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Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement

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Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement on behalf of Morbaine Limited and Ackroyd & Abbott May 2019 Contact Eastgate 2 Castle Street Castlefield Manchester M3 4LZ T: 0161 819 6570 E: [email protected] Job reference no: 33982 Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement Contents 1.0 Introduction .................................................................................................................................................................................. 1 2.0 Site, Proposed Development and Application Context ............................................................................................... 3 3.0 Planning Policy Context ........................................................................................................................................................ 14 4.0 General Compliance with the Development Plan and National Planning Policy ........................................... 28 5.0 The Sequential Test ................................................................................................................................................................. 35 6.0 The Impact Test ........................................................................................................................................................................ 40 7.0 Summary and Conclusions ................................................................................................................................................... 52 Appendices Appendix A: Plan of Sequential Alternative Sites Appendix B: Retail Impact Assessment Tables Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement 1.0 Introduction Scope and Purpose 1.1 This Planning and Retail Statement has been prepared on behalf of joint applicants Morbaine Limited and Ackroyd & Abbott (hereafter referred to as ‘the applicant’) in support of an outline planning application to Sheffield City Council (‘the Council’), which provides for the redevelopment of vacant land at Lane End in Chapeltown. The site was previously occupied by South Yorkshire Trading Standards, but has now been vacant for more than a decade. 1.2 The description of development for which outline planning permission is sought is as follows: ‘Erection of Class C3 residential dwellings and Class A1 foodstore, together with access, car parking, servicing, landscaping and associated works (with all matters reserved except for access).’ 1.3 The proposed residential dwellings would front Thorncliffe View, which is an existing residential street of modern, detached dwellings. 1.4 The proposed foodstore would have a gross internal area of 1,951 sq.m and would be served by a total of 115 car parking spaces. The foodstore would be of sufficient scale to support main food shopping trips and would accommodate a discount operator. It is proposed that the residential element of the development would take the form of eight detached dwellings, which would all front onto and be accessed from Thorncliffe View. 1.5 The purpose of this Statement is to consider the proposal’s compliance with the adopted development plan and other material considerations, including the National Planning Policy Framework (published February 2019) (‘the NPPF’). 1.6 The planning application has been the subject of a formal pre-application consultation with the Council (reference 18/04683/PREAPP), which has directly informed the scale, design and siting of the submitted scheme. In addition, a formal public consultation strategy was adopted at pre-application stage, the findings of which have also informed the proposed development. Full details in respect of the pre- application public consultation strategy and feedback are provided in the Consultation Statement, prepared by Counter Context. Morbaine Limited and Ackroyd & Abbott 1 Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement 1.7 This Statement should be read in conjunction with the full package of documents that support the application, including the Design & Access Statement and Transport Assessment. Structure of Report 1.8 The remainder of this document is structured as follows: . Section 2 provides a detailed description of the proposed development and the site, and sets out the site’s relevant planning history; . Section 3 identifies the planning policy context at local and national level; . Section 4 confirms the proposal’s general compliance with relevant planning policy; . Section 5 sets out the proposal’s conformity with the sequential retail test, with reference to the requirements of paragraph 86 of the NPPF; . Section 6 considers the proposal’s conformity with the retail impact test, with reference to the requirements of paragraph 89 of the NPPF; and . Section 7 provides an overview of the proposed development and sets out our conclusions. Morbaine Limited and Ackroyd & Abbott 2 Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement 2.0 Site, Proposed Development and Application Context Application Site and Surrounding Area 2.1 The application site extends to 1.1 hectares and has been vacant (and cleared) for more than a decade, having previously been occupied by South Yorkshire Trading Standards. The site is overgrown scrubland, with an area of hardstanding to the north west. It is served by an existing access point on Thorncliffe Lane. 2.2 The site slopes from east to west (down from the junction of Land End and Thorncliffe Lane), and is currently screened by a number of fences. Whilst the site accommodates shrubs and some self-seeded trees, it is not accessible to the public and not used for any purpose. It is a cleared, previously- developed site which is well located to accommodate sustainable development. 2.3 The application site is bounded by: the rear gardens of residential dwellings at Thorncliffe View to the north; Thorncliffe View to the east; Lane End to the south; a small police station (which now appears vacant) to the south west; and Thorncliffe Lane to the west. Beyond the residential dwellings on Thorncliffe Lane and Thorncliffe View lies Thorncliffe Business Park, which accommodates a range of industrial and office premises. 2.4 The site is located approximately 800 metres to the south east of High Green neighbourhood centre and approximately 1.1 kilometres to the north west of Chapeltown district centre. As such, the application site is ‘out of centre’ for the purpose of the retail planning policy. Notwithstanding this, it is served by adjacent bus stops on Lane End which support the high frequency 1 and 1a services which run from High Green in the north, to Batemoor and Herdings in the south (via Sheffield city centre). As a consequence, the application site is considered to represent an accessible and sustainable location to accommodate the proposed development. Proposed Development 2.5 This application seeks outline planning permission for eight detached residential dwellings, together with a foodstore (with all matters reserved, except for access). As set out by the accommodation schedule provided below at Table 2.1, the proposed foodstore would have a gross internal area of 1,951 sq.m and an estimated net sales area of 1,268 sq.m. Of this, we estimate that approximately 80% Morbaine Limited and Ackroyd & Abbott 3 Land at Lane End, Chapeltown, Sheffield Planning and Retail Statement of the floorspace would be dedicated to the sale of convenience goods and approximately 20% to the sale of comparison goods. Table 2.1: Proposed Accommodation Schedule Net Net Gross internal Net sales area convenience comparison Proposed Use area (sq.m) (sq.m) goods sales goods sales (sq.m) (sq.m) Foodstore to accommodate 1,951 1,268 1,015 254 ‘discount’ operator 2.6 The site plan submitted with the application (drawing number 7255/11) indicates that the development is proposed to be orientated such that the foodstore will occupy the central part of the site, with the car parking to the west. The entrance to the foodstore is at the south eastern corner of the store, close to Lane End (thereby allowing straightforward access from the nearby bus stops). Both customer and service vehicular traffic will access the site from Lane End, with the internal access road leading to a servicing area to the north of the site. The store is sited so as to be distant from the front elevation of existing dwellings at Thorncliffe Lane and landscaping is proposed to screen the site from existing and proposed residential dwellings. The scheme has evolved as a consequence of a public consultation event in order to provide a greater degree of separation between the proposed foodstore and nearby dwellings. 2.7 The proposed foodstore includes the provision of an appropriate level of car parking to serve the retail unit, totalling in 115 space which include eight parent & child spaces, six disabled spaces and cycle parking. 2.8 The proposed residential dwellings at Thorncliffe View are all detached and are sited and designed so as to complement neighbouring existing housing. Each of the proposed dwellings has an extensive garden to the rear and off-street parking at the front. 2.9 As we go on to consider in greater detail at Sections 6 and 7 of this report, the location of the application site (being outside both High Green neighbourhood centre and Chapeltown district centre) allows the proposed development to ‘fill a gap’ in provision, in order that residents can undertake food shopping close to home. 2.10 Whilst we reiterate that the application
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