The City of (Catherine Street, Brotherton Street, Cranworth Road, Richmond Street, Andover Street and Brackley Street) Compulsory Purchase Order 2008

Statement of Reasons

Description The subject premises are located on Catherine Street, Brotherton Street, Cranworth Road, Richmond Street, Andover Street and Brackley Street in in Sheffield. The area is located approximately 1 mile from the City Centre. Catherine Street slopes steeply downwards towards Burngreave Road. The premises are mainly terraced houses believed to have been built around 1900 of which 10 continue to be occupied as residences, some owner occupied and some tenanted. 2 premises in the area are empty. In addition there are 2 areas of land, one of which contains garages and a former community centre, and the other is currently not used.

The subject premises consist of the outstanding freehold and leasehold interests in:  11 Catherine Street- freehold interest outstanding  13 Catherine Street- no interests acquired by the City Council  15 Catherine Street- no interests acquired by the City Council  17 Catherine Street- freehold interest outstanding  19 Catherine Street- no interests acquired by the City Council  21 Catherine Street- no interests acquired by the City Council  23 Catherine Street- no interests acquired by the City Council  25 Catherine Street- no interests acquired by the City Council  3 Brotherton Street- no interests acquired by the City Council  5 Brotherton Street- freehold interest outstanding  7 Brotherton Street- interests acquired by the City Council  9 Brotherton Street- no interests acquired by the City Council  4 and 4a Cranworth Road- no interests acquired by the City Council  6 Cranworth Road- no interests acquired by the City Council

At/misc/CPO 050406/dsw  Land at the junction of Richmond Street and Somerset Street east of the Somerset Road open space- no interests acquired by the City Council  Land at the corner of Andover Street (formerly 92 Andover Street) and Brackley Street (formerly 2 Brackley Street)- interest is partially owned by the City Council

Justification for making the Compulsory Purchase Order and use of the Enabling Powers The order is made under the powers conferred by section 226 (1) (a) of the Town and Country Planning Act 1990. The purpose of the compulsory purchase order is to acquire the land for housing development and to improve the safety and usability of nearby open space.

The Council proposes redevelopment of the area around the subject premises.

The Council has been negotiating with the owners of the premises since June 2006 to purchase the premises. Negotiations have not been successful and, at 31st October 2007, outstanding interests in 12 premises remained to be acquired.

Purpose in acquiring the premises

Housing Market Renewal Programme Burngreave lies within the boundary of the Housing Market Renewal pathfinder area.

A Masterplan for Burngreave was approved by Sheffield City Council’s Cabinet on 25 May 2005 (the " Masterplan"). The Masterplan proposes significant changes in key geographical locations throughout Burngreave and Fir Vale. Implementation of the proposals, across the Burngreave area, will remodel existing residential and commercial centres, replacing obsolete properties with new high quality buildings and improving the economic and transport infrastructure.

At/misc/CPO 050406/dsw The Catherine Street area was chosen as one of the strategic areas of change within the Masterplan due to the presence of a group of derelict properties that blight the area, to the drug problems associated with the local public open space and to its proximity to both Spital Hill and Woodside, two more key strategic areas of within the Masterplan where significant development is proposed. The proposed changes to the Catherine Street area will cement other initiatives together and improve the general quality of the residential environment west of Burngreave Road.

The City Council wishes to demolish the buildings and develop the land for new housing, together with other land already in City Council ownership which fronts Brotherton Street, Somerset Road and Brackley Road. Completion of the redevelopment is expected to take approximately 3 years once acquisition of the properties is completed. The purpose of the acquisition is to allow all the properties within the area proposed for development to be demolished. The City Council cannot proceed with the scheme unless it acquires the order land.

The City Council wishes to demolish these properties because:

Layout of the Area The subject premises include a number of derelict properties which have a detrimental affect on the area. These properties are centred on the former Catherine Street Arms The redevelopment area includes part of an area of open space – the Somerset Road Open Space (this is what it is referred to in the Masterplan). The open space is little used and has become a focus of drug related activity. This is in part because the area is little overlooked by the surrounding properties and tree growth has screened it off from the flats opposite it on Catherine Street. These two factors contribute to the area’s poor reputation, despite the ongoing regeneration of the surrounding area.

It is not possible to remedy all of these issues by minor changes or selective demolition and redevelopment. Minor change would not solve the issues that

At/misc/CPO 050406/dsw surround the park which would continue to have a detrimental affect on the housing.

Condition of the properties A condition survey completed in September 2007, found:  All of the properties, except two, failed the decency standard  Structural problems were found in several of the properties on Catherine Street  Rising damp caused by a lack of or failure of a damp proof course was identified in properties on Catherine Street  Structural problems with the properties on Brotherton Street  A variety of disrepair problems with 4 and 4a Cranworth Road

As it is at present, the area proposed for redevelopment is not sustainable because of the condition of the properties, the number of derelict properties, the effect of the park on the area and the potential cost of refurbishing the area

Refurbishment of the properties alone would not improve the quality of the environment or the demand for housing in the area. The City Council may not be able to secure funding to carry out the necessary improvement works to the park.

Housing Need  Survey results in 2002 showed housing demand within Sheffield and particularly within the Burngreave area well exceeds the supply available. There is a particularly limited supply of four bedroomed housing although most applicants for accommodation provided by registered social landlords within the Burngreave area require houses with 2 or 3 bedrooms. There is also a relatively high demand for 1 bedroomed properties including flats and maisonettes.  Since 2001, the number of properties rented from Registered Social Landlords in Sheffield has increased and with the depleting number of

At/misc/CPO 050406/dsw Council houses, a large number of residents wishing to rent their homes are now turning to these organisations.  Survey results in 2005 showed that 4 and 5 bedroomed properties are in short supply compared to 2 and 3 bedroomed, particularly in the social rented sector.  Housing conditions in the Burngreave are worse than in other parts of Sheffield  There is a shifting population in Burngreave which adversely affects the sustainability of the area by creating a constant movement of people, which does not assist the creation of any connection between members of the community.

Redevelopment It is intended that the site be sold for mixed tenure housing development. The plans are expected to deliver around 45 units of new housing. This housing will be a mixture of sizes in order to increase the types of properties, which are in the area.

New homes will be for rent from a Registered Social Landlord, expected to be Arches Housing Limited, sale on the open market and low cost home ownership.

The old defective housing will be replaced and the development will produce both a qualitative and quantative gain in the housing.

The Masterplan proposes the redevelopment should aim to achieve the following objectives and take into account the following principles:  To provide a mix of high quality modern housing, at a higher density than the existing housing;  To adopt “secured by design” principles to reduce the risk of crime;  To close Brotherton Street as a through route and replace it with a pedestrian priority route on an alignment that creates more easily developable housing plots;

At/misc/CPO 050406/dsw  To provide housing that fronts onto Somerset Road open space to the north south and east, creating value and providing passive surveillance for the open space;  To promote the open space as a neighbourhood asset

The aim is to create a mixed community, which will attract residents from Burngreave and from other areas of the city.

It is proposed that the new housing will be built along 3 sides of the open space and, by fronting onto the open space will provide more surveillance. This will also improve the amenity of the housing.

The aim of the redevelopment proposals is to transform this area into a desirable location for families, with attractive properties to suit a range of households, and the benefit of a small, good quality area of green space.

Disposal process The site will be sold to a private sector developer. The City Council has established a panel of developers who will be given the opportunity of competing for sites which become available within the Sheffield Housing Market Renewal area and the site will be sold to a developer from the panel.

The panel is divided into small, medium and large panels, dependent on the number of units proposed for the site. This site is likely to be disposed to a developer on the medium developer panel.

Planning requirements At its meeting on 25th May 2005, the City Council’s Cabinet approved the Burngreave and Fir Vale Masterplan document as a material planning consideration. Its proposals are being incorporated within the emerging Sheffield Development Framework.

At/misc/CPO 050406/dsw The Masterplan identified a number of areas of change within Burngreave and Fir Vale which have the potential to transform the housing market by offering potential housing redevelopment areas, as well as remove areas of poor housing. The subject premises, together with other land in Brotherton Street, Somerset Road and Brackley Road are one such area.

The residential properties lie within a housing area and the Somerset Road open space is designated as an Open Space Area under the Unitary Development Plan (Sheffield City Council 1998).

No planning application has been made for redevelopment of the area. An outline application for the erection of a dwelling house at 3 Brotherton Street was refused on 6th May 2004

Special considerations There are no special considerations affecting the area of land concerned by this Compulsory Purchase Order.

Somerset Road open space is designated as an open space. The Masterplan proposals involve an element of encroachment onto this open space at Somerset Road with some new housing fronting onto the park, this will create natural surveillance so that the park is safer and greater use can be encouraged. The loss of open space will need to be compensated by improvements to the park.

This area also falls within an ‘Area of Special Character’ so that any new housing development will need to take this into account. Areas of Special Characters were developed for the Sheffield UDP and are in effect candidate Conservation Areas- they have no statutory status. Despite this lack of status, UDP policies BE15 & BE18 apply to Areas of Special Character.

BE15 states that an Area of Special Character is “… an area which has the special architectural or historic qualities to justify considering its future designation as a Conservation Area.”

At/misc/CPO 050406/dsw BE18 states “It is an important to safeguard Areas of Special Character until their declaration as Conservation Areas can be considered. To judge the effects of proposals it may be necessary to ask for more detailed plans and drawings than would normally be required, including in cases where outline permission is sought…(but)… controls on new development and demolition will be less rigorous than in a fully designated Conservation Area which is a statutory designation.”

The proposals for demolition within this Area of Special Character have been assessed within the Burngreave Fir Vale Master Plan process, and it was considered that due to poor housing layout and condition of properties the redevelopment of this area would be appropriate as it would contribute towards the regeneration of the area.

Related Orders and other matters It is anticipated that road closures will be necessary to achieve the redevelopment of the site as proposed. These roads potentially include a section of Brotherton Street and Somerset Road.

Burngreave lies within the boundary of the Sheffield East Area Development Framework of South Yorkshire Housing Market Renewal Pathfinder and the Burngreave New Deal for Communities area. The Burngreave area has been chosen as a pilot for the Office of the Deputy Prime Minister’s (ODPM) Mixed Communities initiative.

Funding Site acquisition and compensation payments will be met from Housing Market Renewal funding. The developer to whom the site is sold will fund the redevelopment of dwellings for sale on the open market. Affordable housing will be provided by way of an agreement under Section 106 Town and Country Planning Act 1990 and by Arches Housing Limited (or through an allocation from the Housing Corporation).

At/misc/CPO 050406/dsw Human Rights The Masterplan was subject of extensive consultation. Implementation of the proposals will contribute to the social regeneration of the Burngreave area. Redevelopment of the area will incorporate improved open space. The new properties will be designed to reduce anti-social behaviour and opportunities for crime, and the quality of life for residents will improve. The redevelopment will widen access to good quality modern housing in the area and provide a mix of tenures.

The owners’ rights can be adequately compensated by the payment of the purchase price and costs in accordance with the Land Compensation Act 1961 and Compulsory Purchase Act 1965. Owner-occupiers may be able to take advantage of the City Council’s relocation loans scheme which allows loans of up to £70,000 towards the purchase of a new home. Tenants and owner-occupiers who prefer will be entitled to priority for rehousing under the City Council’s Lettings Policy. Home loss and disturbance payments will be made in accordance with the legislation.

Rehousing The occupants of the dwellings are being offered the opportunity to be rehoused by the City Council, depending on their individual circumstances.

For further information, please contact: Fiona Champion (East Sheffield Regeneration Team Manager) Sheffield City Council East Sheffield Regeneration Team The Old Library Road Sheffield S5 6WS Telephone: (0114) 244 6553 Fax: (0114) 244 7420 Email: [email protected]

At/misc/CPO 050406/dsw Provisional list of supporting documents  Acquisition of 34 properties on Catherine Street, Brotherton Street and Cranworth Road and land on Richmond Street and Andover Street, Cabinet report – 25th January 2006  Burngreave and Fir Vale Masterplan – May 2005  Burngreave and fir Vale Masterplan, Cabinet report – 25th May 2005  Burngreave Environmental Action Plan – Sheffield Wildlife Trust, 2003  Private Sector Housing Survey 2002  A Housing Strategy for Sheffield’s Black and Minority Ethnic Communities 2002-2005 – Sheffield City Council  Sheffield City Council General housing Needs Survey 2004 – Outside Research and Development  City wide Review of Supply and Demand for Social Rented Housing in Sheffield – Sheffield City Council 2005  Local press reports of drug related activity at Somerset Street Park.

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