between 2300 hours to 0900 hours Sundays and Public Holidays
In the interests of the amenities of the locality and occupiers of adjoining property.
7 The fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open.
In the interests of the amenities of the locality and occupiers of adjoining property.
8 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.
In the interests of the amenities of the locality and occupiers of adjoining property.
9 Prior to the occupation of the building, a signing strategy for the premises shall be submitted to and agreed in writing with the Local Planning Authority.
14 In the interests of the visual amenities of the locality.
10 Prior to the occupation of the building full details of the construction materials of the insulated walls which face outward shall be submitted and agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
11 The ground floor of Drum 2 shall not be occupied by the applicants unless a scheme of sound insulation works to be agreed with the Local Planning Authority is installed and validated.
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.IB7 - Development in Business AreasBE16 - Development in Conservation Areas, This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
15 E HO N W A A L R D E Site Location LA R N Y E E 64.6m HO
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3 S 7 T RE l 4 ET a r 4 n l a W 1 ti o u a p O o 2 N P R 7 e r E h o ic s l T f s R k S e u r u r E o b nt M 5 S e 1 T W 3 ta C S B 3 O
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T he Showroom (Ci nema) 63.1m
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6 8 T E E TR S N W Studio 4 O 8 BR C R N o A r r f m o kl s LOCATION AND PROPOSAL
The site of the application is the former National Centre for Popular Music Building. The building is mainly vacant but has a B1 use in the ground floor of one of the ‘drums.’ The previous use was that of a music venue/night club. The site is located within the Cultural Industries Quarter Conservation Area. Adjoining uses are The Workstation, the Sheffield Science Park, the Spearmint Rhino Gentleman’s Club and a variety of other industrial, office and entertainment uses are nearby. In the wider area are the Sheffield Hallam University Campus and student accommodation within the City Centre.
The use is as set out in the description and is similar to the existing students union operation within the Mandela Building which is nearby and opposite the station. The hours of operation of the building as proposed by the applicants, would be until bar closure at 0200 hrs Monday to Saturday, with occasionally music going on till 0300hrs on Fridays. The bar would close on Sundays at 2300hrs. About 30mins dispersal time would be needed after those hours.
The bin store is located to the rear of the building next to the Science Park car park, off the service road, Arundel Lane, and next to a rear access into it.
16 SITE HISTORY
A previous planning permission, 9A/0861P, 5th March 2001, granted permission for the use of the building as a music events centre including a night club. No conditions restricting the hours of use of the building were imposed.
SUMMARY OF REPRESENTATIONS
An observation has been received by e-mail via the Cultural Industries Quarter Agency. The correspondent considers it is wholly inappropriate for a building in which so much public money has been invested to be given over to private use. There should be public access to the facilities. This should be a planning condition. The existing occupant of the building should be safeguarded. This could bridge the town/gown divide which causes resentment in the local community.
The Head of Development at the CIQ Agency adds that this is a view which represents that of a number of people.
PLANNING ASSESSMENT
Policy Situation
The building is located in a Business Area on the Unitary Development Plan Map and uses are covered by Policy IB7 Development in Business Areas. The use proposed is a mixed one and therefore sui generis. However, it is similar to uses within Class D1 Community Facilities and Institutions, and Class D2 Leisure and Recreation Facilities. It contains elements within Class B1 Business and A3 Food and Drink. All those uses are acceptable in such a policy area and on this basis the use can be supported on its merits.
Design Issues
The application was advertised as it is located within the Cultural Industries Quarter Conservation Area. The external appearance of the building is, however, not being changed and the bin store is located to the rear, next to a car park site which will eventually be developed. The store will be painted blockwork and steel which matches the hi-tec character of the building. It also has within it the student’s union initials in the panel’s perforations facing out on to Arundel Lane. Except for the store the appearance of the building and its impact on the Conservation Area in terms of Policy BE16 has not changed.
Highway Issues
There are considered to be no highway implications for the change of use.
Sound Insulation Issues
17 The previous uses of the building had inadequate sound insulation and a further detailed report has been prepared following acoustic tests and temporary alterations to the interior of the building. This report is currently being considered by the Environmental Protection Service and it is anticipated that a favourable recommendation will be made to members at the meeting.
RESPONSE TO REPRESENTATIONS
Sheffield Hallam University Students Union at the moment operate an open door policy to all students in Sheffield whether at the Universities or schools and colleges. Former students and members of the public may also join the Union and events are staged from time to time which are generally open to the public. Also the premises (the Mandela Building) may be hired. It is expected this policy will continue to operate in the new premises. It would not be appropriate to impose a condition to make it open for public use without it being clear how the public would need to use it beyond the terms of the current arrangements.
SUMMARY AND RECOMMENDATION
The use of the building is supported on its merits and has had planning permission granted previous for a similar use which is still extant. The applicants have submitted a complex noise report, normally required under such circumstances, which is still under consideration. It is hoped that the noise issues will be resolved before the Board Meeting when it is anticipated that a favourable recommendation can be made.
18 Case Number 03/03642/OUT
Application Type an Outline Planning Application
Proposal Residential Development
Location Site Of Scrap Yard And Part Of Allotment Site Ecclesfield Road Sheffield
Date Received 03/10/2003
Team CITY CENTRE AND EAST
Applicant/Agent Garry Greetham Associates
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, and d) landscaping (matters reserved by this 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.
19 4 Details of an area of open space, which shall be no less than 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 dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.
In order to ensure that an adequate level and standard of open space provision exists for future residents, and in order to comply with the requirements of Policy H16 of the Unitary Development Plan for Sheffield.
5 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellings shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.
In the interests of the amenities of the locality.
6 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
7 Before development is commenced full details of the proposed means of disposal of surface water drainage , including details of any balancing works and off site works, shall have been submitted to and approved by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
8 No buildings/structures shall be erected within 4 metres of the public sewer.
To ensure satisfactory drainage arrangements.
9 No buildings/structures shall be erected within 3 metres of the watercourse.
To ensure satisfactory drainage arrangements.
10 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
20 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.
11 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
12 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; orb) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the dwelling(s) is/are brought into use. Highway Improvements: Ecclesfield Road/site access/Trans Pennine Trail:-Surface treatments, traffic calming measures, barriers, signing and white lining..'
To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.H10 Development in Housing AreasH14 Conditions on Development in Housing AreasH16 Open Space in New Housing DevelopmentsLR4 Open SpaceLR5 Development in Open Space Areas Planning Policy Guidance Note 3 – Housing. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An
21 inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
2. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
3. Formal consent regarding works affecting the water course must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) before work on site commence.
4. Where a direct discharge to a water course is contemplated, or the proposal lies within a water catchment area, it will be necessary to provide a secondary form of treatment (a filter) to the satisfaction of the Main Drainage Section.
5. This development abuts a private street and as such there is a liability for road charges. The Council has powers to carry out work to bring the street up to a standard acceptable for adoption. Payment for the estimated cost for the frontage concerned may be required in advance of the work being commenced or alternatively at a later stage when the work is completed. This will be decided when Building Regulation approval is obtained. If you require any further information please contact Mr S A Turner on Sheffield 2736133.
22 Site Location
E P C ip C el LE in e S F IE LD R O A D
Tank
Track 38.4m
Playground
Posts
Allotment Gardens
Shelter 2 0
WOODBU
RY ROAD
9
1 1 37.8m
1 6
3 0
D
A
R
A
S
T R 1
E
E
T Public House 2 70 Club 60 m .21 50 36 BM 44 40 6 4 36.9m
18 S D T A R
BM R
44 E 9 5 .29m 2 A E 14
ST T 5
4 ANDO
N ROA El 9 3 D 18
Sub Sta
7 2
5
1 TCB 39.0m
7
3 1 BM 41.48m
20
LOCATION AND PROPOSAL
The application site consists of an area of land measuring approximately 0.25 hectares, which is currently vacant, and which has previously been used partly as a scrap yard and partly as allotments, which are now disused and overgrown. It is located on the south-western side of Ecclesfield Road, close to its junction with Fife Street, and immediately to the south of a car park serving the children’s play area and open space within Woolley Wood.
The site is bounded by the car park and the play area to the north, and to the south by Woodbury Road, an unadopted road, that gives access to the rear of properties on Standon Road. To the west of the site is an additional group of disused and overgrown allotments. A pedestrian link to Dara Street lies to the south east of the site.
The application seeks outline planning permission for the development of the site for residential purposes. All matters of detail except means of access are reserved for subsequent approval. The applicant has, however submitted an indicative layout with the application, which shows the site accommodating 8 dwellings with garages. It is proposed that vehicular access is gained from Ecclesfield Road, via the existing entrance to the open space car park.
23 RELEVANT PLANNING HISTORY
Planning Permission was granted in July, 2002 for the erection on the site of a medical centre with car parking (Ref:02/00565/FUL). This has not been implemented.
SUMMARY OF REPRESENTATIONS
Two letters have been received from local residents who do not raise any objections to the principle of the development, stating that it will bring benefits to the area by removal of existing tipping problems. The letters request that the dwellings are not occupied by Council or Northern Counties Housing Association tenants, or ‘social landlords’, but by private owner/occupiers. This however is not a planning consideration.
The Ramblers Association has objected to the development of housing on the portion of the site that is identified as Green Belt in the UDP, but raises no objections to the development of the former scrap yard portion of the site. They state that there are no ‘very special circumstances’ and the development would impede attempts at urban regeneration by developing a green field site when there is such a strong supply of brown field land. They state that the dwellings would be out of character with the Green Belt. In addition they state that the development would damage a Green Corridor as identified by the UDP. In making such comments they consider that the proposal is contrary to Policies GE1, GE3, GE4, GE5, and GE10 of the UDP.
The Campaign to Protect Rural England (CPRE) have requested that the application is refused for similar reasons to those raised by the Ramblers Association, considering that the proposals are contrary to the UDP Policies referred to above. In addition they consider that the proposal is contrary to Planning Policy Guidance 2 ‘Green Belts’.
PLANNING ASSESSMENT
Policy Issues
The application site has a mixed allocation in the UDP. The former scrap yard area is identified as a Housing Area, and the former Allotments are identified as Open Space. This equates to approximately a 50/50 split in the land use allocations.
Housing is the Preferred land use in the terms of Policy H10, and therefore the development of the former scrap yard portion of the site is clearly acceptable in land use policy terms. Policy H14 of the UDP sets criteria for new housing developments within Housing Areas, which principally relate to detailed submissions.
For development in Open Space areas, the following policies are relevant:-
24 Policy LR4 states that Open Space will be protected from built development where it would be needed for outdoor recreation, or where it makes a valuable contribution to the natural environment or quality of life.
Policy LR5 sets criteria against which development in Open Space areas should be considered. Relevant criteria for this particular proposal relate to the impact upon the Green Network, the efficiency of the space as an environmental buffer, consideration of the quality of the space and the character of the area.
Allotments are defined as recreation space in the UDP. However, the former allotments contained within the site are so heavily overgrown, and boundaries so ill defined that it is considered they no longer perform such a function. As such Policy LR7, which requires replacement recreation space to be provided If existing recreation space is to be developed, does not apply.
Policy H16 of the UDP seeks to ensure that sufficient open space exists to meet the needs of local people.
Planning Policy Guidance 3 – ‘Housing’ (PPG3) encourages the development of new housing on previously developed sites, in preference to the development of greenfield sites, and the development of sites that are in sustainable locations, close to existing facilities and which are accessible by a choice of modes of transport.
The above policy issues are considered in detail below.
Impact on Open Space Area
The area of Open Space is not currently of high quality and is regularly used for fly tipping. It does not perform a recreation function, nor does it contribute significantly to local amenity. The development of the site for housing would represent a small incursion into a large swathe of Open Space and as such would not detract from its function as a Green Corridor, nor the overall character of the area.
The Open Space portion of the site has a green but untidy appearance at present and is not being put to any beneficial use. Approximately half of the site is ‘previously developed’ in the terms of PPG3, and it is well located for public transport and other services. In addition, the previous consent for the site established the principle of the loss of the Open Space.
It is therefore considered that the development of the Open Space area is acceptable in this case and that the proposal broadly supports the aims of PPG3.
Open Space Provision
An assessment of Open Space provision within the locality of the site has been undertaken. It demonstrates that the area has a provision of Open
25 Space which is above minimum guidelines, having overall provision of 10.8 hectares per thousand population. The minimum guideline is 6 hectares.
In such cases, where open space in the locality is in need of enhancement, a contribution is sought from the developer. As the application is in outline form, with final numbers of dwellings unknown, this would be secured at this stage by a condition rather than a Planning Obligation.
Highways and Transportation
The proposed vehicular access from Ecclesfield Road is acceptable in highway safety terms subject to some minor design details to ensure compatibility with the adjacent public car park and the Trans Pennine Trail which crosses the proposed access point.
A highway improvement line exists on Woodbury Road adjacent to the site, which is currently unadopted. The improvement line encroaches onto the site. This effectively means that a portion of the site is not developable. This would affect elements of the indicative layout submitted by the applicant. The applicant is aware of the improvement line, and the need to avoid development within its boundaries.
Accessibility
The site is accessible by a choice of modes of transport, with bus services operating on Ecclesfield Road, and bus stops a few metres from the site. Within easy walking distance of the site are a number of local shops, hot food outlets, a public house, club and youth club. In this context the development of the site for residential purposes is site is considered to be acceptable in the terms of PPG3.
Impact Upon Neighbouring Residents
The nearest dwellings to the site are a row of terraced properties on Ecclesfield Road. The rear gardens of those properties are within 5m of the site. Similarly dwellings on Standon Road have rear gardens located approximately 5m from the site boundary, with the dwellings themselves over 40m from the site boundary.
The development of the site for housing purposes would not, in principle, result in an adverse impact upon the amenities of the adjacent residents. There is an appropriate level of separation between the properties, and the development of the site would remove an existing disamenity which results from the use of the site for fly tipping.
Land Contamination
The former use of the site as a scrap yard is such that the site may well be contaminated. It will therefore be necessary for a Phase 1 and Phase 2 Risk
26 Assessment to be submitted for approval before any development takes place on the site.
RESPONSE TO REPRESENTATIONS
The representations from The Ramblers Association, and from CPRE raise objections principally on the grounds of incursion into the Green Belt. However, the site does not lie within the Green Belt. The site is identified as part Open Space and part Housing by the UDP.
SUMMARY AND RECOMMENDATION
In summary, the proposal represents the development of housing in a mixed Housing and Open Space Area. The loss of the area of open space is not considered significant given that it represents a small portion of a much larger area, and that it is of poor quality, serving no recreational function.
The site is accessible and close to a number of local facilities, and as such given that half of the site is previously developed, the proposal broadly supports the principles of PPG3.
The proposed access location is acceptable, subject to minor improvements, and the separation between the site and existing residential development is such that it is unlikely to lead to loss of amenity for existing residents. The development will however remove a fly tipping nuisance from the site, which will be of benefit to the local residents.
It is therefore recommended that Planning Permission is granted for the proposal.
27 Case Number 03/03799/FUL
Application Type a Full Planning Application
Proposal Erection of 1 x 13/21-storey building providing 205 apartments with associated offices and provision of 74 car parking spaces (as amended 22 October 2003, 25 February and 11 March 2004)
Location Land At Young Street And St Marys Gate Sheffield
Date Received 14/10/2003
Team CITY CENTRE AND EAST
Applicant/Agent Broadway Malyan
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 Notwithstanding the drawings hereby approved and before the development is commenced, full details of the following shall have been submitted to and approved by the Local Planning Authority (a) facing brickwork (b) all cladding and curtain walling (c) car park grilles (d) balconies to the flats (e) external lighting
In the interests of the visual amenities of the locality.
3 Before the development is commenced, full details of the proposed external works shall have been submitted to and approved 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 to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the development and thereafter the landscaped areas shall be retained. The landscaped areas shall be
28 cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.
In the interests of the amenities of the locality.
5 The development shall not be used unless the car parking, motorcycle and bicycle parking accommodation shown on the approved plans has been provided in accordance with those plans and thereafter such car parking, motorcycle and bicycle parking accommodation shall be retained for their sole intended purposes.
In the interests of traffic safety and the amenities of the locality.
6 The development shall not be used unless all redundant accesses have been permanently stopped up and reinstated to footway, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.
In the interests of traffic safety and the amenities of the locality.
7 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
8 There shall be no gates or barriers erected at the means of access to the site.
In the interests of traffic safety and the amenities of the locality.
9 At all times that construction work being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be properly maintained.
In the interests of traffic safety.
10 The areas shown on the drawings hereby approved for standing and manoeuvring of service and delivery vehicles shall be kept clear of
29 obstructions (including storage of materials and parking of vehicles) at all times.
In the interests of traffic safety and the amenities of the locality.
11 Before the development is commenced, a dilapidation survey of the highways adjoining the site shall have been undertaken jointly with the Local Highway Authority and a list of required remedial works to be carried out at the developer's expense shall have been submitted to and approved by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
12 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of the noise survey carried out by the Equus Partnership (ref. no. 2599) dated 14th January 2003 and be capable of achieving the following noise levels within the building:Noise Rating Curve NR25 (at each 15 minute period between 2300 to 0700 hours)Noise Rating Curve NR35 (at each 15 minute period between 0700 and 2300 hours) (Noise Rating curves should be measured as a 15 minute linear Leq at the octave band frequencies 31.5kHz to 8kHz) b) Include a system of alternative acoustically treated ventilation to all bedrooms and living rooms. Before the scheme of sound attenuation works is installed, full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
13 Before the use of the residential building is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
14 Before the flats are occupied, a Validation Test of the sound attenuation works for the bedrooms shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) Be carried out in accordance with an approved method statement. b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced.
30 Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
15 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
16 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
17 Before the development is commenced, a Framework Travel Plan for the development, which shall include clear and unambiguous objectives and modal split targets, together with a time bound programme of implementation, monitoring, review and improvement shall have been submitted to and approved by the Local Planning Authority.
In order to encourage the use of alternative modes of transport and reduce dependence on the private car.
18 Before any part of the development is occupied, a Detailed Travel Plan in accordance with the approved Framework Travel Plan shall have been submitted to and approved by the Local Planning Authority and shall thereafter be operated. Annual Progress Reports shall be submitted to the Local Planning Authority in accordance with timescales set out in the approved Detailed Travel Plan. No improvements or modifications to the Detailed Travel Plan shall be implemented without the prior written approval of the Local Planning Authority.
In order to encourage the use of alternative modes of transport and reduce dependence on the private car.
19 Before the development is commenced, details of a scheme of Public Art forming part of the development shall have been submitted to and approved by the Local Planning Authority and the development shall
31 not be used unless such scheme of Public Art has been provided as approved and thereafter retained.
In order to enhance the built environment of the City.
20 The development shall not be used unless suitable access and facilities for disabled persons, both to and within the buildings and also within the curtilage of the site, have been provided to the satisfaction of the Local Planning Authority but, before such access and facilities are provided, full details thereof shall have been submitted to and approved by the Local Planning Authority. When the access and facilities have been 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.
21 Before work on site is commenced, a Statement of Intent for the provision of Mobility Housing Accommodation within the site (which provision shall comply with the Local Planning Authority's Supplementary Planning Guidance) shall have been submitted to and approved by the Local Planning Authority, and before the flats are first occupied, such Mobility Housing provision shall have been provided and shall thereafter be retained.
To ensure ease of access and facilities for disabled persons at all times.
22 Notwithstanding the drawings hereby approved, the following Mobility Housing features shall be provided to the minimum sizes described in at least 25% of the residential flats: (a) 1500 mm manoeuvring space in lift lobbies. (b) 1200 mm wide corridors with 300 mm wide panels at the side of corridor doors. (c) double doors to be 1600 mm wide set within an 1800 mm structural opening. (d) single doors to be 800 mm wide set within a 900 mm wide structural opening. (e) 1500 mm wheelchair turning circles in bathrooms.
In order to provide Mobility Housing accommodation in accordance with the Council's Supplementary Planning Guidance.
23 A roofwater irrigation system shall be installed capable of irrigating the soft landscaping within the site, but before the development is commenced, full details thereof shall have been submitted to and approved by the Local Planning Authority unless otherwise agreed in writing by the Local Planning Authority.
In the interests of water conservation.
24 No development shall take place unless the applicants, their agents or successors in title have secured the implementation of a programme of
32 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 features are recorded or preserved in accordance with an agreed scheme.
25 The site shall be developed with separate systems of drainage for foul and surface water on site.
In the interest of satisfactory and sustainable drainage.
26 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.
To ensure that the development can be properly drained.
27 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.
28 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor.
In the interest of satisfactory drainage.
Attention is drawn to the following directives:
1. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (Tel: Sheffield (0114) 2736677) as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.
2. You are advised that residential occupiers of the development should be informed in writing prior to occupation that: (a) limited car parking provision is available on site for occupiers of the building. (b) residents' car parking permits will not be provided by the Council for any person living in the building.
33 3. Advice on the preparation of a Travel Plan is contained in the document "Guidelines for the Preparation of a Transport Assessment and Travel Plan", and from Ms Rachel Harvey (Tel: 0114 2735828).
4. You are advised that Council's approval under the Highways Acts is required for projections over the Highway and Mr M Wilson (Tel: 0114 2736295) should be contacted for advice about the submission of designs and structural calculations.
5. You are advised to contact the Council's Trade Waste Recycling Service (Tel: 0114 2734434) to arrange for suitable recycling facilities for occupiers of the development.
6. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting.Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site.
STATEMENT OF SHEFFIELD CITY COUNCILUNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE
1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest. 2. This statement does not confer any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation. 3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement. 4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill-posting notwithstanding part 3 above. 5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts. (a) Hoardings screening development sites. (i) Only bill-posting on hoardings to sites where building work is underway shall be generally exempt from action being taken by the Council. In all other cases bill-
34 posting shall not take place unless the Council have been notified and subsequently confirmed that they are not minded to take action in respect of a specific site.(ii) The posters shall be displayed and maintained in a neat and tidy manner with a border left above the posters and at least 0.5 metre between the bottom of any poster and ground level.(iii) Existing authorised advertisements or artwork shall be respected.
7. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.
Site Location
70
T E E R T S F Ss P O H I S El Sub Sta B
Y O U N G S T R E E T
B M 72.48m
Government Offices E R A U Q Subway S 'S Y R El Sub Sta A M T
S 'S 5 Y R 70.7m A E M AR Government Offices T U S Q S
Subway Subway
Y O U N G ST R E E T
Subway
S T M AR Y'S GA TE
Subway
Subway
1
2 3
LOCATION AND PROPOSAL
This vacant site at the corner of Moore Street and St Mary’s Gate is left over from the construction of the ring road about 25 years ago. It forms part of a larger site including the adjoining public short stay car park with access from Young Street.
35 Permission was granted on 5 September 2003 for the development of the larger site for flats and offices. The residential element on the vacant land was 193 flats with 55 car parking spaces in a 19 storey tower with a 12 storey wing. The offices were on the existing car park in a 7 storey office block with 69 car parking spaces.
This is a revised application for the residential element only, based on a more accurate cost appraisal. It provides for 12 more flats and 19 more parking spaces. The first floor of the wing is now to be used for parking. The extra flats are accommodated in an additional floor in the wing (now 13 storeys), and putting two more floors on the tower (now 21 storeys).
At the same time, the ceiling heights have been reduced slightly. The tower is now to be 64 metres high, instead of the original 59.6m, and the wing 41m instead of 38.6m.
Initially, the revisions included the use of a modern render to the curved faces to the tower and the wing. However, the proposal now retains the terracotta rainscreen cladding originally approved.
The details of the car park grilles have been deleted from the drawings, to be reserved for later approval.
REPRESENTATIONS
One objection received: (1) Inappropriate large scale of building, (2) 16 fewer parking spaces in overall development, (3) Adverse effect upon the Grade 2 listed frontage of University for Industry building on Young Street and contrary to Policy BE15 of Unitary Development Plan, (4) Increased traffic, (5) Young Street might be blocked by construction traffic, and later by significant other traffic.
PLANNING ASSESSMENT
Policy
The site lies within a Business Area in the Unitary Development Plan. Policy IB7 lists Housing as acceptable at upper levels in the City Centre. Policy IB9 requires, amongst other things, that development should not prejudice the dominance of industry and business in this area, and should not cause residents to suffer from unacceptable living conditions.
Policy BE5 encourages (a) original architecture, provided that the new complements the scale, form and style of surrounding buildings, (b) a co- ordinated approach where there is more than one building, (c) varied materials in large scale developments with the overall mass broken down, (d) special architectural treatment to corner sites, (e) taking full advantage of natural and built features.
36 Policy BE3 requires that development should not damage the traditional City Centre skyline or views and vistas important to the city’s character. In particular, views into the City Centre from Park Grange Road should be protected, and within the City Centre views up and down The Moor.
Policy H2 identifies the City Centre as a main location for housing development. Policy H12 promotes new sustainable communities in areas not suffering from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health and safety. The site lies outside the City Centre Housing Priority Zone.
Policy H16 requires open space to be provided to meet the needs of the residents, by a contribution to off-site provision if space is not made available within the site. The rates for off-site contributions are set out within the Council’s Supplementary Planning Guidance.
In the first approval, account was taken of the emerging guidance in the Council’s Urban Design Compendium, presently being finalised by consultants. This indicates that Charter Row is a suitable location for taller buildings, with a tower as a focal point at Charter Square. New buildings of 5 or 6 storeys could define the street near the junction with Fitzwilliam Street. However, this site is excluded from its advice for Charter Row. The Moore Street roundabout is identified as an important gateway into the city centre, and suitable for an appropriate tall building.
Parking: Cars, Motorcycles and Bicycles
Even with the extra car parking spaces the scheme is still 64% car free, complying with sustainability requirements for the city centre. Adequate provision is now made for disabled drivers and motorcyclists. Secure under covered parking is shown for 28 bicycles in line with recent guidance.
Design and Materials
The impact of the extra accommodation is moderated by the reduced ceiling heights.
On a building of such scale, the extra height on the slender tower will not be noticeable.
The wing has been examined more carefully, in view of its slab-like effect. In the revised design it has a better relationship with the tower, which is now proportionately taller. The extra height will hardly be apparent in the vicinity of the building, in view of the great width of the adjoining ring road next to an extensive supermarket car park. The wing will step down from the tower as before, reflecting the fall of the land along St Mary’s Gate, towards buildings of more usual height near London Road. After consideration, there is no objection to the extra 2.4 metres in height.
37 Initially, the first floor car park had large plain car park grilles in place of the residential windows originally approved. These would have been prominently in view, detracting from the appearance at first floor level. As now revised, the window openings and grille design replicate as closely as possible a residential appearance, with a detail similar to the balconies above. This is considered acceptable.
Officers expressed strong reservations about the use of render to the main curved faces of the building. Even quality modern renders can look patchy over large areas, despite claims to the contrary, with joints visible between areas applied each day. The revised drawings retain the higher quality terracotta rainscreen cladding originally approved.
Open Space Contribution
A revised financial contribution of £108,319 will be secured by a planning obligation under Section 106 towards off-site provision at Devonshire Green. This is in accordance with Supplementary Planning Guidance.
RESPONSE TO REPRESENTATIONS
Objections: (1) and (2) See Report above, (3) The facade to 57 Moore Street is no longer listed, (4) The additional 12 flats will not generate significant further traffic, (5) Construction traffic is not a planning matter, and the development is considered unlikely to produce sufficient traffic to block Young Street.
CONCLUSION
The revisions now proposed to the scheme originally approved give rise to no significant design concerns, and parking arrangements are now specified. The proposal is considered acceptable, subject to all conditions applying to the residential element being imposed again.
RECOMMENDATION
Grant, subject to the applicant entering into a Section 106 Legal Agreement with the following Heads of Terms, and subject to the recommended conditions.
Heads of Terms:
The applicant for the residential development shall pay on or before the commencement of the development, the sum of £108,319 to be used for open space enhancement at Devonshire Green. In the event of the development being delayed, the above sum being increased in line with inflation.
38 Case Number 03/04264/FUL
Application Type a Full Planning Application
Proposal Provision of 6 x 15 metres high floodlighting poles and light units to football pitch
Location Pavillion - Sports Ground Olivers Mount Sheffield
Date Received 13/11/2003
Team CITY CENTRE AND EAST
Applicant/Agent Handsworth Junior Sporting Club
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 lighting systems shall be erected and maintained in accordance with the manufacturer's specification submitted with the application and this shall not be varied without the written agreement of the Local Planning Authority. Notwithstanding the above the Local Planning Authority reserve the powers to request variations to the specification and alignments, should it be established the lighting system affects the passage and safety of users of the adjoining major road and rail systems.
In the interests of road and rail traffic safety.
3 The lighting system as approved shall only be operated on a daily basis up to 2200 hours and shall not be used after that time without the prior written agreement of the Local Planning Authority.
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
39 Guidance.Policy GE1- Development in the Green Belt, Policy GE3 - New Building in the Green Belt and to all relevant material considerations, including Supplementary Planning Guidance. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards
Site Location
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LOCATION AND PROPOSAL
The site of the application is a sports ground used by Handsworth Junior Sporting Club which is located on the boundary of the Green Belt and the urban area. Immediately next to the site is Sheffield Parkway and the railway in a cutting. The site is enclosed by trees on four sides but not to entirely obscure it from view. The nearest dwellings are on the access road from Oliver’s Mount and on Willow Drive on the south side of the railway where an area of woodland is established.
Another pitch area with lighting and tennis courts adjoin this pitch and to the north is the Tinsley Park Golf Course. A car parking area is also illuminated.
40 The lighting is at a lower level and intensity being only on 5m poles and intended more for security than as an aid to playing.
The applicants have submitted full details of the lighting columns and units which are adjustable and directional. The lights on the columns are enclosed by cowls to prevent glare and direct the light over the pitch areas. A lux diagram is submitted showing the luminance level of the light as it falls on the ground. The purpose of the system is to allow games and training to take place during winter months to enable teams to play in a junior league.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
The proposed lighting columns raise three major issues, the impact on the Green Belt, traffic safety on Sheffield Parkway and the railway, and impact on residential amenity.
Green Belt
Policy GE1 Development in the Green Belt and Policy GE3 New Building in the Green Belt are the relevant ones and state that development will only be allowed in exceptional circumstances. An exception may be relevant where development at sports grounds is concerned and in the Sheffield area many facilities are in the Green Belt. The relevant aspect to consider is that of impact on visual amenity and openness of the Green Belt.
The site is enclosed by trees and is level. It adjoins other facilities and buildings. A major highway runs by it and nearby is the Orgreave reclamation site. Whilst all development in the Green Belt has some impact on it, taking into account its location on its boundary with the urban area and these other factors, the location of six poles with lighting units is within acceptable limits. The major impact would be for brief periods at night when the lights are in use. The columns would only be visible close up with the trees as background and when they are in leaf the columns would be mostly hidden. In winter views of the columns would be broken up by them. At 15m the columns would be at the height of most of the mature trees.
They would also be similar in height or lower to the lighting columns which adjoin the site on the Sheffield Parkway. These are located on both sides at this point and the nearest is within about 20m of the ones proposed.
Road and Rail Safety
The major aspect in both cases is the fall of light on to the carriageway and track.
41 Consultations with Rotherham Metropolitan Borough Council who are highway authority for the adjoining section of the Parkway indicates the some low levels of light may overspill the site and if the lights are poorly set they could cause glare and distract drivers. They raise no objection on safety grounds provided that the lights can be set up to direct light away from the road and directed down on to the pitch. The height of the poles at 15m and the design of the lighting units with cowls will enable this to take place. A condition will be necessary to ensure that the system, when installed, is monitored and adjusted accordingly. To reduce the height of the poles would cause the angle of the lights to increase and this would result in a greater spread of the light and increase the likelihood of glare spots visible from the Parkway and adjoining land.
Network Rail’s consultation indicates a similar situation, except the railway is in a cutting. They raise no objection and indicate the collapse of a column would not affect safety as they are sufficient distance away at 25m. The issue is whether a driver may have problem sighting signals and it would not be possible to assess this unless the site were operable. No glare would be cast on the railway according to the lux diagram. They also suggest a condition to adjust or mask lighting.
Residential Amenity
The nearest dwellings on Willow Drive to the south are about 140m away and separated by the railway and an area of trees. The site would be most visible in winter when the lights are needed most and when no leaves are on the trees. However, the degree of separation and the covering of the light units should prevent excessive intrusion. The specification submitted with the application indicates the system complies with Sports Council guidelines and is designed to prevent light spill and pollution.
SUMMARY AND RECOMMENDATION
The application as submitted complies with Green Belt policy in its location and Sports Council guidelines in its specification. The issues of traffic safety have been taken into account because of its unique position at the crossing of two transportation systems.
The application is therefore recommended for grant subject to conditions.
42 Case Number 03/04475/FUL
Application Type a Full Planning Application
Proposal Erection of 2 dwellinghouses with integral garages (as amended by plans dated 21.01.2004 and 19.02.2004)
Location Land To The Rear Of 74 Fox Lane And Kildonan Grove Sheffield
Date Received 02/12/2003
Team CITY CENTRE AND EAST
Applicant/Agent Self Architects
Recommendation Visit by Planning & Highways Area Board
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 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
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
43 Authority. The scheme shall be carried out to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the development and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.
In the interests of the amenities of the locality.
5 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges on the boundary of the site with No.78 Fox Lane, the western boundary of plot 8, and trees to be retained on the boundary with No.76 Fox Lane within and/or adjoining the site of the development during development of the site, shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
6 Any construction work adjacent to and under the canopies of trees for plot 8 shall be hand dug unless otherwise authorised in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
7 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.
8 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
9 The gradient of the extended highway from Kildonan Grove shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety.
10 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellinghouses shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.
44 In the interests of the amenities of the locality.
11 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
Until full particulars of the development are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.
12 Details of the berm and footway details on the eastern side of the access road off Kildonan Grove are not approved. Before the development is commenced, such details shall have been submitted to and approved by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
13 Before the development is commenced, structural details and calculations relating to the retaining wall shall have been submitted to and approved by the Local Planning Authority.
In the interest of traffic safety.
14 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
15 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of the safety of road users.
16 Before development is commenced, full details of the proposals to prevent mud/debris from being deposited on the highway shall have been submitted to and approved in writing by the Local Planning Authority.
45 In the interest of the amenities of the locality.
17 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 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
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 and H14 - Conditions on Development in Housing Areas. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
2. 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 House,1 Union Street,,Sheffield, S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
3. The applicant is advised that the development is located within an area of activity of a protected species and any development work may adversely affect the protected species. Before development commences the applicant should seek the advice of an expert in the species and acquire the relevant licence.
46 Site Location n o i t a t
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LOCATION AND PROPOSAL
The site consists of land formerly part of No. 74 and No. 76 Fox Lane. The former is within a development site currently benefiting from planning approval, with 4 houses under construction to its east, served off Kildonan Grove. This area falls steeply towards playing fields to the west. The remaining part of the former rear garden of No. 74 is approximately 2 metres higher than the road level and is adjacent to the rear gardens of Nos. 5, 7 and 9 Kildonan Grove which is approximately 1.5 metres above the access road to the site. The boundary treatment to No. 9 is a brick pier and wooden panelled fence. To the east is a low stone wall and the southern boundary consists of a hedge plus several severely pollarded trees.
The second part of the site is formed from the lower section of the rear garden of No. 76 Fox Lane which follows a similar gradient to the adjacent development site. Its boundary with No. 78 Fox Lane is formed of a mature hedge with trees and the western (lower) boundary contains bushes. The site has been regraded as a result of adjacent development work.
It is proposed to erect 2 dwellinghouses to bring the total number of plots to be developed to 6. Plot 3 is set to the east of the access road and due to land being higher a two/three storey detached house is proposed facing the rear
47 gardens of Nos. 9 and 7 Kildonan Grove. The three storey element, includes a garage and front door at ground floor. Its rear garden backs onto the remaining garden area of No. 76 Fox Lane. The boundary stone wall to the rear garden of No. 74 Fox Lane will also be retained as will two of the remaining trees to the boundary with No. 76.
The other proposed dwelling, Plot 8, is similar to those currently under construction, a two/three storey building with integral garage. To the highway the building is two storey and the three storey element to the rear takes into account the steep drop in the ground level. Usable garden space is created by the use of gabion walls to reduce the slopes of the gardens.
The hedge boundary with No. 78 is retained and bushes to the bottom of the site are also shown to be retained. Boundary treatment between Plots 7 and 8 is a close boarded fence and concrete posts.
RELEVANT SITE HISTORY
Planning approval was granted for 4 dwellinghouses on land to the rear of 74 Fox Lane and Kildonan Grove, by the Area Board of 11 March 2003 (Ref. No. 03/03935/FUL).
Outline planning approval was granted for residential development on the western and northern parts of the rear garden of No. 74 Fox Lane. Part of the current application (Plot 3) is included in this approval (Ref. No. 9A/0676P). Full planning permission was granted for 2 houses within the northern garden area of No. 74 Fox Lane (Ref. No. 02/0216/FUL).
SUMMARY OF REPRESENTATION
Three letters of representation have been received. An objection has been raised to the relationship of the three-storey dwellinghouse on Plot 3 and houses to the north, which is considered to give rise to overlooking and loss of privacy due to changes in levels. The building should be re-orientated.
Other issues raised are:
- Loss of amenity due to large vehicles and heavy plant using Kildonan Grove to reach the development giving rise to debris and damage to the highway and potential dangers to children playing in the area. A different site access should be investigated.
- The boundary hedge and trees between the site and No. 78 Fox Lane should be protected and retained, a previous hedge between the former garden of No. 76 Fox Lane and the original site was removed contrary to a condition of planning approval 02/03935/FUL. The boundary should also be improved for security.
- Concern about the difference in levels between the development of Plot 8 and the adjacent garden, giving rise to loss of privacy and drainage
48 problems.
- Hours of operation should be controlled to prevent working in unsociable times i.e. evenings and weekends.
PLANNING ASSESSMENT
Policy Issues
The whole of the site falls within a Housing Policy Area and housing uses are thus preferred. Policies H10 – Development in Housing Areas – and H14 – Conditions on Development in Housing Areas – in the Unitary Development Plan are relevant.
Design Issues
The design of the houses in terms of storeys is determined by levels and the proposed Plot 8 follows the design of adjacent approved development, Plots 4, 5, 6 and 7 which mirror existing properties on Kildonan Grove i.e. Nos. 36/38 etc. The main general level of Plot 3 is also set above the proposed access road and the orientation and design of the proposed dwellinghouse provides highway access to the garage whilst providing adequate amenity space. Within the area the predominant facing material is brick with a mixture of house styles. It is thus considered that the design of the proposed houses is acceptable in principle and they complement development already approved on site.
Several mature trees will be lost due to changes in levels required to provide highway access to Plot 8. There are opportunities to provide extra planting which will be included in an overall landscape plan for the site. An existing hedge was removed between Plot 7 and the proposed Plot 8 prior to the current application being submitted. This was a breach of condition and this application was submitted to regularise the situation. Hedges between existing gardens and bushes on the western boundary of the site are of wildlife and amenity value and their retention and protection is conditioned.
Amenity Issues
An objection has been raised to the height and location of the two/three storey high dwellinghouse on Plot 3 in relation to existing houses to the north fronting Kildonan Grove. The applicant has submitted a cross section between the proposal and No. 9 Kildonan Grove to illustrate the impact of the development on adjacent occupiers. The cross section indicates that the habitable room area of the proposed dwelling is at its lowest point approximately 1.6 metres higher than the ground level of No. 9 Kildonan Grove. Thus the proposal is higher than a ‘normal’ two-storey dwelling but the distance between habitable rooms is approximately 27 metres which is greater than the 21 metres required for separation to provide privacy. Due to the size of the site the building has been orientated to provide adequate amenity space to the rear
49 without creating adverse overlooking to the remaining rear garden of No. 76 Fox Lane.
The new property at Plot 8 is set back by approximately 1.8 metres from the dwelling on Plot 7. Its location is such that it is not considered to adversely affect any existing houses to the north or north-west. With regard to dwellinghouses to the east, No. 76 is approximately 46 metres away and No. 78 approximately 44 metres, both at a higher level than the site. Due to the length of the gardens, including that remaining for No. 76, although the proposed dwelling on Plot 8 is close to these boundaries, it is of such a distance from the houses that overlooking is not considered to adversely affect the amenities of occupiers of those properties.
Reference is also made to the raising of land on Plot 8 from its original levels by tipping from the adjacent development site. Cross sections and levels are submitted by the applicant and indicate the finished floor level (ffl) of the dwelling on Plot 8. Due to the fall in ground level to the west the ffl will be higher to the west than the adjacent hedge. However, the ground level to the side of the house adjacent to the boundary will fall with access gained by steps and the level wall. Thus it is considered that the ground levels although different from existing do not vary enough to adversely affect the adjacent hedge. As stated above the hedge will be protected by conditions.
Hours of operation of the site are not conditioned in the previous approval for the site currently being developed and it would thus not be reasonable to impose such conditions. Any operations that take place at unreasonable hours can be controlled by the Environmental Protection Service of the City Council.
Highway Issues
The principle of access to the site off Kildonan Grove was established by the original outline approval for the majority of the site. It is considered that Kildonan Grove is acceptable for construction traffic and a condition requiring wheel washing facilities will be included. Although there will inevitably be some disruption this is not sufficient to oppose granting planning permission.
Wildlife Issues
The previous application took into account the presence of a protected species in the vicinity of the site. A survey undertaken in 2000 indicated that protected species were active in the area and likely to cross the site, however there was no evidence of the protected species. Work was undertaken to provide artificial accommodation close to the western boundary of the site. The dwelling proposed on Plot 8 is close to a former site for the protected species. Although this is disused, a licence is required to disturb or stop up this area.
50 Open Space Issues
The previous approval, Ref. No. 02/03935/FUL, was for only 4 houses. As the site indicated a further plot not included in that development, the applicant was advised that if planning permission was sought for further residential development within the existing site boundary, the contributions for enhancement of off-site open space provision would be required as per Policy H16 of the Unitary Development Plan. As it is not practicable to provide 10% of adoptable open space the off-site contribution required is £5370. The sum would be used to assist in open space regeneration projects in the vicinity of the site which would be the subject of a Section 106 agreement or unilateral obligation.
SUMMARY AND RECOMMENDATION
The use of the site which includes development in part of the rear garden of No. 76 Fox Lane, is acceptable in principle for residential use due to location in a Housing Policy Area in the Unitary Development Plan and previous planning approvals. The location of the dwellings in relation to adjoining existing houses is such that it is considered that the amenities of occupiers of these properties will not be adversely affected in terms of overlooking, privacy or overdominance which concurs with Policy H14 of the Unitary Development Plan.
Taking the above into account it is recommended that the Area Board approve the application subject to conditions and the signing of a unilateral obligation or Section 106 agreement.
51 Case Number 03/04802/OUT
Application Type an Outline Planning Application
Proposal Erection of retail unit (Resubmission)
Location Land At Meadowhall Retail Park Attercliffe Common Sheffield
Date Received 23/12/2003
Team CITY CENTRE AND EAST
Applicant/Agent Gerald Eve
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.
52 4 The retail floorspace shall not exceed 230 sq metres unless utherwise agreed in writing by the Local Planning Authority.
In order to ensure that the proposal does not adversely affect existing centres and is consistant with Policy S5 of Sheffield Unitary Development Plan.
5 Notwithstanding the terms of Class A1 of the Town and Country Planning (Use Classes) Order; 1987 or any statutory instrument revoking and re-enacting that order, the building shall only be used for the sale of mobile phones and accessories.
In the interests of ensuring that the proposal does not adversely affect existing centres and because the proposal is contrary to Policy S9, approval is only justified given the specific characteristics of the proposal.
6 The proposed development shall include a car fitting bay.
In the interests of ensuring that the proposal does not adversely affect existing centres and because the proposal is contrary to Policy S9, approval is only justified given the specific characteristics of the proposal.
7 The site layout shall make provision for a generous pedestrian link from the Attercliffe Common/Lock Lane signalised pedestrian crossing into the retail park footpath network.
In the interests of ensuring that satisfactory pedestrian provision is made for visitors to the shops and users of Supertram.
8 The scheme shall include proposals to amend the adjacent retail park's boundary walls/railings so that they terminate in a satisfactory way where they abut the development.
In the interests of the visual amenities of the locality.
9 There shall be no development within 3 metres either side of the Car Brook watercourse which crosses the site unless otherwise agreed in writing by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.S9 - Development in Retail ParksS5 - Shop Developments
53 outside the Central Shopping Area and District Centres. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 the detailed design should be sympathetic to the adjacent food and drink uses in terms of design and materials. The elevations facing the road are considered to be particularly important and need to include substantial glazed areas in order to create a visually pleasing and active frontage to the street.
2. The applicant is advised that the Coal Authority have recommended that in view of the mining circumstances that a prudent developer should seek appropriate technical advice.
Site Location W
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Meadowhall Retail Park
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54 LOCATION AND PROPOSAL
The site is part of the Meadowhall Retail Park, located at the junction of Attercliffe Common, Weedon Street and Lock Lane. It is currently occupied by boundary walls and a steel structure that defines a pedestrian entrance to the site, and also includes 6-8 parking spaces and landscaping. The site adjoins the car parking area dedicated to Pizza Hut which is one of two food and drink uses located on the site frontage.
The application is for a retail unit for carphone warehouse of 230 sqm. The proposal is in outline with all matters of detail reserved for future approval. An indicative site layout has been submitted that shows a single storey building that faces the junction. A pedestrian link into the site is accommodated on the east side of the building and the car fitting bay is shown as being located at the rear and accessed from the Pizza Hut car park.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
The site lies in a Retail Park where policy S9 applies. This identifies retail warehouses (stores specialising in the sale of household goods and bulky DIY items) as the preferred use; other shops are referred to as unacceptable. As the proposal is not for bulky goods it is contrary to this policy.
Policy S5 is also relevant to retail development outside the central shopping area and district centres. The proposal is not contrary to this policy as it is a small shop of less than 280sqm sales area and because of its scale it would not be harmful to other centres. It would not be likely to lead to the closure of in centre carphone warehouses as the company operates successfully in both in-centre and out-of-centre locations.
Whilst the proposal is contrary to Policy S9 there are other material considerations that justify accepting the proposal. Firstly this is a hands free installation depot which requires access by private car and a development that needs car-borne access should not be located in a central location. Meadowhall Retail Park represents a suitable alternative location since it is also accessible by a choice of means of transport and allows the opportunity for linked trips. Secondly the proposed development would not cause demonstrable harm to interests of acknowledged importance (for the reasons given above), which is also a material consideration.
Highway Issues
The application site is within a retail park, which is served by a signalised junction and consequently the site can be safely accessed. The development
55 will utilise the shared parking within the Retail Park. There is a large surface car park that has sufficient capacity to serve the development even with the small reduction in parking spaces, which will result from the development.
Design Issues
Although design details are not being considered at this stage it is necessary to consider whether an acceptable scheme can be accommodated on the site.
The scheme will remove boundary walls, landscaping and an entrance feature that screen the large surface car park and provide a reasonably pleasing street frontage to the site. However there is no reason why a well designed building with shop windows facing the street should not enhance the street scene. The applicant’s have shown how the building could be positioned so that it addresses the street and faces onto the road junction. The applicant has also confirmed that they will accept glazed elevations facing onto the street and design a building with a pitched roof and predominantly brickwork elevations. This is a higher standard of design than found on many carphone warehouse premises in retail parks, which tend to be steel clad flat roof buildings. By accepting these design constraints it should be possible to develop a scheme that complements the adjacent single storey food and drink buildings whilst also presenting a satisfactory frontage to the street.
Access Issues
The application site straddles a pedestrian entrance into the retail park from the street. Opposite this entrance there is a signal-controlled pedestrian crossing of Attercliffe Common. Visitors to the retail park from the offices and factories to the north west use this when visiting the shops or using the Carbrook supertram stop. An earlier application, which was withdrawn, took no account of this entrance and effectively closed it off. However the scheme has been amended and the indicative plans show how a pedestrian route can be accommodated around the side of the building whilst providing links with the footpath routes serving the shops and the Supertram stop. Although the pedestrian route is likely to be marginally less direct than existing this is insufficient to justify opposing the proposal.
The site is considered to be reasonably accessible by a variety of means of transport. It is within 200m of the Carbrook Supertram stop and less than 50m from bus stops on Attercliffe Common. A segregated cycle footpath route also runs along the south east side of the retail park.
SUMMARY AND RECOMMENDATION
Whist the proposal is contrary to UDP policy S9 it will not cause harm to existing centres and there are also other material considerations which justify granting permission, as referred to above.
56 The site is considered to be suitable for the development proposed and a well- designed building should sit satisfactorily in the street scene. It is therefore recommended that planning consent be granted.
57 Case Number 04/00089/HOARD
Application Type an Advertisement Hoarding Application
Proposal Illuminated double-sided freestanding pole mounted display unit
Location High Street Service Station High Street Beighton Sheffield S20 1EE
Date Received 13/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent Primelight Advertising Limited
Recommendation Refuse with Enforcement Action
Subject to:
1 The Local Planning Authority consider that the advertisement display panel, by virtue of its size, high level siting, illumination, and long range of visibility on approach from the north, represents an excessively prominent feature within the street scene that is out of scale and character with adjacent domestic scale buildings, and in combination with existing signage on the site represents an excessive display of advertisements. As such it is contrary to Policy BE13 of the Unitary Development Plan for Sheffield.
Attention is drawn to the following directives:
1. The Director of Legal and Administrative Services has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the removal of the display unit. The Local Planning Authority will be writing separately on this matter.
58
7 Bowling Green
1 1
1 5
2 5
TCB Cl ub
W r Tr 3
2 9
1 5
7 5 IVY LANE PO
5 Ivy House 2
5
0
4
8
3 5
4
6
0
2
BEIGHTON 39.0m Garage 4
4 PH
14
h t a P
MA RCH
9 AM 4 D
RIVE
4 2 4 2 B M 4 2 . 2 2 m 7 3
3
8
3 40.2m 6
15
3 11 4
LOCATION AND PROPOSAL
The application site is located on the western side of High Street, Beighton and consists of a commercial garage site, which includes a petrol filling station and vehicle repair/service garage. The area surrounding the site contains a mix of residential and commercial activity with buildings that are predominantly domestic in scale. A substantial internally illuminated totem sign for the petrol station and its shop exists on the High Street frontage, along with canopy signage.
The proposal seeks Advertisement Consent for the display of an internally illuminated, pole mounted, double-sided display unit, on the High Street frontage of the site. The area of display measures approximately 1.3m x 1.9m, with the overall height above ground level being 4.2m.
The proposed display unit has already been erected and the application is therefore retrospective.
RELEVANT PLANNING HISTORY
There is no Planning History of particular relevance to this application.
59 SUMMARY OF REPRESENTATIONS
No representations have been received.
PLANNING ASSESSMENT
Policy Issues
The Unitary Development Plan for Sheffield identifies the site as being within a Housing Area. Policy BE13 of the UDP relates to advertisements and states that large poster advertisements (defined as more than 1.5m x 1.0m) will be permitted only if they would not harm the character or appearance of an area, relate in scale and design to their surroundings, and not be within a Housing Area.
The proposal is therefore contrary to Policy BE13 as it represents a large poster advertisement within a Housing Area. However, it is also necessary for the amenity considerations raised by other aspects of the policy to be assessed. This is carried out below.
Visual Amenity
The display unit is a high level panel, which is highly visible when travelling in both directions along High Street. On approach from the south, it is read partly in conjunction with the commercial activity of the service station that is dominated by the totem sign. However on approach from the north the panel is read against the backdrop of the adjacent two-storey, stone built residential property, and others beyond.
Whilst on the edge of the commercial garage site this presents a very poor relationship with the adjacent dwelling, and is wholly out of character and scale with that property. Signage in the area relating to other commercial activity is relatively low key, and in conjunction with the service station signage it is considered to be an excessive display of signage that detracts from the appearance of the street scene. It is therefore considered that the proposal is unacceptable in amenity terms.
ENFORCEMENT
As the display panel has already been erected Members are requested to give authority to the Director of Legal and Administrative Services to take all necessary steps including enforcement action and if necessary the institution of legal proceedings to secure the removal of the panel.
SUMMARY AND RECOMMENDATION
The proposed display unit is out of scale and character with neighbouring buildings, which are predominantly domestic in scale. It is highly prominent,
60 particularly on approach from the north, detracts from the appearance of its immediate surroundings, and in conjunction with existing service station signage creates an excessive display of advertisements. It is therefore recommended that Advertisement Consent is refused, and given that the application is retrospective, that Members authorise the Director of Legal and Administrative Services to take all necessary steps including enforcement action and the institution of legal proceedings to secure the removal of the display unit.
61 Case Number 04/00091/FUL
Application Type a Full Planning Application
Proposal Alterations and extensions to building for use as bar with table top dancing (use class D2) and provision of a manager's flat (application to vary condition 2 imposed by 02/01805/FUL (to amend opening hours from 1100- 0130 to 1100-0230)
Location 575 Attercliffe Road Sheffield S9 3RB
Date Received 14/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent Design Team Partnership
Recommendation Refuse
For the following reason(s):
1 The Local Planning Authority consider that the proposed extension of the permitted hours of operation, to allow opening until 0230 hours, would lead to an increased period of late night disturbance for local residents, which would be detrimental to their amenity. As such the proposal is contrary to Policy S10 of the Unitary Development Plan for Sheffield.
62 Site Location
Bank
9 2
6
6
5 6
E D N A A O L R 6 L 52 L E I F F
M I
L
9 Depot S 1 L 6 G E C 64 N A R 8 I F ST O E T R R T T Builder's Yard E D T I E A L Works T BA S LT 6 IC 44 L AN
6 E
6 42 3
Depot 8
C PH O LW A L L 2 S T RE E T OAKES G REEN
48.8m
6
2
0
t
o
6 3
Works 6
9 9 5
52.7m Works 49.7m
LB
6
1
8
t o
6
PH 1 T 4 5 E B 7 Shel ter E M 5 R 5 T 1. C S 7
5m H
I
Y 6 P
E 0
L 8 P
I t R o N
E 6 G
B P 0 6 2 H 0 H M I 5 0 A K 9 M 5 8 6 3 P
L
A
C
E
5 5
5 9
5 5
8 0
5 8
4
5
t o
5
8 43 2 Car P ark o 5
7 t
53 Shelter
5 8 0
S 5 50.0m 7 T
3 0 A
3 Bank N
5 I 5
6 F
8
35 8 O 1
5 5
5 R
6 6 T 5 H
2
2 .1 1 m R
O
P 4 A
1 5
H 0 1 4
8 1 D 9
5 5 5 4 m 4 4 4 69 8 49. 2 M t a B PH 2 S 5 b Su El Works
W orks
5 3 4 2 9
W B
LOCATION AND PROPOSAL
The application site is the former Dog and Partridge Public House within the Attercliffe Shopping Centre. The building is in the process of significant alteration to facilitate its change of use from the former public house to a club with table top dancing, which is expected to open in early April.
The permission granted for the alterations and change of use, and its subsequent amendment, contained a condition restricting the hours of operation of the premises to between 1100 hours and 0130 hours. This application seeks to extend the permitted hours, to allow opening until 0230 hours.
RELEVANT PLANNING HISTORY
Planning Permission was granted in October, 2003 for the alteration and extension of the building for use as a bar with table top dancing (Use Class D2) and the provision of a managers flat. (Ref:-02/01805/FUL).
Subsequently, Planning Permission was granted for an amended proposal for the same use in March, 2003 (Ref:-03/00135/FUL)
63 SUMMARY OF REPRESENTATIONS
No representations have been received.
PLANNING ASSESSMENT
Policy Issues
The application site falls within a Local Shopping Centre as defined by the Unitary Development Plan for Sheffield. Policy S7 states that uses falling within Class D2 are acceptable in principle, subject to the requirements of Policy S10. Included within the criteria set out in Policy S10 is the need for the development not to result in residents suffering unacceptable living conditions, including noise pollution. This is the only significant issue raised by the applicant’s request to extend the permitted hours of operation.
Impact on Residents Amenity
There are a small number of residential uses on the upper floors of buildings in close proximity to the site. Whilst the proposed club is not a traditional nightclub, it is the applicant's intention that amplified music will be played within the premises. There is therefore potential for noise disturbance to be generated from the premises in the early hours, in the form of noise from the music and from persons leaving the premises/car doors banging /engines starting etc.
Noise from the premises is to be controlled by measures set out in a noise report prepared by Hepworth Acoustics on behalf of the applicant. Noise created by visitors entering and leaving the premises is however more difficult to control.
The centre does contain a significant number of late night activities at present, including other clubs, restaurants, take aways, and public houses. Attercliffe Road also carries a relatively high volume of traffic, which results in a degree of traffic noise throughout the night.
The applicant has submitted a brief statement in support of the proposed extension in the hours of operation which states that the permission being sought would bring the premises in line with other late night establishments in the locality, namely the Adelphi Night Club, and Dancing Dollar. Both premises referred to by the applicant are somewhat divorced from the main concentration of residential uses in the centre, and are therefore not necessarily comparable with the application site.
In granting permission for use of the building until 0130 hours, it was acknowledged that Attercliffe has a number of late night uses that would result in some disturbance in the early hours of the morning, and that residents in such a location would not expect the same level of amenity, or protection from disturbance as in a more suburban location.
64 The proposed use may not attract the same large numbers of visitors as a more traditional night club, where a degree of boisterous behaviour would be expected, however, it is not unreasonable to consider it likely that a proportion of the visitors leaving the premises would also generate boisterous behaviour, in the streets outside the premises, close to the residential property.
To extend the hours of use of the premises would increase the period of potential disturbance for residents close to the site to an unacceptable level, and it is therefore considered that the change should be resisted on the grounds of its impact upon local residents.
SUMMARY AND RECOMMENDATION
In summary, the proposed extension in the hours of operation of the premises would result in an increased period of disturbance for local residents, which would be detrimental to their amenity. As such the proposal is considered to be contrary to the aims of Policy S10 of the UDP, and it is therefore recommended that Planning Permission is refused.
65 Case Number 04/00199/OUT
Application Type an Outline Planning Application
Proposal Erection of building to be used as offices with associated car parking accommodation
Location Land At Nunnery Square Sheffield Parkway Sheffield
Date Received 20/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent HLM Architects
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) design, (b) external appearance, and (c) 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.
66 4 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets on occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.
In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.
5 Before any development commences details of showers and changing facilities shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the building is brought into use.
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.
6 Before any development commences, details of the following matters shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the use commences.1. The number and design of cycle stands and covers.2. External lighting, including details of lighting to the pedestrian link to the Nunnery Supertram stop.3. Signage for the proposed one way access loop.
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.
7 At least 3 months prior to the park and ride site being closed, notices to the satisfaction of the Local Planning Authority (details of which shall have been submitted for prior approval) shall be posted within the site, advising motorists of the date when the park and ride facility will be closed to the public.
67 In the interests of the safety of road users.
8 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of the safety of road users.
9 Unless otherwise agreed in writing by the Local Planning, no building or other obstruction shall be located over or within 4 metres either side of the centre line of the sewer, which crosses the site.
In order to allow sufficient access for maintenance and repair work at all time.
10 No development shall take place until details of the proposed means of disposal of foul water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority
To ensure satisfactory drainage arrangements.
11 Unless otherwise approved in writing by the Local Planning Authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
To ensure satisfactory drainage arrangements.
12 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
13 There shall be no increase in surface water runoff as a result of the development unless otherwise agreed in writing by the Local Planning Authority.
In order to ensure that runoff does not worsen flooding down stream of the site.
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
68 material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business AreasIB9 - Conditions on Development in Industry and Business AreasT22 - Private Car Parking in new Development. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 within 24 hours of the park and ride site closing, all signage on the public highway giving direction to this facility must be covered over and must be removed within 7 days of the facility closing.
2. The Environment Agency have advised that they are keen to promote sustainable drainage systems in accordance with section 40 of PPG25.
3. The Coal Authority have advised that in view of the mining circumstances a prudent developer would seek appropriate technical advice before works are undertaken on site.
69 Site Location
W ar d Bdy CC BM 57.64m
P ath Tow ing El Sub Sta 57.9m LUMLEY STREET
58.2m BM 59.48m
55.9m LUMLE Y ST REE T 54.7m Track
L Twr
Car Park El S ub Sta L Twr Car Park L Twr
N unnery Square
E lS ub Sta
El S ub Sta
ColdSt ore
LOCATION AND PROPOSAL
The application site is the Nunnery Square park and ride car park. It comprises of a large tarmac car park to the east of phases 1 and 2 of the Nunnery Square office development. To the west of the site there is a formal landscaped square, which serves the adjoining offices, to the east is the Supertram depot. To the north there are railway lines and industrial land and to the south the Supertram line bounds the site on a raised embankment.
Both applications are in outline with permission being sought for siting and access. Approval is also being sought for the floor space and the number of car parking spaces as these are referred to on the application form. The two schemes are alternative proposals for the same site.
Application 04/00199/OUT is for a single building of approx. 6400 sq mtrs and 159 car parking spaces plus 10 disabled spaces. The site layout shows a 3 storey U-shaped building with the entrance fronting onto the landscaped square. Car parking is to the east of the building and access is taken from the existing office service road. One-way entrance and exit points from the service road are located at the western end of the site close to the northern and southern boundaries. The access to the office park as a whole is via a left in left out junction to the Parkway and an all movements junction to Bernard Road, these access points already exist. A pedestrian link along the
70 southern boundary of the site to the Nunnery Depot Supertram stop is shown as being retained.
Application 04/00200/OUT is for 3 office buildings with a total floor space of 5100 sq mtrs and 125 car parking spaces plus 10 disabled spaces. The layout shows each building is 3 stories high with the buildings positioned at regular intervals in rows from west to east across the site. The buildings are orientated on a north/south axis, which results in the long elevation of the western-most building fronting onto the landscaped square. Car parking is provided in 3 blocks between the buildings. The access arrangements and pedestrian route to the Supertram stop are as described above.
RELEVANT PLANNING HISTORY
00/01670/FUL - Planning permission granted for the provision of 53 additional car parking spaces to serve phase 2 of the offices.
99/01346/REM - Reserved matters permission for the erection of a 3 storey office block, phase 2.
96/02967/FUL - Permission granted for use of land as a park and ride site and provision of staff accommodation.
96/02849/OUT - Permission granted to extend period for submission of reserved matters by 3 years with respect to the erection of the remaining two office blocks.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
The application site lies in a Fringe Industry and business area. B1 (Business) is one of the preferred uses in policy terms. (Policy IB6) Therefore the proposal is in accordance with the development plan. Outline planning permission has previously been granted for offices on the whole of the site and whilst this has expired there has been no significant change in circumstances since the previous permission (99/01346/REM). Policy IB9 states that development must be adequately served by public transport and have appropriate off-street car parking. Buildings must be of a scale appropriate to the site.
Policy T22 sets out parking guidelines for new office developments. This states that sites outside the city centre but within 500m walking distance of Supertram stops should have up to one parking space per 100 sq mtrs of gross floor space.
71 PPS6 is only in consultation draft form, but it gives an indication of current central government policy thinking and it is clearly seeking to ensure that the role of City Centres is strengthened. However, it also mentions the need to ensure that there is a five-year supply of land for office development. Ongoing research suggests there is a marginal level of supply in the City Centre so there may be a need to look at other locations. Nunnery Square is probably not quite an edge-of-centre location, although it is close to it and is well served by Supertram, so it is a suitable location for major office development given a relative shortage of City Centre sites.
Given the above, and the fact that the proposal is part of a continuation of a long-standing scheme to provide B1 space on this site, it is considered that there are insufficient concerns on policy grounds to resist this proposal.
Highway Issues
The park and ride car park on the site is not referred to in development plan policies nor does it have to be provided as a condition attached to any planning permissions. This facility was provided on a temporary basis after the speculatively developed phase 1 office proved difficult to let. It was beneficial to both the site owner and Supertram to establish a temporary park and ride facility pending the development of the site. The car park is well- used with recent counts showing between 230 and 390 vehicles parking on the site during average weekdays and approximately 100 vehicles on a Saturday. The loss of the park and ride site is a concern as no alternative site will be available in the near future. However given the above there is no planning basis for resisting the proposal on the grounds of the loss of this facility.
The applicants have submitted a transport assessment and draft travel plan framework. This predicts that there will be a very small net increase in traffic flows as compared to the park and ride car park. It is therefore concluded that the proposal will not significantly worsen congestion and traffic safety.
The car parking levels exceed the guidance in the UDP as parking is being provided at the ratio of one space per 40sqm of floor space for both schemes. Normally 1 space per 100 sq mtrs of floor space should be provided, as the site is within 500m of Nunnery Depot Supertram stop. Whist the parking levels are significantly above the guidance, Members need to be aware that it has not been possible to date to achieve levels in accordance with this ambitious policy on any sites outside the city centre. Officers see the 1 to 100sqm guidance as an objective for the longer-term, whilst current proposals need to move towards this objective. The first phase of offices was granted permission at a parking ratio of 1 space per 25 sq mtrs, phase 2 parking levels were limited to 1 space per 35sqm (although some extra parking was allowed for Dixon’s call centre which has a high employment density and long operating hours, after being justified on operational grounds and after operating a travel plan for 2 years). The current proposal reduces the parking levels further for the site, which is closest to Supertram stop. The one space per 40sqm of floor space is consistent with other recent permissions on out of
72 centre office sites, which are reasonably served by public transport and below the out of centre parking guideline of one space per 35 sq mtrs. Although ideally officers would prefer to see a lower parking ratio the current proposal is considered to be acceptable and strikes a reasonable balance between minimising commuting whilst maintaining the applicant’s flexibility to attract an occupier.
Both schemes include 30 motorcycle/moped spaces and 24 covered cycle spaces. Conditions are also proposed which will ensure that showers and changing facilities are provided. An outline travel plan has also been submitted which sets out the measures which will be considered for encouraging sustainable travel to the site once the development is operational.
The site is reasonably accessible by means other than the private car. It is less than 300m from the Nunnery Depot Supertram stop that is served by frequent services. Both schemes maintain the existing footpath link from the office buildings to the Supertram stop. There are also bus stops on Cricket Inn Road and Effingham Road although these are more than 500m from the site. There are cycle routes which pass fairly close to the site and residential accommodation within walking distance of the site to the south.
Design Issues
The design concept established at outline application stage is for three buildings facing onto a formal landscaped square. Two of the buildings and the landscaped square have been constructed. Both the alternative schemes will complete the vision for the site by providing the final building which will address the east side of the square. The single building proposal shows the main entrance elevation facing onto the square whilst the three building scheme shows the side elevation of one of the buildings facing the square. Both proposals are considered to be acceptable in principle as they both offer the potential to create an attractive lively elevation onto the square.
The plans illustrate that the buildings will be 3 stories high which is in keeping with the existing 3 and 4 storey buildings forming phases 1 and 2. Indicative site sections have been provided which show that the building massing for both schemes will be appropriate for the site.
The site will not be particularly prominent from Parkway as it is partially screened by the existing office buildings and the Supertram embankment. However the site will be prominent from the Supertram line. Whilst the elevational treatment is not for approval the indicative plans show designs that are sympathetic to the existing contemporary building designs.
The layouts show that there is sufficient space within the site for soft landscaping to soften the appearance of the development.
73 Air Quality
Given that the predicted traffic levels are not significantly different from existing the proposal should not have a significant impact on air quality.
Effect on residential amenities
The site is relatively isolated from other uses therefore there are no concerns regarding amenity issues.
SUMMARY AND RECOMMENDATION
The proposal is consistent with the preferred use of the site in policy terms, (IB6). The proposed building siting for both options will meet the design objectives for the site. Whilst parking levels exceed the guidance (T22), parking has been reduced below the level set by previous consents to reflect the increased emphasis on encouraging more sustainable travel. For the reasons given above the parking levels are considered to strike a reasonable balance between practicality and sustainability and therefore are considered to be acceptable. It is therefore recommended that planning permission is granted for both schemes.
74 Case Number 04/00200/OUT
Application Type an Outline Planning Application
Proposal Erection of 3 buildings to be used as offices with associated car parking accommodation
Location Land At Nunnery Square Sheffield Parkway Sheffield
Date Received 20/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent HLM Architects
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) design, (b) external appearance, and (c) 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.
75 4 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets on occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.
In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.
5 Before any development commences details of showers and changing facilities shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the building is brought into use.
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.
6 Before any development commences, details of the following matters shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the use commences. 1. The number and design of cycle stands and covers.2. External lighting, including details of lighting to the pedestrian link to the Nunnery Supetram stop.3. Signage for the proposed one way access loop.
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.
7 At least 3 months prior to the park and ride site being closed, notices to the satisfaction of the Local Planning Authority (details of which shall have been submitted for prior approval) shall be posted within the site, advising motorists of the date when the park and ride facility will be closed to the public.
76 In the interests of the safety of road users.
8 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of the safety of road users.
9 Unless otherwise agreed in writing by the Local Planning, no building or other obstruction shall be located over or within 4 metres either side of the centre line of the sewer, which crosses the site.
In order to allow sufficient access for maintenance and repair work at all time.
10 No development shall take place until details of the proposed means of disposal of foul water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority
To ensure satisfactory drainage arrangements.
11 Unless otherwise approved in writing by the Local Planning Authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
To ensure satisfactory drainage arrangements.
12 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
13 There shall be no increase in surface water runoff as a result of the development unless otherwise agreed in writing by the Local Planning Authority.
In order to ensure that runoff does not worsen flooding down stream of the site.
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
77 material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business AreasIB9 - Conditions on Development in Industry and Business AreasT22 - Private Car Parking in new Development. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 within 24 hours of the park and ride site closing, all signage on the public highway giving direction to this facility must be covered over and must be removed within 7 days of the facility closing.
2. The Environment Agency have advised that they are keen to promote sustainable drainage systems in accordance with section 40 of PPG25.
3. The Coal Authority have advised that in view of the mining circumstances a prudent developer would seek appropriate technical advice before works are undertaken on site.
Site Location
and W orks Mill ield l heff ana R S C t h C e y P a s l i ng Depot Tin To w AD RO NG W ork s HI Tin RT sley O Can al W
5 6.4m Wor ks
T an ks
W ork s W ard Bdy CC BM 5 7.6 4m
i ng Pa th T ow El Sub Sta 5 7.9m LUML EY ST REET
5 8.2m BM 5 9.4 8m
5 5.9m L UMLEYST REET
5 4.2m 5 4.7m Tra ck
D A O R
D R A BM 5 4.7 3m N R E B
W D
L T wr
Car Park El Sub Sta L T wr Ca rPa rk
L T wr
Nunnery Square
El Sub Sta
S HE FFIELD PA RKW AY
El Sub Sta
Cold Store
AST ON ST REET
D E R WE N T ST RE ET 7 5.2m
78 For report see 04/00199/OUT
79 Case Number 04/00287/FUL
Application Type a Full Planning Application
Proposal Erection of 15 metres high replacement telecommunications mast with 6 external antennas and associated equipment cabin
Location Buildings And Land At Shepcote Lane Sheffield
Date Received 29/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent CB Richard Ellis Limited
Recommendation Grant conditionally subject to the completion of a Unilateral Agreement
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 Before the development is commenced, full details of the colour finish to be applied to the proposed mast and associated equipment cabins 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.IB5 - Development in General Industry AreasBE14 – Telecommunications. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
80 Site Location
Works
W orks
Mast
E N A L E T O C P E H S
48.5m
Shelter
LOCATION AND PROPOSAL
The site is located within a designated General Industrial area with Special Industries as defined in the Sheffield Unitary Development Plan. The proposed mast is to be located in the northern corner of a vehicle parking area to the rear of a newly refurbished office building adjacent to Shepcote lane site. The operators, 02 have an existing lattice mast located to the rear of the site, however the site is to be redeveloped and has planning permission for the erection of 4 office buildings. The location of the new office buildings means the existing installation has to be resited. The alternative mast is to be located in the northern corner of the site. The site is accessed off Shepcote Lane and the mast is to be located 170 metres back from the highway.
It is proposed to erect a 15 metres high replacement telecommunications mast with 6 external antennas and associated equipment cabin.
81 02/03344/FUL - Erection of 3 x two-storey and 1 x three-storey blocks of offices, external alterations to existing offices and associated car parking accommodation. Granted conditionally subject to a legal agreement.
03/03451/FUL - Provision of overcladding and installation of windows to existing office block (in accordance with details forwarded by fax 11/11/2003). Granted conditionally
SUMMARY OF REPRESENTATIONS
British Waterways – No impact on the waterway. Director of Aviation Services Doncaster Finningley Airport–No objections Highways - No objection. Coal Authority – No objection or implications. Bekaert Fencing - office building located 31 metres to the west of the site, time weighted exposure and health implications of the proposal, omissions and errors on the plan.
PLANNING ASSESSMENT
Policy Issues
The site is located within a General Industrial area with Special industries as defined within the UDP.
Policy IB5 Development in General Industry Areas states that development proposals for uses not listed in the policy will be decided on their individual merits. Policy IB9 ‘Conditions on development in industry and business areas’ states that development will be permitted where it would not lead to a concentration of uses which would prejudice the dominance of industry, where it would be well designed with buildings and storage of a scale and nature appropriate to the site and where it would comply with policies of the built and green environment as appropriate.
Policy BE14 ‘Telecommunications’ of the Sheffield UDP states that; ‘Telecommunications development should be sited and designed so as to minimise its visual impact, subject to technical and operational considerations and new equipment should share masts or be sited on existing structures where this is technically and economically possible.
Health Issues
Current guidance from the government PPG8 on telecommunications (August 2001) states,
‘Health considerations and public concern can in principal be material considerations in determining applications for planning permission and prior approval. Whether such matters are material in a particular case is ultimately a matter for the courts. It is for the decision-maker (usually the Local Planning
82 Authority) to determine what weight to attach to such considerations in any particular case.
However, it is the Government’s firm view that the planning system is not the place for determining health safeguards. It remains Central Government’s responsibility to decide what measures are necessary to protect public health. In the Government’s view, if a proposed mobile phone base station meets the ICNIRP guidelines for public exposure it should not be necessary for a local planning authority, in processing an application for planning permission or prior approval, to consider further the health aspects and concerns about them’
In this case, the applicant has confirmed that the proposal will meet ICNIRP standards for general public emission which covers all health related aspects.
Design & Amenity Issues
The application site is located in an industrial area that is characterised by heavy industrial processes and some office/commercial development in the immediate vicinity of the site. The mast is located to the rear of the site set 170 metres back from Shepcote Lane. Due to the location of the mast the proposal is not visible from the highway and is afforded screening and setting by the surrounding built form and industrial/commercial uses in the locality. The mast is set away from residential properties, and will be seen within the context of existing industrial buildings and development in the vicinity.
The mast is of a lightweight lattice construction and is identical in appearance to the existing installation on site. Lattice design structures are afforded significant levels of ‘read through’ due to their open construction. Therefore from longer distances the structure will be viewed against the backdrop of the surrounding land and built features. The associated equipment cabin is sited tight against a 2.3 metre high paladin fence with mature shrubbery in the backdrop that defines the rear boundary of the application site. There are a number of tall structures in the vicinity of the site, which comprises of lighting columns and CCTV column mounts. It is considered that the proposed location and design of the mast and associated equipment cabin would not be harmful to the visual amenities of the locality.
The proposed installation will be taller than the surrounding built form/features in the immediate vicinity of the site. However as the locality is industrial/commercial in nature tall structures are not considered uncommon or out of character. Therefore the proposal is considered acceptable in terms of design and is not considered to detrimentally effect the visual amenities of the area.
SUMMARY AND RECOMMENDATION
Taking the above into account, due to the design and location of the mast the it is considered the mast will not detrimentally effect the visual amenities of the locality to a sufficient degree to warrant the refusal of this application, In view
83 of this, it is recommend that permission be granted subject to a unilateral undertaking by the developer that the existing mast is removed within three months of the erection of the proposed installation. This time period is required in order to bring the mast into operation whilst providing a hand over in the signal.
Any further representation to the application will be reported to the committee verbally.
84 Case Number 04/00355/FUL
Application Type a Full Planning Application
Proposal Use of land as a community composting project, construction of hard standing and the erection of 2.4m high fencing
Location Land At Beighton Tip Beighton Road Woodhouse Sheffield
Date Received 04/02/2004
Team CITY CENTRE AND EAST
Applicant/Agent Mr I Smith
Recommendation Grant Conditionally Subject to clearance by Secretary of State
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The use shall cease on or before 01.04.2009 and the fencing, hard standing and crushed brick surfacing shall be removed within one month of the use ceasing.
The use is only acceptable for a temporary period to assist in the restoration of the landfill site and because it is inappropriate development in the green belt and contrary to policies GE1, GE2, GE4.
3 Before the use ceases details of a restoration scheme for landscaping the site shall be submitted to and approved by the Local Planning Authority. The approved scheme shall be implemented within one month of the use ceasing or within an alternative timescale to be first agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality and improving and enhancing the environment of the green belt in accordance with policy GE2 of the Unitary Development Plan.
85 4 Vehicles delivering green waste to the site shall use Beighton Road East to the A57 Mosborough Parkway when entering and leaving the site and shall not access the site through Mosborough Village.
In the interests of the amenities of the locality.
5 The materials for composting shall include botanical/green waste,(grass cuttings, hedge trimmings, tree waste) and shall not include putrescible waste unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
6 The boundary landscaping shall be 2 metres wide unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
7 The landscaping scheme shown on the plans shall be carried out 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority'. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.
In the interests of the amenities of the locality.
8 The height of stored material shall not exceed 2.5 metres.
In the interests of the visual amenities of the locality.
9 The composting site shall not be open to the public.
In the interests of the amenities of the locality and traffic safety.
10 The site shall be operated in accordance with the supporting statement submitted by the applicant, unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
11 Any covers for the composted material shall be dark coloured.
In the interests of the visual amenities of the locality.
86 12 The machinery to be operated on site shall be in accordance with the details set out in the supporting statement unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of occupiers of adjoining property.
13 The composting facility shall not be used on any Sunday or any Public Holiday and shall be used only between 0800 hours and 1730 hours Mondays to Fridays and 0830 hours and 1230 hours on Saturdays.
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.GE1 - Development in the Green BeltGE2 - Protection and Improvement of the Green Belt LandscapeGE4 - Development and the Green Belt EnvironmentMW5 - Waste Disposal Areas. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards
87 Site Location
B E I G H T O N R CL O E O S E V A
D 1 O 2 2 4 2 2 6
R G 7
E
5
2
L 0 9 A 1
D E
L 3 RIS 3
4 O 0
1 ON Mil l Bro ok ENT
2 TR
1 1
1 3
1 5 85.3m
9 6 9
OL 9 1
DALE
5 CO 2
URT
1
1
5 1
5
1 2
S 1 T
1 A C YE A
9 V E N U 1
E 2 1 0
1 0
2
12 6
S 2 4 T E A S C I YE R 1 7 R E 9 I SE Y C 4 7 A T S
S T 1
STAC A 0 YE RISE 3 C a
O 10 1 0 Y
L DA 1 1 E
1 A
L E 85
5 2 V C E
L 1 N
1 U
O E S 1 8
E 7 1 9 5
D A a
0 2 0 O 2 1 7 5
1 R
0 Y 1 E S
S
A 2
1 M 1
)
m
(u
th
a P BEI GHT ON ROAD
76. 5m
BM 81. 19m
G asG over nor 71. 6m El SubS ta
Re ce ptio n a nd Re-e stab li sh men tCe ntre
E TL
E TL
Tr a c k
k rac T
Re fus e Ti p
LOCATION AND PROPOSAL
The application site is located on part of the Beighton landfill site, to the west of the methane gas plant. The landfill site has ceased operating but has yet to be capped and landscaped. The composting proposal is intended to provide material for conditioning the capping soil so that it is suitable for planting. A planning application for the capping and revised restoration proposals is in preparation and will be submitted shortly.
The composting site is approximately 50m x 50m which will be secured by a 2.4 metres high powder coated green palisade fence. The northern half of the site will be surfaced in tarmac and will contain a 4m x 22m lagoon which can hold up to half a metre of run off from the composting area. The southern half of the site will be surfaced in crushed brick and will be used for receiving the green waste and for shredding and storing the finished compost. A 1.25m high timber fence is proposed to contain the green waste within the reception area. A 1-2m wide strip of native tree/shrub planting is proposed along the southern, western and part of the eastern boundary. As it takes a number of months to form compost it is proposed to start the composting a year in advance of the capping so that material is available for the first phase of capping. Therefore an additional area of storage approximately 25m x25m is proposed to the south of the composting site, the area is not to be surfaced or fenced. The composted material will be stored within this area to a height of approximately 2.5m.
88 The capping operation is expected to take 4-5 years, as it will be carried out in phases. Therefore the composting proposal is temporary for a similar period. All the material composted on the site will be utilised in the landfill capping project. The green waste consists of grass cuttings, hedge trimmings and tree waste that will come from the civic amenity site on Beighton Road. It may also come from kerbside collections of green waste, if these are introduced by Onyx. The amount of material to be composted is estimated at 40 tonnes weekly and up to 2000 tonnes a year. Access to the site will be via the former landfill entrance off Beighton Road and then via an existing hardcore road to the site. There is expected to be a maximum of 40 vehicles visiting the site per week, material will be delivered in vans, skips and refuse collection vehicles, if green waste is collected at the kerbside. Delivery times will be arranged although certain contractors will be given keys to access the site when it is not manned. Members of the public will not drop off material at the site.
The site will be operated between 8.00am to 5.00pm Monday to Friday and only exceptionally at weekends. Material being brought onto the site will be screened and then shredded. The material will be stored in piles approximately 2.5m high 3m wide and up to 18m long which will be periodically turned. The composting process is expected to take approximately 16 weeks.
RELEVANT PLANNING HISTORY
96/0622P Permission granted to extend the life of the landfill site to August 1999. The application included restoration proposals, which have not been carried out.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
The application site lies in the green belt and within a waste disposal policy area.
Green belt policies state that development will not be permitted except in very special circumstances where it would lead to unrestricted growth of the built- up area, or lead to encroachment of urban development into the countryside, (Policy GE1). Policy GE2 states that measures will be taken to maintain and enhance those areas with a high landscape value and improve poor landscapes. Development, which is permitted in the green belt or is conspicuous from it should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment (Policy GE4).
89 Planning Policy Guidance Note 2 provides national planning guidance on development within the green belt. Within the green belt there is a general presumption against inappropriate development unless there are very special circumstances that clearly outweigh the harm caused. Development is inappropriate unless it maintains the openness and does not conflict with the purposes of including land in the green belt. The purposes of including land in the green belt are
to check the unrestricted sprawl of large built-up areas; to prevent neighbouring towns from merging into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns; and to assist in urban regeneration by encouraging the recycling of derelict and other urban land.
Policy MW5 states that in the Beighton Road Waste Disposal Area waste disposal is the preferred use in the short term. Long-term uses should comply with Green Belt policies.
The application site appears as part of a wider area of countryside that forms the Shire Brook Valley. It is considered that the proposal will lead to the encroachment of urban development into the Countryside by virtue of the fencing and hard surfacing of the site. In addition in the short term the proposal will not conserve and enhance the landscape. The new fencing and storage areas will have a marginal impact on the openness of the green belt and the proposal could be said to conflict with the purpose of safeguarding the countryside from encroachment, at least in the short term. It is therefore considered that the proposal is contrary to green belt policies and therefore it is necessary to consider if there are any special circumstances, which outweigh the harm caused.
Green Belt Issues
The impact of the proposal on the openness of the green belt and its landscape quality is dependent upon the extent of the physical development, the current landscape quality of the site and its prominence and context.
The site is currently composed of rough grassland and is open in character. It does not contain any other landscape features or trees. Therefore whilst the proposal will remove the current grassland cover it will not have a significant impact on landscape features. Native planting is proposed to the prominent site boundaries, which will help to soften the appearance of the development.
The development will have a limited impact on the openness of the green belt, as the physical structures are limited to fencing and hard surfacing. No buildings, containers, external lighting or fixed items of plant are proposed.
The application site and the landfill site are mainly viewed from the south. The site is prominent from parts of Mosborough Parkway and housing to the
90 south, 400 and 500m away respectively. The landfill site is mainly grassland and so there are views of the site across the landfill site from the south. The composting site is situated directly next to the methane gas plant, which consists of tanks, a small ancillary building and galvanised palisade fencing on a raised embankment. As a result the site will be viewed in the context of the existing plant and therefore not seen as a separate isolated feature. The fencing around the application site and storage areas will be at a lower level than the features of the methane plant and therefore less prominent and less visually intrusive.
In this case the impact of the development is for a limited period. The fencing and hard standing will be removed after 5 years and the site restored and landscaped as open space.
Although the development will have a limited impact on the openness of green belt it does constitute an encroachment of urban development into the countryside. However there are special circumstances that need to be taken into account.
The proposal is very much tied to the restoration and landscaping of the landfill site, which is a despoiled site within the green belt. If it wasn’t for the long lead in time for producing compost the proposal could have been encompassed in the application for the restoration works. As the site will be providing material for soil conditioning it will aid the site’s restoration and landscaping for use as open space, which is in accordance with the objectives for the use of land within the green belt.
If the composting plant were not to go ahead, soil conditioning material would need to be brought into the site at the same time as the capping works were being carried out. The proposal therefore reduces the number of vehicles, which will need to come into the site during capping works, to a small extent. It also allows the utilisation of green waste from the adjacent civic amenity site that would otherwise need to be transported outside the city to Onyx’s composting sites.
The impact of the composting plant on the openness of the green belt also needs to be considered in the context of the major engineering works that will be underway on the landfill site at the same time. Whilst the composting plant will be set up 1 year in advance of the capping works, during most of its operation the landfill site will be disturbed by these engineering operations. These are likely to include, stripping all the vegetation, levelling works, providing protective membranes, importing cover soils between 600mm and 1.5m deep and finally landscaping the site. Therefore, whist each phase of the capping works are being implemented large areas of the site will appear as bare earth. The impact of these operations on the green belt will be far more visually intrusive than the composting site.
91 Amenity Issues
The application site is approximately 150m from the residential accommodation in the Beighton Road rehabilitation residential centre and approximately 200m from the nearest housing situated on the north side of Beighton Road.
Noise
There will be some noise associated with vehicle movements to the site. The applicant estimates a maximum of 40 vehicles per week including employees vehicles and equipment, which equates to an average of 8 per day. Given the existing traffic levels on Beighton Road it is unlikely that this will be noticeable in noise terms.
Shredding activities will create noise. Two shredders will be used and details of the sound levels have been provided to the Environmental Protection Service. An officer has visited another site to listen to the machinery operating. Taking into account the above and the distance from residential properties they consider that the risk of noise disturbance is minimal and there is no need for any special attenuation measures, particularly given the limited hours of operation proposed.
Odours
The risk of odours will be minimised by on site management and the use of green botanical waste, excluding vegetable, fruit and food waste. On site management techniques will include ensuring that the material is well blended, monitoring moisture content, covering the rows in wet periods, minimising the time that material is left standing before shredding and composting. Odour neutralising sprays will be considered if these management techniques do not effectively manage the problem. Given the above it is considered that the applicants have effective measures in place to deal with odours.
Leachate
The active composting area will take place on an impermeable tarmac pad, which will ensure that no leachate percolates into the ground leading to contamination of ground water. The natural slope of the site and the use of kerbs will ensure that the run off drains into a collection lagoon. The water will be circulated back onto the heaps and the lagoon has been designed with a capacity of 2 months rainfall, based on a 30-year average. In the event of the lagoon capacity being reached, material will be emptied for controlled disposal.
Vermin
The risk of vermin infestations will be minimised by avoiding fruit and vegetable matter which is attractive as a food source and by regular turning to
92 prevent nesting. Further advice from the Environmental Protection Service will be sought if problems arise.
Bioaerosols
Bioaerosols consist of potentially harmful airborne bacterial and fungal micro- organisms that are produced during the heat generating phase of the composting process and released mainly during any turning or handling. The inhalation of high concentrations of bioaerosols can lead to the development of respiratory problems. This is a potential risk to the health of people working on site and to the general public in any surrounding area. In order to minimise problems the moisture content of the material is carefully monitored to minimise the production of bioaerosols. Turning will be restricted to times when climatic conditions are favourable to avoid the wind carrying airborne particulates to residential areas or workplaces. Site operators are at greatest risk, therefore material will be turned using air-conditioned cabs and operators will be provided with safety masks. The Environment Agency considers bioaerosols when considering whether to grant an exemption from a waste management licence, they have already confirmed that a licence will not be require which indicates that they are satisfied with the environmental impact, including the potential effect of bioaerosols. The Environment Agency can withdraw the exemption if they are not satisfied with the impact on human health, odours, noise etc.
Dust
A truck-mounted bowser with a pump will be used to spray water on the site if dust becomes a concern. The applicants have also stated that weather conditions will be considered when undertaking work so that dust is minimised.
Access Issues
The access to the site is the same as was used for the landfill site. The proposed development will attract a lower number of vehicles and the design of the access is considered to be safe for the proposed use. The applicant has agreed to a condition requiring all delivery vehicles to enter and leave the site to the east along Beighton road via the A57 Mosborough Parkway, in order to avoid vehicles passing through Woodhouse village.
Restoration
At the end of the capping scheme the site is to be restored, all fencing and hard standings will be removed and the site will be landscaped. A planning condition is proposed to ensure that a landscaping scheme will be submitted and implemented.
93 SUMMARY AND RECOMMENDATION
The proposal is considered to constitute inappropriate development in the green belt. However given that the physical structures are minimal and that the facility is located next to the gas compound with screen landscaping, its impact on the openness of the green belt will not be great.
The special circumstances that justify granting consent are that the proposal is only temporary and necessary to help reclaim adjoining land in the green belt for an appropriate after use. Although an alternative site assessment has not been carried out this site is considered suitable as it is part of the landfill site which is being reclaimed and disturbed, it will allow the use of local green waste and will minimise the travel distance of materials.
Given the distance from housing and the management measures in place the risk of amenity problems arising are considered to be small.
It is therefore considered that the benefits of the proposal outweigh the limited harm to the green belt and therefore recommended that consent is granted subject to no objections from the government office. As the proposal is on Council land and a departure from the development plan the application needs to be referred to the Government Office.
94 Case Number 04/00477/OUT
Application Type an Outline Planning Application
Proposal Erection of a part 15, 8, 6 and 5 storey building comprising B1 units on ground and mezzanine floors, 118 residential flats and 127 car parking spaces (amended scheme)
Location Site Of Former Parkwood College, Solly Street And Scotland Street Sheffield
Date Received 10/02/2004
Team CITY CENTRE AND EAST
Applicant/Agent Leach Rhodes Walker
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) external appearance; and b) landscaping (matters reserved by this 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
95 In order to comply with the requirements of the Town and Country Planning Act.
4 The development shall not be commenced until either: a. Improvement works to Tenter Street junction with Scotland Street/Solly Street have been carried out to the satisfaction of the Local Planning Authority; or b. Details have been submitted to and approved by the Local Planning Authority of arrangements which will secure that such improvement works will be carried out prior to any part of the development being brought into use.
In the interests of traffic safety and the amenities of the locality.
5 Prior to the development being commenced details of the equipment which is to be used to control access into the car park shall be submitted to and approved by the Local Planning Authority; details of disabled parking provision and motorcycle parking provision within the car park shall also be submitted to and approved by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
6 The development shall not be used unless all redundant accesses have been permanently stopped up and reinstated to footway, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.
In the interests of traffic safety and the amenities of the locality.
7 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
8 At all times that the development is being carried out, equipment shall be provided to the satisfaction of the local planning authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway, but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided, thereafter such equipment shall be properly maintained.
In the interests of traffic safety.
96 9 Prior to works commencing on site 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
In the interests of traffic safety and the amenities of the locality.
10 Before any of the development is commenced, a Travel Plan to reduce dependency on the private car, which shall include clear and unambiguous objectives and modal split targets, together with a timebound programme of implementation, monitoring and regular review and improvement; and be based on the particulars contained within the approved framework produced in support of this application, but will also include measures specifically aimed at customers and deliveries, shall be submitted to and approved in writing by the Local Planning Authority and thereafter operated.
In the interest of reducing dependency on the private car by facilitating and encouraging the use of alternative modes of transport in accordance with Council policy and PPG 13.
11 The Local Planning Authority must be consulted with and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan, following the submission of progress performance reports as timetabled in the programme of implementation. All future owners/occupants of the site shall operate a Travel Plan and will adhere to the approved Travel Plan unless otherwise varied and agreed in writing with the Local Planning Authority prior to occupation.
In the interest of reducing dependency on the private car by facilitating and encouraging the use of alternative modes of transport in accordance with Council policy and PPG 13.
12 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a. Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey; b. Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: LAeq 15 minutes - 45 dB (0700 to 2300 hours), c. Include a system of alternative acoustically treated ventilation to all habitable rooms. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the future residential occupiers of the building.
97 13 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the future residential occupiers of the building.
14 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a. Be carried out in accordance with an approved method statement; b. Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.
In the interests of the amenities of the future residential occupiers of the building.
15 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, or vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of the proposed dwelling.
16 Before work on site is commenced, details of a scheme of public art works forming part of the development shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such public art works have been provided as approved and thereafter retained.
In order to enhance the built environment in compliance with Policy B12 of the Unitary Development Plan for Sheffield.
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
98 material considerations, including Supplementary Planning Guidance.BE3 - Views and Vistas in the City CentreBE5 - Building Design and SitingIB4 - Land for Industry and BusinessIB5 - Development in General Industry AreasIB9 - Conditions on Development in Industry and Business AreasH2 - Locations for Housing DevelopmentH16 - Open Space in New Housing Developments. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 the design of any highway improvements must take into account the proposed new road layout that forms part of the Inner Relief Road proposals now being pursued by the City Council.
2. Advice on the preparation of a Travel Plan is contained within the document 'Guidelines for the preparation of Transport Assessment and Travel Plans', and from Rachel Harvey on 0114 273 5828.
3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: ,Assistant Head of Highways, Development Services, Howden House,1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
4. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (Tel: Sheffield (0114) 2736677) as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.
5. The applicant is advised that the development is designated as car free and as such residents of the scheme will not be entitled to a city council residents parking permit
99
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INTRODUCTION
Members will recall that outline approval for 104 flats was granted on this site on 27th August 2003 (reference 03/00288/OUT). The only significant difference contained within this application is that the total number of flats has increased to 118. This is largely as a result of increasing the number of 1 bedroom flats and reducing the number of 2 bedroom flats, as well as utilising the previous roof void area to accommodate additional flats. Other minor alterations include changes to some window and balcony positions as a result of internal re-arrangement. The building envelope (i.e. the volume of development) remains the same, as does the level of car parking and the amount of B1 Office floorspace proposed.
Members should, therefore, take account of the fact that the principle of the development has already been established when reaching a decision on this application. Whilst this report re-iterates the policy context, the main matter up for consideration is whether the additional number of flats significantly alters the nature of the development sufficient to warrant a different conclusion to be reached in respect of the acceptability or otherwise of the development.
LOCATION AND PROPOSAL
Outline consent is being sought for the erection of a mixed use development comprising of office accommodation at ground and mezzanine levels, 118
100 flats plus off-street car parking accommodation in a part 14, 9, 8 and 5 storey building [including a mezzanine level] on land at the junction of Solly Street, Scotland Street and Tenter Street. The site lies on the edge of a General Industry Area, to the north of the Central Shopping Area.
The rectangular shaped site, which measures approximately 80 metres long and 30 metres wide, rises from south-east to north-west. It is largely occupied by a surface level car park following the demolition of Parkwood College in 2000. A small single storey flat roofed building, incorporating an A3 use, remains in the south-east corner, at the front of the site.
To the north-west of the application site stands a three storey brick built public house facing onto Scotland Street. Land to the rear of the pub, bound by a high brick wall and accessed via Solly Street, houses an electricity sub station.
The seven storey Sub Divisional Police Headquarters is located on the northern side of Scotland Street, at the junction with Tenter Street. To the south, on the opposite of Solly Street, is a surface level car park and an adjoining cutlery works.
Land to the east of Tenter Street is designated as a Business Area. Office accommodation in the vicinity of the application site, including Jubilee House and Griffin House, reach 8 and 14 storeys in height respectively.
This application is for outline planning permission only. However, in common with the earlier approval, the applicant has indicated that they only wish to reserve matters of external appearance and landscaping for subsequent approval. Therefore, siting, design and means of access are all assessed as part of the current proposal.
RELEVANT PLANNING HISTORY
03/04354/CHU Planning permission granted on 16th February this year for temporary use of land as a long stay car park until 31st October 2004.
03/00288/OUT Outline application approved 27 August 2003 for a building comprising 6 B1 units on the ground and mezzanine floors, multi-deck car park and 104 flats.
02/01484/OUT Members will recall that outline planning permission was refused in October 2002 for the erection of a building comprising of one ground floor A1/A3 retail unit, four B1 office units on the ground and mezzanine floors plus B1 on first floor, car parking and 104 flats.
An appeal was submitted and scheduled to be heard at Public Inquiry in September 2003. The appeal was
101 withdrawn following the grant of planning permission for the revised scheme.
02/00025/CHU An application for the use of the site as a short stay car park was refused and enforcement action was authorised to seek cessation of the use. Temporary consent was subsequently granted (see above).
REPRESENTATIONS
None received.
ASSESSMENT
Policy Issues
The application site lies within a General Industry Area as defined in the Unitary Development Plan [UDP]. Policy IB5 of the UDP describes general industry and warehousing as the preferred uses in General Industry Areas, while business [use class B1] is described as an acceptable use.
Housing [use class C3], which makes up the bulk of the proposed development, is described in Policy IB5 as an unacceptable use as the living conditions in industrial environments are not normally considered to be satisfactory. Where living conditions are not considered to be satisfactory this will not only have an impact on potential residents of the new housing but will inevitably limit the operations of existing firms in the area, who would be susceptible to complaints of noise and fumes from occupiers of the dwellings.
This issue is taken up in paragraph 18 of Planning Policy Guidance 4, which states that “…planning authorities should consider carefully whether particular proposals for new development may be incompatible with existing industrial and commercial activities. The juxtaposition of incompatible uses can cause problems for the occupiers both of the new and of the existing development. For example, where residential development is proposed in the vicinity of existing industrial uses, the expectations of the residents may exceed the standards applied by the planning authority, and may give rise to pressure to curtail the industrial use.”
Policy IB3 describes how the city’s role as a regional office centre will be enhanced by promoting major office developments in the city centre. While the proposed development comprises largely of residential accommodation, it also includes approximately 2,500 square metres of new office space on a site, currently occupied by a temporary car park, formerly in educational use. There would therefore be an increase in business use and some employment generation arising from the development.
102 Policy BE5 of the UDP states that original architecture will be encouraged, but that new buildings should complement the scale, form and architectural style of surrounding buildings.
As part of the Sheffield Development Framework (previously the UDP) Review and in light of development pressures, and the Scotland Street/Shalesmoor Area Study [see below], Officers are currently considering the future of the Scotland Street/Shalesmoor General Industry Area.
Residential Amenity
A Planning Policy Guidance 24 (PPG24) based noise assessment survey was carried out as part of the appeal application [02/01484/OUT] by the applicant’s acoustic consultants. They monitored existing noise levels at 9 positions around the application site. 8 of the 9 locations were found to be in noise category B and 1 in noise category C.
PPG24 advises that, for sites in noise category B, mitigation should be carefully designed to ensure acceptable internal noise levels. For sites in noise category C, permission should not normally be granted if quieter sites are available elsewhere.
The survey revealed that, when monitoring was carried out, the area was relatively quiet for a city centre location. There are no entertainment venues close by and so no loud amplified noise nor noise in the street from pedestrians or taxis. No other commercial or industrial noise was recorded.
Though the potential exists for existing industrial uses to vary their working practices or for new noisy industrial uses to move into existing premises, sites surrounding the application site, which lies on the very edge of the General Industry Area, are largely occupied by non-industrial uses, such as the Police headquarters, offices, a public house, a car park and a children’s nursery. What’s more, it is considered unlikely, given the physical limitations of the area, current development pressures and increases in land values in the locality, that a new and noisy industrial use would set up in the vicinity of the application site. On this basis the proposed development is unlikely to prejudice the future interests of business in the area. Thereby the greatest source of noise remains from traffic on Tenter Street, which can be overcome by a good scheme of attenuation works.
Scotland Street/Shalesmoor Area Study
The Scotland Street/Shalesmoor industrial area provides affordable accommodation for business start-ups and for firms making low added value products. It is also home to several high value added firms producing cutlery, silverware and tools.
The local planning authority is aware that the area is under significant development pressure, and that many businesses have to contend with disadvantageous conditions, including steeply sloping sites, narrow streets
103 unsuitable for modern delivery vehicles and on-street servicing and parking. Therefore, while the predominant business base of the area is still industry/manufacturing [37%], it is accepted that significant parts of the area may no longer be best suited for general industrial uses.
In February 2003, the Council appointed consultants to undertake a multi- disciplinary study of the area in order to give advice on how redevelopment and regeneration should be guided.
The final draft of the Scotland Street/Shalesmoor Area Study was received recently. The proposed development is not at odds with its recommendations, which see Tenter Street/Broad Lane as a potential commercial corridor, with the possibility of residential uses on the upper floors. The General Industry Area is likely to be re-defined to the area to the north of Scotland Street. The proposed development conforms closely to this future vision.
Design Issues
Existing office accommodation on the eastern side of Tenter Street, including Jubilee House and Griffin House, reaches 8 and 14 storeys in height respectively. Indeed tall buildings, if well designed and sited, can contribute to a city’s image, symbolise its success and mark places of civic, commercial or cultural importance as well as focal points of activity such as major gateways to the city centre.
The draft Urban Design Compendium [UDC], currently being finalised, advises that, in Sheffield, further tall buildings should be introduced selectively and that a small number of tall buildings could enhance significant locations or features of the city, but that such tall structures should be limited to sites where they will define:
1. higher parts of the city, above the 75 m contour level; 2. gateway sites; 3. an area or site of civic importance, or activity nodes within the city centre; 4. the focal points of vistas.
Tenter Street is a principal vehicular gateway into the city centre and, as such, is considered to be a suitable location for tall buildings. However, the transition between a tall Tenter Street frontage and the smaller scale development to the west, characteristic of the Scotland Street area, is considered to be critical and was the subject of lengthy negotiations in the earlier applications for this site.
The development now comprises of a 14 storey ‘tower’ [including a mezzanine level] fronting Tenter Street, with a 9, 8 and 5 storey building to the rear. The tower appears more slender and the difference between the Tenter Street frontage and the lower building form is far greater, thereby reinforcing the difference in scale between Tenter Street and the more sensitive Scotland Street/Shalesmoor industrial area.
104 While external appearance is reserved for subsequent approval, the proposed building is largely clad in red brick to reflect the materials characteristic of the area. Areas of cladding and full height glazing, break up the building into a series of smaller ‘pavilions’. Glazed ground and mezzanine levels encourage interaction with the street.
Highway Issues
The development raises no highway concerns. The multi-deck car park towards the rear (north-west) of the site will provide 127 car parking spaces, accessed from Solly Street and shared between the residential and office uses. At ground floor level only the entrance to the car park will be visible. The ground floor of the Scotland Street frontage will remain in active use, with the car park decks starting at first floor level. The submission of a Travel Plan and highway improvement works are reserved by condition.
Open Space Enhancement Contributions
Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within the city centre. The applicant has agreed to enter into a unilateral planning obligation. In this instance the sum of £72,622.50 would be required upon the commencement of development.
SUMMARY AND RECOMMENDATION
The application site lies on the very edge of the General Industry Area in a mixed-use environment, which does not appear to suffer from any significant noise sources.
The area is under significant pressure to evolve and the final draft of the Scotland Street/Shalesmoor Area Study supports the formation of a mixed use area, including some residential uses – although it is anticipated that housing will be restricted to the south of Scotland Street and limits placed upon the extent of residential accommodation along main commercial route in order to encourage business uses.
The design of the proposed development, other than the alteration to the position of some windows and balconies, has not altered since the earlier approval. It is considered to be reasonably sympathetic to the requirements of the area and reflects advice contained within the draft Urban Design Compendium. A tall 14 storey tower fronts the Tenter Street commercial corridor, responding to existing tall buildings to the east. Behind the tower, the development drops in scale to reflect the lower development characteristic of the Scotland Street/Shalesmoor industrial area.
When granting the earlier application it was concluded that it was unlikely that allowing the proposed development in advance of the completed Scotland Street/Shalesmoor Area Study and the Sheffield Development Framework
105 would prejudice other interests in the area. The position has not changed since that time.
Therefore, given that the scheme largely involves an internal re-planning of the scheme and does not raise any additional policy considerations over those that were considered when the earlier application was determined, Members are recommended to grant this revised application, subject to the listed conditions and the completion of a legal agreement.
HEADS OF TERMS
A legal agreement shall be completed which requires the developer to contribute the sum of £72,622.50 towards the provision or enhancement of open space within the city centre.
106 Case Number 04/00600/FUL
Application Type a Full Planning Application
Proposal Erection of 4 dwellinghouses (Resubmission) (as amended by plans dated 24th February 2004)
Location Land At Normanton Spring Road Sheffield
Date Received 10/02/2004
Team CITY CENTRE AND EAST
Applicant/Agent Architectural Design Studio
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.
4 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning
107 Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
5 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
6 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the houses shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.
In the interests of the amenities of the locality.
7 The location of the boundary wall adjacent to Normanton Spring Road is not approved. Before development commences, details shall be submitted to and approved in writing by the Local Planning Authority of the relocation of the wall to provide 4.5 metres x 70 metres sight lines at the junction of Carlin Street and Normanton Spring Road and 2.4 metres x 70 metres sight lines at the junction of Haxby Street and Normanton Spring Road. The dwellinghouses shall not be occupied unless such approved details have been implemented.
In the interests of traffic safety and the amenities of the locality.
8 The 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.
9 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
10 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.
108 In the interests of the safety of road users.
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 and SPG - Designing House Extensions H10 - Development in Housing Areas. This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 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 House, 1 Union Street, Sheffield S1 2SH. For access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
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 applicant is advised that the course of culverted stream may pass underneath Plot 1. The developer should ensure that the flow of the stream is not interrupted during and after development has taken place. For further advice, please contact Mr P Berry 0114 2735848.
4. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An
109 inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S Turner on Sheffield (0114) 2734383.
5. The applicant is advised that a number of items of street furniture will need to be repositioned as a result of the development, the developer will be responsible for all costs incurred in moving these items.
6. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.
Site Location
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LOCATION AND PROPOSAL
The site consists of a relatively level site approximately 37 metres long by 20 metres wide located between Haxby Street and Carlin Street with its main frontage adjacent to Normanton Spring Road. It is grassed with a large tree towards Haxby Street and smaller trees and bushes along the common boundary with No. 5 Carlin Street.
110 Development surrounding the site is predominantly residential in character, although a stone clad public house, with car park to the rear, faces onto the site from the south side of Normanton Spring Road. In addition, a small vehicle repair garage is situated to the west, on the junction of Haxby Place and Haxby Street.
It is proposed to erect four dwellinghouses on the site, three fronting Haxby Street in the form of one detached house and one pair of semi-detached houses all with integral garages. Living accommodation is up to three storeys utilising roof space. The fourth dwelling fronts Carlin Street and again is a mixture of two and three storeys, with a varied roof line but with a detached garage adjacent to the common boundary with No. 5 Carlin Street
RELEVANT SITE HISTORY
Outline approval was granted by the Area Board of 16 December 2002 (Reference No, 02/03320/RG3). All matters were reserved and although it was considered desirable that the existing tree, and shrubs adjacent to the northern site boundary should be incorporated into the scheme , it was accepted that it may have to go and if so a suitable replacement would be included in the proposals.
Planning permission has also been approved, subject to referral to the Secretary of State by the Area Board of 8 March 2004, for residential development on the public house site to the south of Normanton Spring Road adjacent to this proposal (Ref. No. 03/03294/FUL).
SUMMARY OF REPRESENTATIONS
Five letters commenting on the proposal, two from one household and four referring to the original proposal have been received.
Issues raised were:
- objections to the proposal as Normanton Spring Road is extremely busy with through traffic and the proposal would add to traffic problems - account has not been taken that access to City School on Stradbroke Road is reached through this area - traffic calming measures should be implemented as per Stradbroke Road - objection to the loss of open space referred to locally as the village green - increase in on-street parking on Carlin Street and Haxby Street where there is already a parking problem - development may obscure visibility to vehicles at junctions of Haxby Street and Carlin Street with Normanton Spring Road. The former an accident black spot and access to new development could also be a hazard - a mature tree will be lost and the outline approval required the tree to be retained, not referred to in the application - overall loss of character of the area
111 PLANNING ASSESSMENT
Policy Issues
The site is within a Housing Policy Area and housing is the preferred use. Loss of open space was considered in the outline planning approval, Ref. No. 02/03320/RG3. It was considered to have only a limited informal recreational use due to its size and location. It was felt to be far from ideal as a location to encourage further recreational activity. The outline approval thus establishes the principle of residential use on the site.
Design Issues
As originally submitted as application Ref. No. 03/03635/FUL, five dwellinghouses were proposed, two off Carlin Street, three fronting Normanton Spring Road with parking spaces off Haxby Street. This layout was not considered to be acceptable due to inadequate amenity space and separation between dwellings. The current proposal for four dwellinghouses addresses these concerns. The designs of the dwellinghouses have been changed, for example the four elevations are all brick work rather than stone facing materials at ground floor, and the porch detail is more in keeping with other house details. There is no predominant house style in the vicinity and it is considered that the design of the proposed dwellinghouses will not adversely affect the street scene.
Amenity Issues
As originally submitted houses would have fronted onto Normanton Spring Road, a busy road. In order to reduce the impact of traffic noise these houses were re-orientated to face Haxby Street and a noise attenuating boundary wall/fence proposed to the rear gardens along the Normanton Spring Road boundary to protect the ground floors. The issue of traffic noise was also a material consideration in the design of the layout of the proposed residential development on the public house site. In this case the site area is too small to allow a set back of dwellings and the layout has been amended in other ways in order to alleviate noise problems.
Dwellings have been located to prevent significant overlooking. The closest windows between Plot 4 and No. 5 Carlin Street are 18 metres. However the first floor window in Plot 4 serves a stairwell and the nearest window in No. 5 appears to be a bathroom. Distances between habitable room windows are 19 metres but this is at an angle. There are also first floor French doors in No. 4 but no balcony and consequently overlooking is not a concern.
It is thus considered that no significant overlooking would occur.
112 Highways Issues
Provision of off-street parking, with at least 2 spaces per dwelling, is considered adequate, taking into account the existing on-street parking problems.
In the interests of traffic safety the boundary wall on Normanton Spring road must be relocated to provide adequate sightlines at the junction of Carlin Street and Haxby Street. This will be conditioned.
Other Issues
Reference is made to the loss of the mature site tree. Although the tree should ideally be retained within the redevelopment site, it was not considered a suitable specimen to be the subject of a Tree Preservation Order. Thus the tree is proposed to be felled as it will be adversely affected by the building on Plot 1. To mitigate the loss of this tree the applicant is required to provide landscaping along the rear boundaries of the plots and adjacent to Normanton Spring Road. The loss of open space cannot be taken into account as the principle of residential development is already established as stated above.
The small amount of traffic generated is not considered to raise any significant safety concerns with respect to students using Carlin Street and Haxby Street to reach City School.
A stream has been identified running through the cellars of houses on Carlin Street and it is assumed under Plot 1. The applicant has been advised of this matter although it is not a planning issue.
CONCLUSION AND RECOMMENDATION
The principle of residential use and loss of informal open space has been established by a previous approval and the proposal concurs with Policy H10 of the Unitary Development Plan.
It is considered that the proposal will not adversely affect the amenities of occupiers of the development or adjacent occupiers or highway safety. The loss of a mature site tree is regrettable but will be compensated for by new landscaping.
It is therefore recommended that the proposal be approved by the Area Board.
113