Planning Applications Numbered

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 31/10/2005 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Bob Bryan TEL NO: 36329 Lucy Bond 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

04/04686/FUL Land At Guildford Avenue And, Park Grange Road, Sheffield,

05/01366/FUL Former British Glass Laboratories, Northumberland Road, Sheffield,

05/01661/LBC Darnall Works, Darnall Road, Sheffield, S9 5AB

05/01915/FUL 66-76 Sidney Street, Sheffield, S1 4RH

05/02499/FUL Melrose, 6 Hillside, Mosborough, Sheffield, S20 5AL

05/02666/FUL Office Development At Land On Corner Of Love Street, Bridge Street, Sheffield, S3 8NS,

05/02689/FUL Beet Street, Sheffield,

05/03246/FUL 499 Glossop Road, Sheffield, S10 2QE

05/03467/FUL Lloyds No 1 Bar, 2-12 Division Street, Sheffield, S1 4GF

05/03515/FUL Land At, Gleadless Road, Sheffield,

05/03602/FUL Former Rolling Mill Site, (ex Avesta Steelworks),, Shepcote Lane, Sheffield,

05/03672/CHU 27 Fife Street, Sheffield, S9 1NN,

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE SOUTH AND EAST Planning And Highways Area Board Date Of Meeting: 31/10/2005

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.

Case Number 04/04686/FUL

Application Type a Full Planning Application

Proposal Erection of 15 dwellinghouses and 32 apartments with associated road works and landscaping, site 6

Location Land At Guildford Avenue And, Park Grange Road, Sheffield

Date Received 01/12/2004

Team SOUTH

Applicant/Agent Matthew Lloyd Architects

Recommendation Grant Conditionally subject to 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 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 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 Before development commences, drainage details shall be agreed with the Local Planning Authority and implemented prior to occupation of the dwellings.

To ensure satisfactory drainage arrangements.

5 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such a 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 - 35dB (2300 to 0700 hours) Living Rooms: LAeq 15 minutes - 45dB (0700 to 2300 hours)

c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

To protect the amenities of occupiers of adjoining properties.

6 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

6 and approved by the Local Planning Authority before the use is commenced and shall thereafter be retained.

To protect the amenities of occupiers of the property.

7 Before the development is commenced, details of the proposed surfacing, layout and marking out of the car parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole use of the development hereby permitted.

In the interests of the safety of road users.

8 The gradient of the access road/driveway shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the safety of road users.

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

In the interests of the safety of road users.

10 The development shall not be used unless a pedestrian footway has been provided along Guildford Avenue and Park Grange Road and connected to the existing footway system running through the site.

In the interests of the safety of road users.

11 At all times that work 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 used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

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

In the interests of the safety of road users.

7 13 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 the safety of road users.

14 Prior to works starting on site details of the following issues shall have been submitted to and approved in writing by the Local Planning Authority:- a) Details of highway closures and alternative routes b) Detailed cross sections through the proposed parking bays that are parellel to the highway c) Cycle storage areas

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.

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments BE5 - Building Design and Siting

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 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 to contact the Council's Design and Property, (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

2. 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.

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

4. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

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

6. As the proposed development is located near to the track and wires of the South Yorkshire Supertram you are advised to contact South Yorkshire Supertram Limited at 11 Arundel Gate, Sheffield , S1 2PN, (Telephone Sheffield (0114) 2728282) to establish whether or not the system is affected.

7. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

8. 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.

9. The applicant is encouraged to develop the SUDS Drainage Solutions as part of the submission of drainage details in connection with Conditon 4.

9 Site Location

LOCATION AND PROPOSAL

The site is located in the Norfolk Park housing estate and comprises a cleared, sloping site to the south east of the new primary school next to the top entrance of Norfolk Heritage Park. The site is triangular in shape and has two road frontages onto Park Grange Road along which Supertram runs and also Guildford Avenue which drops down towards Norfolk Heritage Park. Across both of these roads are existing housing schemes, whilst to the north is the school at a lower level. The site drops about 11 metres from the top at Park Grange Road to the lowest point along Guildford Avenue.

The proposal is to redevelop the whole site as 47 affordable housing units. There would be 15 x three bedroomed houses, 18 x two bedroomed apartments and 14 x one bedroomed apartments. These would be sold on a shared equity basis with

10 half owned by the purchaser and half retained by a Housing Association. The proposal would have a high level of sustainability in the construction methods.

The layout, as amended, shows two blocks of houses and apartments running parallel to Park Grange Road with a third block running along Guildford Avenue. Also within the site, there are private gardens associated with the houses, communal gardens for the apartments, parking, incidental landscaping and, at the lowest end of the site, a retaining pond and reed bed which is part of the sustainable drainage system.

REPRESENTATIONS

Two letters have been received from local residents. Neither object to the principle of housing on the site but there are concerns about the limited number of on-street parking spaces, the amount of traffic dropping children off at the nearby school and the lack of visitor parking at the site.

PLANNING ASSESSMENT

Policy Issues

The adopted Unitary Development Plan (UDP) for Sheffield shows that the site is a housing policy area.

Policy H10 states that housing is the preferred use.

Policy H14 – Conditions on Development in Housing Areas – states that new buildings should be well designed, the layout should not deprive residents of light and privacy, there would be safe access to the highway network and appropriate off-street parking and there should be no nuisance or pollution affecting residents.

Policy H10 – Open Space in New Housing Developments – requires a commuted sum to be paid to cover the cost of off-site open space improvements.

Policy BE5 – Building Design and Siting – encourages good design and the use of good quality materials.

The site is identified as Site No. 6 on the Norfolk Park Masterplan and its development for housing accords with this plan, which encourages the introduction of mature trees along major roads such as Park Grange Road.

The site previously contained housing, which has now been demolished. PPG3 states a preference for buildings on previously developed or ‘brownfield’ sites and this application accords with that guidance.

Siting, Layout, Design and External Appearance

The site is on a prominent corner, views being available along Park Grange Road in both directions. Consequently, it is important to achieve a high quality scheme. The most visible point is the junction of Park Grange Road and Guildford Avenue

11 and here the corner will be marked by a four storey building of brick, render, wood and glazing with a corner feature of metal balconies expressed as a column. A varied roof would add further interest. The opposite end of this frontage would have a similar three storey building and between would be a terrace of three storey houses with pitched roofs with an attractive balcony feature that cuts across the eaves and into the roof to create an interesting roofscape. The front and rear elevations of the buildings would be of different colours painted onto wood cladding.

The terrace within the site would be the same but at a lower level, allowing the corner block to dominate. Between the two blocks are gardens, each 12 metres long which allows sufficient distance between properties to retain privacy.

The remaining part of the proposal comprises two blocks of apartments at the north eastern end of the site fronting Park Grange Road which are three and four storeys high. There is also a short terrace fronting Guildford Avenue and a four storey block of apartments at the end. The quality of the design is the same as the main part of the site.

Each of the houses has a private garden and there are reasonably extensive communal areas of open space for the occupier of the flats.

There are footpath links within the site and car parking/circulation areas.

The layout can be accommodated within the site and the quality of the design is good, which meets the appropriate UDP policy criteria.

The design incorporates mobility housing standards.

The design incorporates a number of green initiatives such as extra heat insulation beyond building regulation standards, water economy features such as spray taps and use of sustainable materials such as softwoods and use of non-toxic solvents.

Landscape

There are existing trees on the site that are not of a quality that would require retention. The indicative new planting which includes five ‘boulevards’ type trees is acceptable but the landscape details would be controlled by a suitable condition. A condition would also be required to ensure that when the boulevard trees are planted, these should be extra heavy standard type trees.

Open Space

The catchment area of the site is deficient in formal recreation space and there is a need for enhancement of children’s play facilities. Under the terms of UPD Policy H16 there is therefore a requirement to pay a sum of £21,233 towards the upgrading of facilities in the area.

12 Highways

There are some detailed issues to be resolved but these can be covered by planning conditions.

Drainage

The applicants have agreed to incorporate a sustainable Urban Drainage solution to the site which may involve a balancing pond, reed beds , recycling of grey water and the use of porous surfaces to increase natural land drainage.

RESPONSE TO REPRESENTATIONS

There is sufficient on-site parking. There are 27 spaces provided which is considered adequate, given this is ‘affordable housing’ where there is not the potential for high car ownership. Furthermore the good public trans

SUMMARY AND CONCLUSION

The proposal represents development in accordance with the Norfolk Park Masterplan, which recommends the site for housing. The affordable nature of the housing is consistent with the regeneration policies for the area.

The development incorporates elements of good design in terms of the massing and elevation treatment of the blocks. The design has strong green and sustainability credentials.

Minimal standards of car parking are acceptable on site.

It is therefore recommended the application is granted subject to a legal agreement in respect of monies required to upgrade open space in the area.

Case Number 05/01366/FUL

Application Type a Full Planning Application

Proposal Erection of 76 apartments with basement car parking accommodation (as amended 26.08.2005 and 07.09.2005)

Location Former British Glass Laboratories, Northumberland Road, Sheffield

Date Received 06/04/2005

Team NORTH & WEST

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally subject to 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.

In order to ensure an appropriate quality of development.

3 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

4 Before the development is commenced, full details of the following matters shall have been submitted to and approved in writing by the Local Planning Authority:- (i) retaining walls, ii) boundary treatments, (iii) external lighting and its means of baffling, (iv) a long-section drawing along the access drive, (v) location and appearance of screens to the balconies, (vi) window

14 recesses and (vii) eaves detail. Such matters shall be provided/carried out in accordance with the approved details and thereafter retained.

In the interests of the amenities of the locality.

5 Notwithstanding the submitted plans, before the development commences full details of the vehicular access arrangements shall have been submitted to and approved in writing by the Local Planning Authority (to include geometric standards and a width of 5 metres, vehicle/pedestrian intervisibility, form of any vehicle control barrier and location, materials/specifications, long-sections, cross-sections, any illumination, drainage details, tactile paving and segregated pedestrian access within the site to the entrances of the blocks of apartments). The access shall have been constructed in accordance with the approved details prior to occupation of the accommodation.

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

6 Before the development is commenced, full details of refuse collection, bin stores and locations shall have been submitted to and approved in writing by the Local Planning Authority. Refuse collection shall be undertaken in accordance with the approved details upon occupation of the accommodation.

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

7 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.

8 The existing trees within the site of the development, other than the trees indicated for removal on the plans, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree other than the afore- mentioned trees indicated for removal 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.

9 Before any work on site is commenced full details of the measures to be taken to protect the existing construction works within and/or adjoining the site of the development during trees 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.

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

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

11 No development shall take place until details of the proposed means of surface water drainage, including details of any balancing works and off-site works, 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

12 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements

13 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.

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

To prevent pollution of the Water Environment.

16 15 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within three metres either side of the centre line of the sewer which crosses the site.

To ensure satisfactory drainage arrangements.

16 Notwithstanding the submitted plans, the boundary treatment flanking Northumberland Road is not approved. Furthermore, full details of how the changes in level are to be accommodated shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of works on site, including the submission of any structural calculations and designs/drawings of any retaining features. The approved arrangement shall have been implemented prior to occupation of the accommodation.

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

17 The apartments shall not be used unless all vehicular areas shall have been hard surfaced, sealed and drained to the satisfaction of the Local Planning Authority.

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

18 The gradients within the site shall not exceed 1 in 12, unless otherwise agreed in writing by the Local Planning Authority.

To ensure safe and adequate vehicular and pedestrian access

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

20 Notwithstanding the submitted plan, before the development is commenced, full details of the layout and marking out of the car parking accommodation (including some parking for people with disabilities) shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole purpose intended

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

21 Notwithstanding the indication given on the submitted drawings before the development is commenced, full details of suitable and sufficient cycle and motorcycle parking within the site (including proposed layout and setting out) shall have been submitted to and approved in writing by the Local

17 Planning Authority, and the development shall not be used unless the cycle and motorcycle parking has been provided in accordance with the approved details and retained thereafter.

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

22 Unless otherwise agreed in writing by the Local Planning Authority, prior to the accommodation becoming occupied full details shall have been submitted to and approved in writing by the Local Planning Authority which identify pedestrian access into the site and on-site pedestrian routes to the entrances to the buildings, and prior to occupation of the development the pedestrian access shall have been provided in accordance with the approved details and retained thereafter.

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

23 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.

24 Before any of the development is occupied, 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, shall have been submitted to and approved in writing by the Local Planning Authority and thereafter operated. Prior to the occupation of any apartment, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority

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

25 The Local Planning Authority shall 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 by the Local Planning Authority.

18 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.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting BE18 - Development in Areas of Special Character BE19 - Development affecting Listed Buildings CF7 - Development in Institution: Education Areas CF8 - Conditions on Development in Institution Areas H16 - Open Space in New Housing Developments

2. The proposed design and layout are of an acceptable quality.

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 Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

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

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

3. 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 COUNCIL

UNAUTHORISED 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.

20 (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-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.

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

5. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

6. Advice on the preparation of a Travel Plan is contained in the document "Guidelines for the preparation of Transport Assessments and Travel Plans" and from Rachel Harvey, Tel. 0114 2735828.

7. The applicant's attention is drawn to Section 59 of the Highways Act 1980, which enables the Highway Authority to recover expenses due to extraordinary traffic. Contact Paul Turner (0114 2736127).

21 8. As the proposed development will have implications associated with support to the highway, the applicant is advised under Section 167 of the Highways Act to contact Mr M Wilson, SCC Structures Group, (0114 273 6295) as soon as possible.

9. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

10. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

22 Site Location

SITE DESCRIPTION

The site comprises approximately 0.44 hectares of land on the east side of the junction of Harcourt Road and Northumberland Road. The site has a 66 metre frontage to Harcourt Road and a 51 metre frontage to Northumberland Road. The surrounding area to the north, southwest and west is predominantly residential, whilst to the east and south university buildings, sports grounds and other institutional uses predominate.

The site is currently vacant and the buildings that were on the site have been demolished. There is currently a vehicular access to the site off Northumberland Road at the southern corner of the site. The site is generally at a lower level than the adjacent road frontages. The gradients of the adjacent roads, Harcourt Road and Northumberland Road, incline towards their junction. The levels on the main cleared part of the site fall by approximately 3.8 metres across the site from

23 southwest to northeast. A retaining wall supports the highway alongside the boundary to Northumberland Road whilst the boundary to Harcourt Road is retained mainly by embankment.

The site was previously used by British Glass as testing laboratories and offices. The former buildings on the site comprised a 2 and 3 storey building with a ‘U’ shaped footprint and a central courtyard open to the northeast side. There was a surface car park on its forecourt fronting Northumberland Road and surface parking and servicing area to the rear northeast side of the building.

Part of the northeast boundary of the site adjoins the side boundary of an end terraced residential property that comprises two flats (nos.111 and 111A Harcourt Road) beyond which are other residential properties off Harcourt Road. The rear gardens of these properties are at a lower level than the application site.

The remainder of the northeast boundary and the southeast boundary of the site adjoins the grounds and buildings of the University of Sheffield.

On the opposite side of Northumberland Road to the southwest of the site is a University car park either side of which are residential properties. On the opposite side of Harcourt Road is Crookesmoor House the former Unitary Church which is a listed building and is now used as student living accommodation.

Along the Harcourt Road frontage there is a row of trees within the footway and shrubs on the retaining embankment. There are trees along the boundary of the site with the university land.

PROPOSAL

This application has been amended since its original submission. As amended, the proposal seeks full planning permission to erect a building on the site containing 76 apartments (12 x1-bedroom and 64 x 2-bedroom) and provision of 79 car parking spaces and a central courtyard amenity area. The building would have a ‘U’ shaped footprint with its open end facing northeast.

The amendments to the proposal include revisions to the roofscape of the proposed building to break up the ridge line and raise the massing of the elevation facing Northumberland Road, redesigning some of the elevational treatment including deleting the previously proposed stone panels and replacing them with red facing brickwork and cast stone detailing, retaining more of the embankment planting strip along Harcourt Road frontage, revisions to the car parking arrangements including increasing the number of car parking spaces from 75 to 79 spaces, and increasing the number of apartments from 71 to 76 apartments.

As amended the proposed building incorporates a ground/lower ground floor car park below two wings of the building with primarily four storeys of living accommodation above reducing by a storey adjacent to nos.111/111A Harcourt Road and on the southern corner of the building on Northumberland Road. The remaining wing of the building on the south-eastern boundary of the site would have five and four storeys of living accommodation. The proposed materials

24 include red facing brickwork, stone heads and cills to the window openings and cast stone detailing, light grey painted timber window frames, lead clad dormers and natural slate roof.

Of the 79 car parking spaces proposed 40 spaces would be provided within the building on the ground/lower ground floors of the building with the remainder being surface parking. The proposed access off Northumberland Road would lead to two driveways on site. One drive would run across the front of the building facing Northumberland Road giving access to 9 surface car parking spaces. The other drive would follow a similar alignment as the existing drive running alongside the southeast boundary of the site and continuing round to the rear of the building. From the first section of this drive access is gained to the 22 car parking spaces on the ground floor within the Northumberland Road wing of the building. 4 surface car parking spaces are proposed alongside this drive as it continues to run along the southeast boundary after which the drive turns across the rear of the site where 26 surface car parking spaces are proposed and from where the access to the lower ground floor car parking for 18 spaces below the Harcourt Road wing can be gained. Provision for cycle parking and bin storage is included in the enclosed car parking deck on the ground floor of the Northumberland Road wing.

The proposed ‘U’ shaped building would have wings running parallel to the Harcourt Road and Northumberland Road frontages with the third wing parallel to the southeast boundary of the site. As amended the building would vary in height from four to five storeys with the top floor being accommodated within the roofspace. The ground and lower ground floor of the proposed building would be partly cut into the site and the embankment such that on the elevations of the building facing Harcourt Road the lower ground floor would be below external ground levels.

The appearance of the building from Harcourt Road would be part three-storey and part four-storey with the ridge and eaves lines stepping up in two places.

The north-eastern end of the Harcourt Road wing of the proposed building would be sited approximately 2.2 to 2.7 metres away from the gable of nos.111/111A Harcourt Road and would have a similar width, eaves and ridge height as nos.111/111A Harcourt Road. From the street this end of the wing (approximately 14 metres of it) would have the appearance of three floors of accommodation with the third floor being within the roofspace, and from the rear it would have a four- storey appearance. The remainder of this wing facing Harcourt Road would have the appearance of four floors of accommodation (with the fourth floor being within the roofspace) and with a step up in the ground, eaves and ridge levels part way along its frontage following the incline of Harcourt Road. From the rear courtyard these parts of the building would have a five-storey appearance

As the proposed building turns the corner onto the Northumberland Road whilst the eaves and ridge line remain the same the return elevation the building would have a five-storey appearance (again with the top floor being within the roofspace) due to the lower external ground levels. At the south-eastern end of the Northumberland Road elevation the proposed building would reduce by a storey to

25 have a four-storey appearance including a flat roofed element. From the rear courtyard these parts of the building would have a six and five-storey appearance.

The last wing of the building along the south-eastern boundary of the site would be at a lower ground level and comprise a flat roofed five-storey link with the rest of the wing being four-storey on each of its elevations again with the fourth floor being accommodated within the roofspace. Balconies, some with privacy screens, are proposed on the northeast end elevation and on part of the courtyard and boundary elevations of this wing.

Along the north-eastern boundary adjacent to the rear gardens of nos.111/111A Harcourt Road the proposals include a 0.75 metre high boundary fence on the inside of which is a planting strip approximately 4.2 metres wide consisting of low shrub planting and climbing plants and behind that a 2 metre brick acoustic wall. On the courtyard side of the acoustic wall is part of the surface car park and the raised central courtyard. The central courtyard would be landscaped providing approximately 400 sq metres of amenity space.

The boundary treatments to the road frontages include retaining the metal railings and a 1.5 metre wide planting strip along the retained part of the embankment on the Harcourt Road frontage, and keeping the existing retaining wall along the Northumberland Road frontage with 4 trees to be planted behind it.

The appellant’s submissions include a sun path assessment of the proposed development for the hours of 9am, 12 noon and 3pm.

RELEVANT PLANNING HISTORY

!n 2004 full planning permission was refused for the erection of 85 apartments in two blocks on the site for two reasons. Firstly for having an adverse impact on neighbouring residential properties due to the siting, massing and height of the development exacerbated by the level difference between the site and the rear gardens of neighbouring properties, for having an overbearing impact on neighbouring properties and for loss of light, and secondly for being out of scale and character in the streetscene detracting from the visual appearance of the street and the setting of the nearby listed building. An appeal against this refusal has been made with a public inquiry to be held in January 2006 (application no. 04/01925/FUL refers).

In comparison to the previously proposed buildings that were refused planning permission in 2004, the current proposal has a traditional rather than a contemporary design appearance. It is sited 3 metres closer to the Harcourt Road frontage narrowing the boundary planting strip and 2 metres closer to the Northumberland Road frontage, has slightly re-orientated the southeast wing such that it increases the separation distance between the southeast wing and the rear of nos111/111A, Harcourt Road from 28 to 36 metres. The courtyard elevation where it projects into the courtyard beyond the rear elevation of nos.111/111A has been remodelled narrowing the projection by a metre and increasing the separation between the projecting elements and the northeast boundary from 8 to13 metres for the first projecting element and from 15 to16 metres for the next. The previously

26 proposed covered parking deck between the wings of the building is replaced with surface car parking. The amount of balconies on the scheme has been reduced. The total number of apartments has been reduced from 85 to 76.

Two applications were received in March 2005 relating to Crookesmoor House (483 Crookesmoor Road) which is on the opposite northwest side of Harcourt Road. These comprise a full planning application and an application for listed building consent for alterations to the existing building to form 23 apartments and erection of 12 apartments in a 3 storey block. These applications have not yet been determined (application nos. 05/01274/FUL and 05/01279/LBC refer).

SUMMARY OF REPRESENTATIONS

10 letters of objection have been received, including letters from Harcourt Road Watch and The Friends of Crookes Valley and Weston Parks, relating to the following matters; − there is insufficient and conflicting detail about the levels and relationships on the north-eastern side of the proposed building to judge the impact on the nearest houses in Harcourt Road, it is not clear what and where the acoustic wall is and what it is designed to mask, a considerable amount of sunlight would be lost, an assessment of loss of light to rear gardens should be carried out, British Glass sat further down in the landscape allowed a much larger gap between the building and the houses, mature trees will increase shade although smaller shrubs and ivy would be welcome, how is the earth going to be provided for this planting; − as a pedestrian the development will seem like a large building very close to the road which is why the quality of the building materials and design is so important, a mixture of red brick and stone seems sensible however the grey window frames will be out of keeping; − 75 car parking spaces not enough, it is likely there will be over a 100 cars in total, where will they park when parking in the area is an acute problem; − increase hazards on roads currently used as a short cut by commuters, conflict with students walking to university premises, increase risk of accidents, worsen traffic congestion; − the proposals bite more deeply into the shrub and grass covered bank leaving a narrow planted border and which could damage the trees on Harcourt Road, destroy visual and ecological amenity in locality lacking in trees, the landscaped gardens will only be seen by residents, planting of trees on Harcourt Road is inadequate, limited tree planting along Northumberland Road boundary, reverse the design so that gardens face Northumberland Road, the development will not seem so imposing from the road if it were reversed, increase planting of trees along Northumberland Road as an acoustic and visual screen; − overdevelopment of the site; − too many people and cars, the change to high density housing would exacerbate problems affecting this overcrowded neighbourhood which has suffered increased population loss of social diversity due to conversion of family houses into multi-occupied student accommodation with depleted open space, unclear whether the units would end up as specialised accommodation for students or would be occupied by a more diverse population, unclear how

27 many people might occupy the complex, potential for 250 bedspaces equal to half the existing student population on Harcourt Road, the development seems designed for students and professionals, why not include family accommodation, developer should take steps to prevent scheme turning into high density block of student accommodation; − how can be assured that foundation works and reduction in ground levels will not affect foundations of the houses and boundary to university; − change of use to residential is not the preferred option, prefer site to be developed for educational/research purposes or other community/institutional facilities as preferentially envisaged by the Unitary Development Plan;

1 letter of comment has been received relating to the following matters;

− request a planning obligation to secure a financial contribution from the developer towards the provision and enhancement of recreation space in the locality and that part or all of it should go to improvements in Crookes Valley and Weston Parks.

Following submission of the further amendments 2 letters of objection, including a letter from Harcourt Road Watch, have been received relating to the following matters:

− note now proposing to build an additional 5 flats, provide 4 additional car parking spaces and increase the distance between the pavement and the retaining wall on the northwest boundary by a mere 30 cm; − opposed to the construction of any large scale high density residential accommodation on this site and would prefer it to be redeveloped for educational/research purposes or other community/institutional facilities as preferentially envisaged in Sheffield’s Unitary Development Plan; − the change to high density housing would exacerbate problems affecting this overcrowded neighbourhood, already suffered increase in population due to conversion of family houses into multi-occupied student accommodation, may soon be affected by other developments which if implemented would raise the local population pushing Population of Harcourt Road and adjacent sites from 600 to 900 people; − the 76 flats might be expected at busy times to require at least 100 car spaces suggest a shortfall of 20 spaces that could not be met by parking lawfully on local streets; − increase hazards on roads currently used as a short cut by commuters, conflict with students walking to university premises, worsen traffic congestion; − amended plans still seek to overdevelop the site to detriment of the listed former Unitary church and the existing green and open character of the area, would slight views from south of the former church and is a result of extending footprint on the northwest and southwest margins of the site, destruction of 9 metre wide shrub covered slope along northwest boundary, reduction to a 1.5 metre remnant and climbing plants on a retaining wall would alter existing street scene, risk of damage or destruction of semi-mature trees along Harcourt Road from excavations closer to trees than recommended by BS5837 for protective fencing and loss of root mass and sunlight, if permission is granted a condition requiring developer to replace any damaged trees should

28 be imposed, better insist retaining wall constructed not less than 4.5 metres from edge of pavement/railings; − threat to existing character and its flora must be set in context of simultaneous proposals to remove trees and lawn on Crookesmoor House/Unitary church site, combined impact would destroy visual and ecological amenity; − still not a neighbourly development, loss of light between 3.30 and 6.30pm, sun path simulation stops at 3pm, still too massive, a smaller residential style development would be beneficial.

1 letter of comment has been received repeating a request that a planning obligation be included to secure financial contributions towards the provision and enhancement of recreation space in the locality and that part or all of the contribution should go towards improvements in Crookes Valley and Weston Parks.

PLANNING ASSESSMENT

POLICY ISSUES

The Sheffield Unitary Development Plan identifies the site as being within an Institution: Education Area which covers this site and the adjacent university buildings at the Goodwin Sports Centre and Elmfield. Within this Institution: Education Area Policy CF7 states that education uses and other community facilities and institutions are preferred uses and housing which includes residential apartments are acceptable uses in principle.

Policy CF8 relates to conditions on development in Institution Areas including matters of dominance, amenity, design and highway safety.

This Institution: Education Area is currently dominated by university related buildings including the Elmfield building and the university sports centre buildings. It is considered that the proposal would not prejudice the dominance of the preferred uses in this Institution: Education Area and complies with Policy CF8(a) relating to dominance.

Policy BE5 of the UDP seeks to ensure that good design and the use of good quality materials are used in all new and refurbished buildings and extensions.

The application site is opposite the former Unitary church which is a listed building and the Marlborough Road Area of Special Character. Policy BE19 seeks amongst other matters to ensure that development affecting the setting of listed buildings will preserve the character and appearance of listed buildings and their setting. Policy BE18 seeks to preserve the character and appearance of Areas Of Special Character.

The Government’s planning policy guidance on housing is contained in PPG3. The site comprises previously-developed land in the context of PPG3.

29 HIGHWAY AND TRANSPORTATION ISSUES

The proposal as amended seeks to gain vehicular access off Northumberland Road. The proposal includes the provision of 79 off-street car parking spaces to serve the 76 apartments of which 12 are one-bedroom apartments and 64 are two- bedroom apartments. This can be considered as compliant with the Council’s guidelines on car parking provision for flats (which whilst advising one car parking space per flat for residents and one space per four flats for visitors) states that this is the maximum ratio permitted and can be reduced dependant on accessibility to public transport and proximity of amenities and employment sites. The Barber Road/Crookes Valley Road local shopping area is at the eastern end of Harcourt Road. The site is approximately 400 and 250 metres from Crookes Valley Road and Weston Bank respectively which are well served by public transport.

It is considered that the development is acceptable in highway terms subject to appropriate conditions including conditions requiring satisfactory details of the proposed cycle parking and preparation of a travel plan to promote travel.

It is considered that the traffic generated from this development will not significantly affect highway safety in the locality.

EFFECT ON THE AMENITIES OF RESIDENTS AND THE LOCALITY

The site lies adjacent to existing residential areas to the north, west and southwest of the site.

There are residential properties adjacent to the northeast boundary of the site which are situated on the southeast side of Harcourt Road and have two-storey frontages to Harcourt Road. Due to significantly lower land levels at the rear of these properties their rear gardens are the equivalent of a storey and a half below their Harcourt Road ground floor level. A lower ground floor level is accommodated within the buildings within this change in level. The rear garden of the adjacent property at nos.111/111A Harcourt Road is below the adjacent level of the application site.

The application site’s ground levels are a their lowest alongside this northeastern boundary including alongside the rear gardens of nos. 111/111A Harcourt Road. The proposal seeks to retain the existing ground levels on this rear part of the site for the proposed access drive, surface car park and boundary planting strip. It is considered that the 0.75 metre high fence, 4.2 metres wide strip of low shrub planting, climbing plants and the 2 metre brick acoustic wall proposed along the northeastern boundary with the rear gardens of the properties at nos.111/111A Harcourt Road will provide a satisfactory screen to the surface car park and drive without significantly overbearing or overshadowing or otherwise causing significant harm to the amenities of the adjacent and nearby residents.

The proposed siting of the northeastern end of the Harcourt Road wing of the proposed building would leave a narrow gap of approximately 2.2 to 2.7 metres between the gable of nos.111/111A Harcourt Road and the end elevation of the proposed building. The end of this wing of the proposed building would have a

30 similar alignment, width, front eaves and ridge heights as the adjacent building at nos.111/111A Harcourt Road. The equivalent part of the previous laboratories building on the site had a flat roof and parapet whose height was lower than the eaves height of nos.111/111A, that was sited 6 metres back from the front façade of no.111/111A and projecting 10 metres beyond the back elevation of no.111/111A, and had a gap of 8 metres between it and the end gable and rear gardens of no.111/111A.

The proposed building would be higher than and closer to the end gable of nos.111/111A than the former laboratories building that was on the site which in comparison it is considered would increase the overshadowing of the rear gardens of nos.111/111A during the early evening when the sun is in the west. However such overshadowing would not be significantly more than that currently occurring to the other existing terraced and closely spaced houses on this southeast side of Harcourt Road.

Whilst the width of the end of this wing of the proposed building is similar to the width of nos.111/111A and this width is maintained for the first 11 metres of the wing, the proposed building then widens by a further 5 and 7 metres on its rear elevation. These projecting parts of the proposed building would be five storeys high on its courtyard elevation and approximately 13 and 16 metres from the northeastern boundary of the site and whilst having windows facing into the courtyard would have no windows on their side northeast facing elevations. These projecting points of the proposed building would be higher than the former laboratories building but further away from the northeast boundary and not projecting out as far. It is considered that the proposal provides sufficient separation between these projecting parts of the Harcourt Road wing and the nearby residential properties so as not to significantly overbear or overshadow the residential properties.

From the street the northeastern end of the proposed wing, having the appearance of three floors of accommodation with the third floor being within the roofspace, would be of a similar massing and scale to the existing properties in Harcourt Road. The remainder of this wing facing Harcourt Road in stepping up a storey and following the incline of Harcourt Road would maintain the massing and character of Harcourt Road.

The proposal to site the building along Harcourt Road such that it has a similar alignment as the existing properties on this side of Harcourt Road results in it being cut into the embankment. Whilst this alignment sets the building 4.9 metres back from the footpath the proposed soft planting strip is reduced from the existing 9 metre wide embankment to a 1.5 metres wide planting strip behind the boundary railings plus a planted timber crib wall dropping down to make up the change in level of the narrowed and reformed embankment. The landscaping proposals for this planted border comprise tall shrub planting with additional specimen shrub planting at regular intervals. It is considered that subject the submission of satisfactory details the proposed landscaping arrangements are acceptable.

There is a row of existing trees within the footway close to the kerbline along this frontage to Harcourt Road. The proposed construction method seeks to insert

31 piles into the embankment 1.5 metres back from the back edge of footpath and excavate away the embankment on the site side of the piles. This line of piles would be 3.5 metres away from the trunks of those trees that are within the highway. Whilst the piling works may affect some of the roots of those trees it is considered that it would not be so significant to harm the trees or jeopardise their retention.

There is residential accommodation at Crookesmoor House on the opposite side of Harcourt Road and on the southwest side of Northumberland Road at nos.103 and 171 and off Marlborough Road.

The street levels around the application site are at their highest at the western corner of the site by the Harcourt Road/Northumberland Road junction. There is a drop of approximately 4 to 5 metres from the street corner down the embankment to the main part of the cleared site. A retaining wall supports the footway along the Northumberland Road frontage. At this corner of the site the proposed building would be 5 storeys high, however the Harcourt Road elevation would appear as 4 storeys as the car parking within the lower storey is below external ground level on the Harcourt Road frontage. The courtyard elevations would appear a storey higher due to the fall in ground levels. Balconies are proposed to some of the courtyard apartment windows. It is considered that the height and design of the corner section of the proposed building provides a satisfactory massing and scale that is in keeping with the street and that sufficient separation is provided to ensure that it would not harm the amenity of nearby residents.

The 4 storey wing on the southeast boundary has windows to all its external elevations and includes balconies on its northeastern gable which incorporate privacy screens and on part of the courtyard and boundary elevations. At its nearest this block is 18 metres away from the rear gardens of nos.111/111A Harcourt Road and 36 metres away from the rear elevation of nos.111/111A. It is considered that the design of the proposed building and its separation is sufficient to ensure that this part of the building would not significantly overbear, overshadow or overlook the rear aspect of the adjacent residential properties.

DESIGN

The proposed elevations have a traditional appearance including pitched roofs and dormers, bays, stone heads and cills to windows, and red facing brickwork. It is considered that the massing and design of the proposed building respects the streetscene, the setting of the nearby listed building and the Area of Special Character.

Sufficient amenity space is provided on-site. The siting and scale of the building is in keeping with the locality. It is considered that the application site is large enough to accommodate the proposed development without overdeveloping the site.

The proposal provides accessible living accommodation with level access into the blocks and lifts to all floors of the apartment blocks.

32 Overall the proposal will provide a substantial number of residential apartments adjacent to existing residential areas. The proposed building is large but on this large site its design and massing will not be unduly intrusive. The internal layout of the apartments generally provides one or two bedrooms, a kitchen/living room and a bathroom. It is considered that this internal design and layout would ensure that an apartment would not be over intensely occupied by persons sharing an apartment. It is considered that this density of development can be accommodated on the site without harming the residential character of the area or the balance of family dwellings and other types of residential properties in the locality.

The proposal complies with Policies BE5, BE18, BE19 and CF8 of the UDP.

IMPACT ON OPEN SPACE

The site lies in an area where the provision of open space is below the minimum guideline. In such circumstances Policy H16 of the UDP requires developers to make an appropriate contribution towards the provision and enhancement of recreation space to meet the requirements of the future occupiers of the development in accordance with the Supplementary Planning Guidance on this matter. In this instance the appropriate contribution is £76,508.40. A planning obligation will be required to secure this contribution.

IMPACT ON EDUCATION FACILITIES

The development falls under Nether Green Infant and Junior catchment area. The nature and scale of the proposed development is unlikely to impact on the local schools.

SUMMARY AND RECOMMENDATION

The Sheffield Unitary Development Plan identifies the proposal as an acceptable use in principle in this Institution:Education Area. The proposal will not affect the dominance of the preferred education and institution uses in the Area.

It is considered that subject to appropriate conditions the development is acceptable in highway terms.

It is considered that the siting and design of the proposed building and its separation is sufficient to ensure that the development would not significantly overbear, overshadow or overlook adjacent and nearby residential properties.

It is considered that the massing and design of the proposed building respects the streetscene, the setting of the nearby listed building and Area of Special Character.

It is considered that the application site is large enough to accommodate the proposed development without overdeveloping the site.

The proposal complies with Policies BE5, BE18, BE19, CF7 and CF8 of the UDP.

33 The site lies in an area where the provision of open space is below the minimum guideline. In such circumstances Policy H16 of the UDP requires developers to make an appropriate contribution towards the provision and enhancement of recreation space to meet the requirements of the future occupiers of the development in accordance with the Supplementary Planning Guidance on this matter. In this instance the appropriate contribution is £76,508.40. A planning obligation will be required to secure this contribution.

It is recommended that planning permission is granted subject to conditions and the completion of a satisfactory planning obligation to secure an appropriate financial contribution towards the provision and enhancement of recreation space in the locality.

Case Number 05/01661/LBC

Application Type a Listed Building Consent Application

Proposal Repairs and alterations to former engineering shop - building 43 Darnall Works

Location Darnall Works, Darnall Road, Sheffield, S9 5AB

Date Received 28/04/2005

Team CITY CENTRE AND EAST

Applicant/Agent Elden Minns And Co Limited

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 and samples of all new external materials to be used in the repair of the building, shall have been submitted to and approved in writing by the local planning authority.

In order to ensure the protection of the original fabric of the Listed Building

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

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

35 4 The alterations and repairs shall be carried out in accordance with the report dated 25th April 2005 submitted with the application and shall not be varied without the written agreement of the Local Planning Authority.

To ensure that the traditional architectural character of the is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.

Attention is drawn to the following justifications:

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

BE5 - Building Design and Siting BE7 - Design of Buildings Used by the Public BE8 - Access to Workplaces BE19 - Development Affecting Listed Buildings BE22 - Archaeological Sites and Monuments

36 Site Location

INTRODUCTION

A similar scheme was agreed by members for an adjoining building No.50 which is similar in age and character. Application No. 04/02929/LBC, granted 16 November 2004, refers. The repairs to this building have been carried out by Mayflower Technology Ltd. The applicants have repaired another adjoining but not listed historic building.

LOCATION AND PROPOSAL

The site of the application is part of the historic Darnall Steel Works, once occupied by Sanderson Kayser Ltd, now owned by Darnall Works Ltd and Mayflower Technology Ltd.

37 The works are a historic industrial site containing Scheduled Monuments, (crucible furnaces) and Listed Buildings. The site has been designated by English Heritage as a pilot site for its Heritage Protection Review and will be the subject of grants from them and Objective One. This process is currently ongoing.

The building is in the centre of the site in a prominent position. It adjoins the open area where non-historic buildings were demolished and where there is potential for new building. There are other historic buildings which have also had Listed Building Consent for repairs, the gate house and a former offices/canteen.

The Scheduled Monuments are some distance away at the south east side of the site and not affected by the proposal.

A nearby part of the site next to the Darnall Road frontage is soon to be the subject of an archaeological dig to establish the site of a glass furnace demolished during the 19th century.

The building itself was built around 1913 together with Building 50 as a steel framed, concrete beam type which was innovative at the time. This has been the basis of the Listing and the applicants have submitted a report setting out its history, its condition and the process of repair. The plans show the concrete encased to prevent further deterioration, repairs to wooden windows and cleaning and re-pointing brick panels. In places selected windows are being overclad in steel to try to ensure better thermal insulation for the building and as protection of the fabric. Glazed entrance areas are proposed to replace what were open access areas into the main building.

Parts of the building have been temporarily encased in green steel sheets. This will be removed as soon as possible and have never had Listed Building Consent. They have, however, protected the building against further deterioration.

The building is being effectively modernised as a workplace for use as offices. This change of use from general industry to offices is allowed by the General Development Order.

The application has been advertised as affecting a Listed Building.

SUMMARY OF REPRESENTATIONS

None have been received from the public.

The applicants have submitted a report to justify the development.

At their meeting of the 24th May 2005, the Conservation Advisory Group commented on the original plans. They were concerned about the loss of some of the symmetry of the design but raised no objection to the use of cladding. They thought in some cases it would be preferable on the inside of the building. A gantry which has been removed they thought should be replaced.

38 PLANNING ASSESSMENT

Policy Issues

The relevant policies to consider in this case are: BE5 Building Design and Siting. BE7 Design of Buildings Used by the Public, BE8 Access to Workplaces, BE19 Development Affecting Listed Buildings, and BE22 Archaeological Sites and Monuments.

Policy MU7 Attercliffe is relevant for the future use of the building. Use Class B1 Offices is one of the preferred uses in this policy. The conversion and improvement to the building achieves this policy objective.

Design Issues

The plans as amended are more appropriate to the conversion of the building and use a similar approach to the other building which has received permission.

The detailing of the exterior design is being preserved as much as practical with the detailing of the beams in cladding, Wooden windows are being repaired and replaced and new glass installed. Where cladding replaces windows, opening lights are left in the original places, such as where new toilets are proposed. Secondary glazing is used behind the larger windows to contain heat loss and retain the character of the original designs. The building was originally designed as a big open space for heat treatment of metals and heat needed to escape.

The larger entrance areas are being filled with glazed walls and acceptable details have been supplied.

The replacement of the asbestos sheet roof by grey composite panels will improve the existing appearance and protecting the concrete eaves with panels in cladding enable hidden gutters to be installed.

The new materials proposed are those used on the other building on the site (No.50) which was erected at the same time.

The overall impact is to preserve the external appearance and character of the building and preserve and protect the features which have made it worthy of Listing but not replace them. On this basis the proposals comply with Policy BE5 and BE19.

Other Conservation Issues

The proposal does not impact on any other Listed Building or Scheduled Monument. The repair of the building’s exterior in fact will improve their setting and the wider site. Policy BE19 and Policy BE22 are complied with on this basis.

The use of the building is not a subject of this application but the retention of large open interior spaces and re-use of the building within the Business and Industry

39 Use Classes, complies with Policy BE19 and the government guidance on which it is based. This recommends that historic buildings continue in their original use.

Access Issues

The building is shown as accessible from the exterior and will have new internal lifts and toilets to comply with Policies BE7 and BE8.

Highway Issues

The building is in a large site which has a number of open areas still available for car parking. An undetermined and invalid application for a new roadway and access into Darnall Road next to the building shows car parking areas. Until the location of the glass furnace mentioned above, is established, this application cannot be processed. It shows a 30 spaces car park including disabled spaces, adjoining the building.

RESPONSE TO REPRESENTATIONS

The application was amended on the advice of Conservation Officers to meet the requirements of the Conservation Advisory Group.

The rebuilding of a gantry would not be appropriate adjoining a building being converted to offices and where it would fulfil no useful function. The original has disappeared and was sufficiently old to make it difficult to replace exactly.

SUMMARY AND RECOMMENDATION

The building which is the subject of this application, is a fairly unique industrial building. Most historic industrial buildings tend to be suitable for conversion to dwellings in some form. This one because of its unique character is only suitable for commercial uses, as a means to continue its useful life.

The detail of the repair incorporates a design and materials which preserve the industrial character of the building.

The application is recommended for grant subject to conditions referring to samples of materials and a Phase 1 and 2 Risk Assessment.

Case Number 05/01915/FUL

Application Type a Full Planning Application

Proposal Use of building for mixed use purposes, as live events venue (Use Class D2), nightclub (Sui Generis) and bar/ cafe/restaurant (Use Classes A3/A4)

Location 66-76 Sidney Street, Sheffield, S1 4RH

Date Received 13/05/2005

Team CITY CENTRE AND EAST

Applicant/Agent Ms S Bolsover

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 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Before the development is commenced, details of the following matters shall have been submitted to and approved by the Local Planning Authority:- i) The design of the grills, doors and gates to the ground floor openings; and ii) The design of the cellar access.

In the interests of the amenities of the locality.

4 The fire doors and doors to the refuse store shall not open over the highway.

In the interests of pedestrian safety.

5 The development shall not be begun until the improvements to the highway listed below have either been:- a) carried out or b) details have been submitted to and approved by the Local Planning Authority of arrangements

41 which have been entered into which will secure that such improvement works are carried out before the night club is brought into use. i) The footway to the north-west side of Sidney Street for the full length of the proposed development (a distance of 25 metres) should be excavated and reconstructed as specified in Sheffield City Council's guide 'Sheffield City Centre Urban Design Compendium'. ii) The redundant vehicle access should be excavated and re-laid as footway as specified in Sheffield City Council's guide 'Sheffield City Centre Urban Design Compendium'.

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

6 No movement, sorting or removal of waste bottles, materials or other articles, or movement of skips, 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.

7 No live or amplified music shall be played within the building unless a scheme of sound attenuation works based on the findings of the Hepworth Acoustics Report No. 3382.1v1, has been installed and thereafter retained. Such a scheme of works shall be capable of restricting noise breakout from the building at noise measurement locations:- i) Directly opposite the proposed development on the footpath on Sidney Street; and ii) Directly to the rear of the proposed development on the footpath on Arundel Street, to levels not exceeding:- a) The background noise levels by more than 3dBA when measured as a 15 minute LAeq; and b) Any octave band centre frequency by more than 3dB when measured as a 15 minute Leq. Before such a scheme of works is installed, full details thereof shall first have been submitted to and approved by the Local Planning Authority.

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

8 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.

9 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,

42 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.

10 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.

11 The existing window cills to the front elevation shall be repaired or replaced to match existing, details of which shall be submitted to the Local Planning Authority for prior approval.

In order to ensure an appropriate quality of development.

12 The existing windows to the front elevation shall either be repaired or replaced with wooden casements to match existing, details of which shall be submitted to the Local Planning Authority for prior approval.

In order to ensure an appropriate quality of development.

13 The brickwork shall be cleaned and repointed in accordance with the submitted details before the use is commenced.

In the interests of the visual amenities of the locality.

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

43 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.

15 A flood evacuation procedure shall be included in the building health and safety policy

To ensure that the users of the building are not put at risk.

16 Ground floor levels of the development approved by this permission shall be set no lower than 300mm above the adjacent pavement level.

To reduce the risk of the property flooding.

17 No development approved by this permission shall be commenced until a scheme for flood proofing the building in accordance with Hallam Environmental Consultants email received 20/10/2005 has been submitted and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

To reduce the risk of the property flooding.

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas; IB11 - Housing & Residential Institutions in Industry & Business Areas and BE16 - Development in Conservation Areas.

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.

44 If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

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.

3. The appliant should be reminded that the Planning Policy Guidance Note 25 (PPG25) 'Development and Flood Risk' states that it is clearly his own responsibility to ensure that this site can be developed and occupied safely. It is the applicants' responsibility to ensure the validity of his flood risk assessment upon the commencement of development.

Site Location

LOCATION AND PROPOSAL

The site consists of 2 derelict industrial buildings located close to the junction of Sidney Street with Matilda Street. The buildings are two storeys high and brick faced. The windows are boarded up and the roof is missing from one of the buildings.

The proposal is for a music venue with a capacity of 1000+ visitors, catering for DJ music and live bands. The concept is to provide café style lunchtime food and drink, early evening live music, after work bar and late evening live music and dancing club. It is intended that the evening venue will have regular alternative music slots such as jazz evenings, Asian music evenings, New Bands evenings. During the daytime the emphasis will be on food with the possibility of appropriate solo performers. A state of the art music system will be installed which it is hoped will mean that bands will not have to bring their own equipment.

The plans show the main dance floor, bar and stage on the ground floor. An additional bar, viewing and seating areas are proposed for the first floor/mezzanine level. Ancillary office space will be provided on the second floor. Access to the venue will be from Sidney Street via a former cart entrance through the building.

Following discussions the applicants have amended their proposals for altering the building elevations. The approach being taken is to restore the existing buildings. Therefore all the window openings will remain except for three on the ground floor that are to be replaced by doorways, to allow for deliveries and emergency escape. The partly painted brickwork front elevation will be cleaned and re-pointed to re- expose the brickwork and lintels. The roof of the frontage building is to be repaired with natural slate. Velux windows and a dormer are proposed on the rear elevation to serve the second floor offices, along with a roof cut out to accommodate plant. The roofs to the rear wings, which are currently faced in asbestos sheets, will be re-covered in a standing seam metal roof.

RELEVANT PLANNING HISTORY

Planning permission, (95/00288/FUL) was granted in June 1995 for use of the same premises as a nightclub. The only condition prevented the use of the premises during the day between the hours of 07.30 to 19.30.

SUMMARY OF REPRESENTATIONS

5 letters of objection have been received from neighbouring businesses one of which is a nightclub. The grounds of objection are as follows.

− Security concerns as it is considered that the proposal will worsen crime, vandalism and litter, leading to owners having to maintain permanent surveillance. It is also argued that the police have been ineffective in dealing with crowds, traffic and street disturbance arising from the existing nightclubs.

46 − The proposal will undermine the Council’s aspirations for the area and send the message that a quiet living and secure working environment will not be created, thereby undermining investment.

− Problems with parking traffic and congestion associated with the existing nightclubs will be worsened.

− Concerns about the ability to properly sound attenuate an existing building.

− Another nightclub is not necessary.

− The means of escape are proposed across a neighbouring property over which the applicant has no control.

The CIQ Agency has advised that they are broadly supportive of the proposal provided it is not mainly a nightclub. They consider there is a need for a range of cafe/bar daytime early evening venues and mid range venues to support emerging bands and support other forms of entertainment. However the impact of noise, street cleaning, taxi drop off activity and how people are dispersed needs to be carefully considered.

PLANNING ASSESSMENT

Policy Issues

The application site lies in a Fringe Industry and Business Area in the Unitary Development Plan. Policy IB6 states that industry, warehousing and business are the preferred uses. Nightclubs do not fall within any use class and therefore must be considered on their merits, leisure and entertainment and food and drink uses are acceptable in principle. Non-preferred uses must not prejudice the dominance of preferred uses in the area or cause the loss of important industrial sites. Changes of use must not cause residents to suffer from unacceptable living conditions, harm the quality of the environment to such an extent that new business and industry development will be discouraged and must be adequately served by public transport and parking, (Policy IB9). Policy BE16 states that buildings that make a positive contribution to the character of a Conservation Area should be retained and that development should preserve or enhance the appearance or character of the Conservation Area.

In this case if the proposal is granted planning permission the preferred uses will remain dominant. The scheme will refurbish a derelict building that detracts from the environment and introduce activity during both the day and night. This will outweigh any harm to the quality of the environment that might be associated with increased litter and vandalism. The access and amenity issues are considered in more detail below.

The site lies within the CIQ Conservation Area. The CIQ Action Plan identifies the site as falling within the Traditional Industry Character Zone. The vision for the quarter is that it will become a significant centre for cultural activity and experience. The plan promotes the provision of places to eat and drink, nightclubs and

47 speciality shops. It also promotes living accommodation in the Core zone and Leadmill Triangle but warns against the inappropriate introduction of housing where it might constrain traditional manufacturing businesses.

The City Centre Living Strategy states that housing will generally be encouraged at least on the upper floors of the Cultural Industry Quarter. It also advises that in some parts of the quarter there are night-time uses that cause disturbance (Guideline 1). Guideline 8 advises that noise attenuation works will be expected in support of applications for night-time leisure developments. Schemes that are not able to protect residents from noise will be refused. Guideline 11 identifies areas where nightclubs will be appropriate because few people live nearby. The application site is outside of this area.

In the Conservation Area Guidelines the site is identified as lying within the Arundel Street Area, part of a street that has special character and part of an important building group. The guidelines advise that the key features of industrial building types should be retained and respected.

Amenity Issues

Nightclubs have the potential to cause disturbance to residents due to noise breakout from the building and also as a result of street noise. The nearest noise sensitive properties are the student flats within Exchange Works, Matilda Street and accommodation at Universe Works, Mary Street. The applicants have submitted a noise assessment that includes general recommendations for attenuation based on typical nightclub noise levels. Officers from the Environmental Protection Service have considered this. They have put forward conditions that will restrict noise escaping from the club to a level that should not be audible within adjacent buildings. EPS officers are confident that the building can be attenuated to achieve these noise levels.

Although noise breakout from the building can be attenuated this is not the case for street noise. The only existing residential property likely to be affected by street noise is Exchange Works. However this was designed to take into account noise from the Gatecrasher nightclub, which has no opening hours restrictions and is closer to Exchange Works. As there has been no significant conflict between Gatecrasher and the student flats it is considered unlikely that there will be any problems in this case.

Neither of the two existing nightclubs near the site have any planning restrictions on their opening hours. By their very nature nightclubs need to open into the early hours of the morning. As there are no residential properties likely to be affected by this proposal it is not proposed to limit the opening hours. The applicant has indicated that they aim to close the venue at 3am on Monday to Thursday, 4am on Friday and Saturday, and midnight on Sunday. They will also aim to close at a time that does not coincide with the other nearby nightclubs. They will operate a cooling off hour aimed at allowing customers to leave when they are ready instead of turning off the music and turning on the lights abruptly.

48 Although this proposal should not affect the amenities of existing residents it may well affect the potential to develop new housing near the site due to street noise and activity. However this location is not considered to be ideal for housing in that it lies close to the existing Gatecrasher nightclub on Matilda Street and the Niche nightclub on Sidney Street. There are also a number of general industrial uses located close to the site, which is reflected in the designation of this site as being within the Traditional Industrial Zone.

Design

The existing buildings are in a poor state of repair and deteriorating. They currently detract from the appearance of the conservation area. They are considered to be part of an important group of metal trade buildings clustered around the junction of Sidney Street/Matilda Street. Securing a use which retains the buildings and refurbishes them is to be welcomed.

The original scheme has been amended so as retain more of the buildings character. Restoring the brickwork, where possible, re-roofing in natural materials and retaining as many of the original window and door openings as possible will achieve this. The new door openings on the frontage are essential for safety and servicing reasons and should not detract significantly from the character of the building. The alterations to the rear elevation are less sympathetic but will not be prominent in the street scene.

Access Issues

No off street parking can be provided to serve the use. However the site is within the city centre, which is well served by public transport and taxis. There are also all night car parks available near the site on Sidney Street, Matilda Street and Eyre Street. Given this there is considered to be no reason for objecting to this proposal on parking grounds.

The layout of the club has been amended to ensure that it is fully accessible to people with disabilities.

Flooding

The site lies within a flood risk zone. A flood risk assessment has been submitted to the Environment Agency together with additional information requested by them.

The Environment Agency have confirmed that they have no objections to the proposals subject to the flood control condition which are listed on the agenda.

RESPONSE TO REPRESENTATIONS

Security concerns have been raised in the representations. The police have been consulted and have raised no objections to the proposal. They have made a number of suggestions, which are largely operational matters. However the applicant has confirmed that they will take on board the police recommendations

49 regarding an internal and external CCTV system and securing the openings in the building façade.

The issue of rights of access across an adjacent site is not a planning matter.

SUMMARY AND RECOMMENDATION

Although the site lies outside the nightclub tolerance zone it is close to two other nightclubs and to general industrial uses. There is one residential development close to the site but it is unlikely that disturbance will occur, provided the building is properly attenuated. The proposal is complementary to the City Centre and supported by the Cultural Industry Quarter Action Plan as it is not simply a nightclub but a venue that will also cater for up and coming live bands, comedy acts and will provide lunch time catering. As such it will meet a need for more varied entertainment venues and eating outlets creating activity through a wider period of the day. It will also restore and secure the future of a metal trades building that has the potential to contribute positively to character of the Conservation Area.

It is likely that this scheme will further restrict the potential for residential development near the site and there is a risk of increased security and vandalism problems for local businesses. However this is not an ideal location for housing given the existing noisy uses. It is also considered that the security concerns are not so great as to justify refusing planning permission, particularly given the benefits of the proposal. It is therefore concluded that this is a suitable location for a late night mixed entertainment venue and it is recommended that the scheme is supported.

Case Number 05/02499/FUL

Application Type a Full Planning Application

Proposal Continuation of use of land for caravan storage (renewal of planning permission ref 00/00772/FUL)

Location Melrose, 6 Hillside, Mosborough, Sheffield, S20 5AL

Date Received 21/06/2005

Team CITY CENTRE AND EAST

Applicant/Agent Mrs P E Jewkes

Recommendation Grant Conditionally

Subject to:

1 The site shall be used solely for the use hereby permitted, and shall not be used for any other purpose without the prior written approval of the Local Planning Authority.

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

2 There shall be no alterations to the grass surface of the land without the prior written agreement of the Local Planning Authority.

In order to ensure the open space character of the site remains.

3 There shall be no caravan storage in the western corner of the site, for a distance of 25 metres from the western boundary.

In order to minimise views of stored caravans from adjacent open space.

4 There shall be no more than 100 caravans stored on the site at any one time.

In the interests of the visual amenities of the locality.

5 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

51 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.

6 Within six months of the date of this permission, further infill hedge planting along the western boundary of the site shall be carried out in accordance with details, which shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

7 No additional gates, fences or barriers shall be erected on the site without the prior written agreement of the Local Planning Authority.

In the interests of the visual amenities of the locality.

8 Movement of caravans (including collection and return for storage) shall only occur between 0800 hours and 2100 hours on any day.

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

Attention is drawn to the following justifications:

LR7 - Development of Recreation Space for Non-Recreational Uses GE10 - Green Network

52 Site Location

LOCATION AND PROPOSAL

The application site is located off Hillside, Mosborough close to its junction with High Street and Queen Street. It consists of a strip field with dimensions of approximately 200m x 20m, accessed via a track leading to Hillside and which also serves a small number of bungalows.

The site is bounded on all sides by substantial native hedgerows, and at ground level is predominantly grassed with some areas of wildflower and scrubland within the western portion of the site.

The site is currently used for the storage of caravans. Planning Permissions for the use of the site for caravan storage have been granted for temporary periods, and continually renewed since 1977. The most recent consent was granted in

53 2000, for a five-year period, and this current application seeks a further renewal of permission.

Historically the reason for the temporary nature of the consents was an impending Housing allocation within the Unitary Development Plan. However objections to this allocation led to the site being allocated as Open Space in the adopted and current version of the UDP.

RELEVANT PLANNING HISTORY

Planning Permission was granted in July 2000 for the continuation of use of the land for the storage of caravans, for a five-year period. This consent also limited the maximum number of caravans being stored to 100, and prevented caravans from being stored in the western corner of the site. (ref:00/00772/FUL)

Prior to the above consent, a series of temporary permissions were granted, commencing in 1977, and usually for a period of 3 years.

SUMMARY OF REPRESENTATIONS

Two letters of objection have been received to the proposals, from neighbouring residents, on the following grounds:-

-industrial machinery is used on the site at weekends; and -the site operates with comings and goings over a 24 hour period, at all times of day and night; and -the absence of speed restrictions and unmade nature of the access road result in danger to pedestrians, and noise and dust problems; and -caravan owners spend time on the site for recreational purposes, playing games, and causing noise problems; and -problems of site management, thefts, vandalism and fires. (not planning consideration)

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within an Open Space Area, and part of a Green Corridor. Policy LR5 sets criteria against which development in Open Space Areas should be assessed. The criteria within this policy seek to ensure that developments do not significantly detract from the green and open character of the Green Network, do not adversely affect nature conservation sites, are not incompatible with surrounding land uses, and do not harm the rural character of the area.

Policy GE10 seeks to protect a network of Green Corridors by preventing development that would detract from their green and open character or which would cause serious ecological damage.

These matters are considered below.

Impact Upon Open Character

At present the number of caravans stored on the site is relatively small (typically between 30 and 40) although previous permissions have allowed for up to 100 caravans to be stored. All caravans are currently parked on the eastern half of the site, and it is clear from the condition of the ground that the remainder of the site has not been used for storage for some time.

The caravans are well screened from view by the existing mature hedgerows, and whilst partial views can be obtained from the west the current levels of storage are such that the caravans are not visible and do not therefore have any impact upon the open character of the Open Space area. A more intensive level of storage (up to 100 as previously permitted) would result in some caravans being visible from a public footpath, which runs parallel to the western boundary of the site. This is achieved through gaps in the hawthorn hedgerow running along the western boundary and could be resolved by further planting along this boundary.

The use of the site does not involve any hard standing areas, or other physical works and does not therefore have long-term impact upon the physical characteristics of the site. The hedgerows are retained and unaffected by the storage of caravans, and the proposals do not therefore threaten the existing wildlife habitat or prejudice nature conservation.

In this context the proposal satisfies the criteria within Policy LR5 and is considered to be acceptable in land use policy terms.

Highways Issues

The use of the site has existed for approaching thirty years, without apparent highway safety difficulties. Given the above, the low-key nature of the use and the limited number of caravans stored is such that the proposed continuation of the use could not reasonably be resisted on highway safety grounds.

Impact Upon Residential Amenity

The use has existed on the site for many years, without a history of complaints from local residents about activities taking place on it. The use does result in caravans being stored very close to the boundary with existing residential property, namely no.6 Hillside, and to a lesser degree, The Hollies, Hillside, however the storage of caravans is obscured from view by hedge planting along the boundary.

The movement of caravans and access to and from the site by their owners occurs seasonally, with most activity from April to October, and particularly during summer months. The number of caravans stored on the site is relatively low, and it is considered that the movement of caravans associated with collection and return for storage in these circumstances is not sufficient to result in a level of disturbance that would be detrimental to the amenity of neighbouring residents.

55 It is considered appropriate however to impose a condition restricting the movement of caravans (including collection and return for storage) to between 0800 hours and 2100 hours on any day. In practice the movement of caravans is limited to daylight hours, and the applicant has confirmed that this is established in contracts with site users.

Period of Consent

The application seeks to extend the period of use, however, given the length of time the use has already occurred on the site, the level of enclosure and the reversibility of the development it is considered that subject to further planting works along the western boundary being secured through a suitable condition, there would be no reason why the use could not be granted on a permanent basis.

However, in order to provide a better screen to the views of the site from the west a condition requiring additional hedge planting is considered appropriate.

SUMMARY AND RECOMMENDATION

In summary the continued use of the site for caravan storage, would not adversely affect the open space character of the area owing to the strong visual screen afforded by the presence of native hedgerows on all sides of the site. There are no physical features associated with the use that impact adversely on wildlife within the area or upon the Green Network. As such it is not considered to be contrary to the aims of Policy LR5 or GE10 of the UDP.

The impacts of the continued use upon highway safety and residential amenity are not such that they would justify refusal of permission.

In this context, it is considered that to impose a further time restriction on the permission would be unnecessary, and it is therefore recommended that Planning Permission is granted on a permanent basis.

Case Number 05/02666/FUL

Application Type a Full Planning Application

Proposal Erection of five-storey office building with 25 car and 12 cycle parking spaces and associated landscaping

Location Office Development At Land On Corner Of Love Street, Bridge Street, Sheffield, S3 8NS

Date Received 05/07/2005

Team CITY CENTRE AND EAST

Applicant/Agent Aedas Architects Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0m either side of the centre line of the water main, which crosses the site.

In order to allow sufficient access for maintenance and repair works at all times.

3 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

4 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.

5 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

57 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.

6 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved by the LPA prior to the commencement of building.

To ensure that the development can be properly drained.

7 A Transport Assessment, which shall include full details of the vehicular access arrangements, vehicle/pedestrian intervisibility, changes to on-street parking and materials/specifications shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work on site. The works shall be constructed in accordance with the approved details prior to the beneficial occupation of the building.

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

8 Prior to the accommodation becoming occupied, the car parking provision, vehicular turning space, and all other vehicular areas within the site shall have been provided in accordance with the approved plans, surfaced, sealed, drained and formally marked out to the satisfaction of the Local Planning Authority and thereafter retained/maintained for the sole purpose intended.

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

9 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets; 2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation; 3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

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

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

10 Before work on site is commenced, full details of the access and facilities for people with disabilities, as shown on the approved plans, shall have been submitted to and approved in writing by the Local Planning Authority. The building shall not be first occupied unless such access and facilities have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

11 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. The building shall not be occupied until 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.

12 The building shall not be used unless the car parking accommodation for 25 number of 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.

14 Not later than 3 months from the first occupation of the development, the adjoining footways to Bridge Street and Love Street shall have been resurfaced in a paving material in accordance with details that shall first have been submitted to and approved by the Local Planning Authority, in line with the recommendations of the Urban Design Compendium.

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

15 A sample brick panel shall be erected on site and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

16 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of

59 a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:10 scale. [Details shall include: reveal depths, double glazing, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

IB7 - Development in Business Areas IB9 - Conditions on Development in Industry and Business Areas BE5 - Building Design and Siting BE12 - Public Art

Attention is drawn to the following directives:

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.

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

60 For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

3. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

61 Site Location

LOCATION AND PROPOSAL

The application site relates to a vacant area of grassed land on the corner of Love Street and Bridge Street. It is some 0.1 hectares in area and is enclosed along its two road frontages by a 1m high timber and wire fence. The site's Bridge Street frontage follows the bend of this road before straightening up as it approaches its Love Street junction.

The site is bounded by Sheffield's Law Courts to its east and the Combined Family Courts to its south. Facing the site along its Bridge Street frontage is Foundry House and on its Love Street frontage is a two storey red brick warehouse. A high brick wall encloses the site from the Combined Family Court and a smaller wall with railings above steps down in height in a northerly direction along its western boundary. Behind this second wall is a group of semi-mature trees. The site is

62 currently overgrown with a slight incline in the ground levels towards its southern boundary.

The proposal is to erect a five storey office building (B1) on this site with parking spaces for 25 vehicles and 12 cycles. The plans show gross floor space totalling 4,957 square metres would be provided across its five floors with accommodation to include a conference room and reception area at ground floor level and toilet and shower facilities provided on each floor. A pair of lifts would serve the building's upper floors.

The building would be 'L' shaped in appearance with its two principal elevations extending along and fronting directly onto its two road frontage's footways. The building is symmetrical in appearance with the main visual node created at the corner of Bridge Street and Love Street with a clear glazed curved curtain walling system separating the building's principal brick facing elevations. The fifth storey is 'swept back' from the building's main facades to provide a terrace feature with protective guardrail, while interest is added along its Bridge Street elevation with a projecting flat metal vertical fin detail above the building's main entrance. A second entrance into the building, leading from the car park is provided to its rear. This car park is shown to the west of the building with access taken through the side of the building's Love Street elevation via a roller shutter door. Of the 25 parking bays, two spaces would be dedicated for disabled use.

REPRESENTATIONS

None received

CONSULTATIONS

South Yorkshire Police have commented that the development would benefit from being built to Secured by Design Standards. This should include landscaping having a maximum growth height of 1m and all trees should have no foliage below 2m. All ground floor glazing should be laminated to 6.8mm and parking areas must be well lit and have good natural surveillance over them.

PLANNING ASSESSMENT

Policy Issues

The site is identified within the Sheffield Unitary Development Plan as a Business Area and Policy IB7 applies. Policy IB7 states that business (B1) is the preferred use for such areas.

Policy IB9 of the UDP relates to conditions on development in industry and business areas. The policy is relatively permissive in respect of new development in these areas subject to satisfying a number of criteria. Of these, one seeks that the development does not lead to a concentration of uses, which would prejudice the dominance of industry and business uses, and a second that it would not cause residents to suffer from unacceptable living conditions.

63 Policy BE5 seeks to ensure good design and the use of good quality materials in all new and refurbished buildings and extensions. The principles that should be followed include encouraging original architecture where this does not detract from the scale, form and style of surrounding buildings, the use of special architectural treatment be given to corner sites and that designs should take advantage of the site's natural features.

Also of relevance is government guidance given in PPS6. Here, it states that office development should generally be located in the City Centre and other accessible locations.

With the site located within a Business Area and forming part of the wider City Centre area, the principle of developing this site to provide nearly 5,000 square metres of gross office floorspace is welcomed.

Highway Issues

The submitted plans show that parking for 25 vehicles would be provided to the west of the building with access taken from Love Street. It is considered that this level of provision is acceptable given the site's central location and the availability of good public transport within walking distance. In highway terms, the principle of the development is therefore acceptable. However, in order to fully assess the highway implications of the development, it will be necessary for the applicant to provide a Transport Assessment and a Travel Plan, the former providing information on issues such as servicing, changes to on-street parking as well as vehicle/pedestrian inter visibility splays. On this occasion these matters can be adequately controlled by planning condition.

Design, Siting And Materials

It is clear from inspecting the plans that the applicant has placed great emphasis on the design of the building with due care given to key architectural principles in terms of its scale and massing. Also apparent from the plans is the applicant's response to context with the height, form and disposition of the building paying close attention to the adjacent buildings along Bridge Street and Love Street. It is considered that the building is of a very high quality and would provide a positive contribution to the character of the area. The building is both bold and imaginative with attractive detailing running throughout its design. It is well balanced with the main visual node created at the corner of Bridge Street and Love Street with a full height glazed curtain walling system. This feature is considered to add significant interest to the building and provide the building with a fresh and contemporary feel. Further interest is provided with the addition of the full height vertical fin detailing above the building’s main entrance and again with the vertical strip glazed fire escape stairwell to the south east of the building. In terms of the window detailing, the applicant has confirmed that these will be recessed to almost the full depth of the building’s outer leaf brickwork. This is considered to be acceptable and would provide further definition to the appearance of the building. The palate of materials would consist of clear glazing, both aluminium and composite cladding panels (light grey) and red brickwork. It is considered that the proposed materials and the layering of the elements would

64 create visual interest and depth as the eye moves from glazing to brick and finally cladding at the fifth storey.

The plans initially showed four ground floor louvre vents on the Love Street elevation. However, following negotiations with officers, this feature of the design has been omitted and replaced with ‘look-a-like’ windows similar to those proposed for the upper floors. Officers have also achieved further changes with improvements to the ground floor surface material with the amended plans showing the footways on both road frontages resurfaced with a concrete paving material, and in order to secure better surveillance of the building, an additional window is added within the side wall of the recessed main entrance. It is accepted that the building will be visually prominent. However, officers consider that the site warrants a striking and landmark building given its prominent location at the junction of Bridge Street and Love Street. It is considered that the building should make a positive statement and continue the character of the area. It is important nevertheless that the building does not appear too overbearing on this site. With this in mind, the fifth floor has been ‘swept back’ from the face of the building, which effectively removes this upper floor from the line of view and in turn reduces its overall massing.

Drainage Issues

In line with recent good practice a condition is proposed that seeks a reduction of at least 20% in the amount of surface water being discharged from the site compared to the existing peak flow. This is to reduce the potential for flooding.

Disability Access

The application has been submitted with an Access Statement. This statement details that the applicant is committed to inclusive access for disabled people and has confirmed that on completion of the detail design, the proposed building will incorporate features and facilities to satisfy the relevant sections of Part M of the Building Regulations and British Standard 8300: 2001.

The Access Statement shows that all approaches into the building from Bridge Street and Love Street as well as the car park will be level with none of the approaches incorporating steps, ramps, or any other change of level. In terms of the building itself, the applicant has stated that the entrance will incorporate power operated sliding doors, the entrance lobbies will have sufficient space for wheelchair users, while the location of the reception point allows views of both entrances, the lift approach and the main stair approach. Additionally, all floors will be level, internal doors, corridors and lobbies will incorporate the dimensions and features set out in Part M and in terms of sanitary accommodation, every floor will incorporate a disabled toilet and a separate self-contained fully accessible unisex disabled shower.

It is recommended that further details in terms of the development's interior design and matters such as the width of the external ramp leading from the Means of Escape Stair to the pavement, positioning of kerbing and the clearance distances

65 of disabled parking should be conditioned in order that inclusive access into and around the building is fully met.

Public Art

It is acknowledged that works of art can make a positive contribution to the built environment by giving new or refurbished buildings a unique identity. Accordingly, it was put to the applicant that there was opportunity here with suggestions by officers of a lighting scheme or artist designed railings. The applicant has agreed to provide a public art element to the building but would wish further consideration be given to this and would accept a condition to this end.

SUMMARY AND RECOMMENDATION

The principle of developing this site for B1 office use is welcomed. The application site is located within a Business Area as designated in the UDP where B1 is the preferred use for such areas. The submitted plans show an attractive and well presented building with clean lines and well proportioned detailing. It is considered that the building is of a high quality and likely to form a complimentary addition to the character and appearance of the surrounding area. Subject to the conditions outlined below, it is considered that the proposal is acceptable and recommended for approval.

Case Number 05/02689/FUL

Application Type a Full Planning Application

Proposal Amended scheme for mixed use development incorporating student housing, private residential housing, retail (Class A1 use), ancillary gym/swimming pool with associated landscaping and car parking and stopping up of highway at the junction of Beet Street and Radford Street (increase in No. of private apartments from 162 to 185)

Location Beet Street, Sheffield

Date Received 08/07/2005

Team CITY CENTRE AND EAST

Applicant/Agent Turley Associates

Recommendation Grant Conditionally subject to 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 The development shall not be begun until improvements to the highways listed below have either:

a) been carried out (details of which shall have been given prior approval by the Local Planning Authority), or

b) arrangements have been entered into to ensure the works are implemented before any of the apartments are occupied

Highway Improvements:

1. Closing the highway to vehicular traffic at the junction of Beet Street/ Radford Street/Upper Allen Street.

2. Upgrading the pedestrian crossing on Broad Lane adjacent to St. George' s Terrace to a toucan crossing.

67 3. Re-surfacing and improved street lighting to the footpaths abutting the site on Radford Street, Beet Street, St George's Close, Brook Drive and Brook Lane in accordance with the palette of materials in the Urban Design Compendium.

4. Improvements to the carriageway to Brook Lane.

5, Modifications to the existing traffic regulation orders to Radford Street, Beet Street, St George's Close, Brook Drive and Brook Lane.

In the interests of giving greater priority to pedestiran/cycle movements, improving linkage to the City Centre and in the interests of the amenities of the locality.

3 This approval is for the re-development scheme that excludes the Beet Street nursery site and the plans and drawings that show the redevelopment of the nursery site are not approved as part of this consent.

In accordance with the applicants request and in order to define the permission.

4 Before the development commences, a phasing scheme for the construction of the private residential apartments shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that mix of residential accommodation is provided in a timely manner to create a balanced community in accordance with the planning brief and St Vincent's Action Plan.

5 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

6 Before development commences of any of the following elements, details shall be submitted to and approved by the Local Planning Authority. Thereafter development shall be carried out in accordance with the approved details.

1. Railings/gates 2. Car park grills 3. Raised planters ( which should be a minimum of 1m deep) 4. Coloured feature panels 5. Water feature 6. Timber gazebo 7. Cycle stands and covers

68 8. Street furniture in landscaped courtyards 7. Floodlighting to key features of the building

In the interests of the amenities of the locality.

7 The street furniture in the public realm shall be in accordance with the secondary palette of street furniture in the Urban Design Compendium.

In the interests of the amenities of the locality.

8 Before any of the flats are occupied, details of the public art works, which shall be in accordance with the submitted strategy, shall be submitted to and approved by the Local Planning Authority and shall thereafter be implemented in accordance with an agreed timescale.

In the interests of the amenities of the locality.

9 Uplighters shall be provided to illuminate the trees in the public realm unless otherwise agreed in writing, or they conflict with the public art lighting.

In the interests of the amenities of the locality.

10 Details of lighting to the new walkway and adjacent public realm, along with CCTV coverage of the east side of the subway, shall be submitted to and approved by the Local Planning Authority before these areas are brought into use.

In the interests of the amenities of the locality.

11 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' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by 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.

12 The development shall be carried out in accordance with the approved access statement.

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

13 The apartments shall not be occupied unless the scheme of sound attenuation works described in the Noise report dated January produced by

69 WSP Acoustics has been carried out as specified in the report and thereafter such works shall be retained.

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

14 Notwithstanding the details in the submitted noise report, details of a mechanical ducted ventilation system capable of inputting air to habitable rooms, shall be submitted to and approved by the Local Planning Authority before the apartments are occupied. Such a system shall be provided to all residential units in NECC unless otherwise agreed in writing by the Local Planning Authority.

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

15 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 locality and occupiers of adjoining property.

16 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.

17 Remediation at the site shall be undertaken in accordance with the report entitled: "Supplementary Geotechnical and Environmental Site Investigation, St George's Close, Sheffield" dated September 2005.

70 In the interests of the future occupiers of the site and the amenities of the locality.

18 If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority.

In the interests of the future occupiers of the site and the amenities of the locality.

19 A validation report for the contamination works shall be submitted to the Local Planning Authority following each phase of development. The apartments shall not be occupied until the validation report for the appropriate phase of development has been approved in writing by the Local Planning Authority.

In the interests of the future occupiers of the site and the amenities of the locality.

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

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

21 The travel plan shall be implemented in accordance with the measures set out in the plan and monitored and reviewed in accordance with the details set out in the plan.

In the interests of promoting access by means other than the private car.

22 The gradient of the access to the basement car park 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.

23 The buildings shall not be used unless all redundant access 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.

71 24 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.

25 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.

26 Before any of the buildings are occupied, details of servicing and drop off arrangements shall be submitted to and approved by the Local Planning Authority. Thereafter the approved arrangements shall be provided and permanently retained.

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

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

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

28 The walkway between Beet Street and the pedestrian subway shall be open for public access 364 days a year.

In the interests of ensuring the convenient pedestrian links are retained.

29 The sales floor area of the shop shall not exceed 280 sq.m unless otherwise agreed in writing by the Local Planning Authority.

In order to meet UDP Policy S5.

30 The retail shop shall be predominantly used for the sale and display of convenience goods/food, drink, tobacco, cleaning materials, newspapers, sweets) unless otherwise agreed in writing by the Local Planning Authority.

72 In the interests of ensuring the development is consistent with PPG6 and because a need has only been established for a convenience store.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H7 - Mobility Housing H16 - Open Space in New Housing Developments

Attention is drawn to the following directives:

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

2. 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.

3. 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.

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

73 5. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

6. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:

(a) limited/no car parking provision is available on site for occupiers of the building, (b) resident's car parking permits will not be provided by the Council for any person living in the building.

Site Location

LOCATION AND PROPOSAL

St. George’s Close, Beet Street, Radford Street, Brook Lane, and Brook Drive bound the site. Until recently it was occupied by 4 to 6 storey blocks of deck access Council flats, which have now been cleared. To the north and east of the site are Netherthorpe Road and the St. Phillips Social Club. The Edward Street flats are to the east, and to the south is accommodation for elderly people. A garage site between St. George’s Close and Netherthorpe Road, which is part of the overall development area, is excluded from this scheme and will form part of a future application. The application originally included proposals for redeveloping the Beet Street nursery but these have now been withdrawn.

The development comprises of 865 student bedrooms in 171 apartment clusters, 185 private apartments (136 one bed/studio and 49 two beds), a leisure centre (approx. 1200 sqm.), a retail unit (370 sqm), 3 wardens flats, common room and laundry facilities. The leisure centre will accommodate a swimming pool, gym and exercise hall, it is intended to serve residents of the scheme.

The scheme takes the form of 3 self-contained blocks of accommodation surrounding landscaped courtyards. The new buildings are positioned close to the perimeter of the site so that they create a strong built edge to the surrounding streets.

The northern most block, which faces onto Radford Street consists of 185 private apartments with a 90-space basement car park, accessed from Radford Street. The other two blocks are to be developed for the student apartments.

A new landscaped pedestrian street will be created between Beet Street and the subway beneath Netherthorpe Road. The scheme has been designed so that the leisure centre and apartment windows overlook the new street. The approach to the subway is also to be remodelled and landscaped to create a new urban space.

The new buildings range in height from 3 storeys to 8 storeys. The tallest buildings face onto Netherthorpe Road and the open space at the corner of Radford Street, Beet Street and Upper Allen Street. The southern most student block is generally lower scale (4-6 storeys).

The private apartment block is predominantly faced in brickwork with through coloured render panels and metal cladding panels. The materials to be used on the student blocks are similar. However the rendered panels are more dominant on these blocks. Distinctive feature windows have been introduced into these panels. They have been designed with integrated coloured panels that are randomly positioned.

The application incorporates proposals to close the junction of Beet Street/Upper Allen Street to through traffic. Car parking will be provided for approximately half of the private apartments, the student accommodation will be car free.

75 SUMMARY OF REPRESENTATIONS

A petition signed by 77 residents has been received objecting to the demolition of the vacant Beet Street nursery. The grounds of objection are that the nursery should be preserved for its architectural and cultural heritage, and residents would like an opportunity to develop the building as a mixed-use community resource with continued childcare provision. This aspect of the scheme has now been withdrawn.

6 individual letters and a petition signed by 17 residents of St. George’s Court have been received. One of the letters is from Edward Street Tenants Association. The grounds of objection are as follows.

The lack of parking for the students will put pressure on essential parking for staff, carers, medical and family visitors, ambulances, disabled parking which serves the sheltered accommodation. The development will result in the loss of some parking permit spaces available to residents of St. George’s Court.

There will be loss of light, overlooking, loss of a view for residents of St. George’s Court due to the scale of the new development, residents wish to see low rise mixed development.

There is likely to be friction between the large numbers of students and existing residents, especially due to noise.

The architectural style and materials, particularly the cladding finish, are not in keeping with the area. Cold wind funnels will be created due to the height of the buildings.

There are differing views about the proposed road closure. Some residents are concerned about how it will affect access to the accommodation on St. George’s Close, Edward Street flats and the sheltered accommodation. Other residents welcomed the road closure.

One neighbour has commented that the proposal will improve the appearance of the area.

The applicants have submitted a Statement of Community Involvement that sets out the results of public consultation carried by the applicants before the application was submitted. Residents were invited to express their views on the scheme by attending a public exhibition on two occasions in the Community Room at Edward Street flats.

At the first exhibition 16 comments slips were completed, 14 were in support of the scheme and 2 expressed caveats. The comments are summarised by the applicants as follows.

Statements of support.

The scheme will improve the overall impression of the area.

76 The layout should help alleviate social problems in the area. Interesting articulation and design. Good mix of Student/non student housing. The management of students is a good idea. A mixed development which will regenerate and enliven the area.

Caveats.

Developments are always for students. Lack of social housing. Worried about gentrification and subsequent marginalisation of resident population.

At the second exhibition 3 comments slips were completed, 2 in support of the scheme and one stated no comment. The comments are summarised as follows by the applicants.

The scheme will improve the area. Increasing perceived safety and security for the existing residents. That the scheme will be good for business, increasing the value of properties nearby.

PLANNING ASSESSMENT

Policy Issues.

In the Unitary Development Plan the site lies in a housing policy area. Housing is the preferred use. Small shops are acceptable (less than 280 sqm sales area) and leisure facilities (Policy H10). As the shop will not be within a defined centre it has to be assessed against need, the sequential test and the impact on other centres (Planning Policy Statement 6). Policy H14 advises that new buildings should be in scale and character with existing buildings, development should not deprive residents of light or privacy and should provide appropriate off-street parking. Policy H7 seeks to ensure a minimum of 25% of the units are designed as mobility housing. Policy H16 is concerned with the provision of sufficient open space to meet the needs of people living there.

The St. Vincent’s Action Plan identifies the re-development of the redundant St. George’s Close social housing as one of nine major projects within the area. The vision for the site is a high quality mixed tenure residential development with reduced car ownership, given its proximity to supertram and the City Centre. It promotes the provision of small shops to serve the new population and states that community safety; poor cycle and pedestrian connections to the City Centre should be addressed. The plan advises that the architecture should be bold and contemporary and should be 4-5 storeys with possibly some higher density apartments. Good provision of open space in the form of communal spaces for individual blocks is promoted. The guidance also states that the development should respond to the topography and create improved connectivity particularly on east-west routes. The plan argues that a strong and high quality frontage is needed to Upper Allen Street and Netherthorpe Road and the form of the Edward

77 Street flats development is promoted with its strong frontage and communal garden.

Cabinet approved a planning brief for this site in April 2004. This encourages the site to be developed for managed student housing and private housing for sale. It advises that it will be desirable to have a mix of housing types including family housing. It says that a student population will engender a livelier residential environment and help to support local services. It is also stated that the student accommodation will need to be managed in order to minimise the impact of nightime noise. The brief suggests that small-scale retail uses could be introduced and that community uses will be considered.

The brief encourages a development with strongly defined residential blocks and dwellings with road frontages. Buildings should be medium rise or 4-5 storeys with the opportunity for reduced scale on the side streets. An addendum to the brief, produced in the light of the Urban Design Compendium, emphasises the need for strong frontages to the Ring Road. In this location development may be 6-7 storeys generally with the opportunity to go higher at key corners. Contemporary and innovative design is promoted.

A major objective of the brief is to reduce through traffic, heavy goods and commuter traffic whilst making improved provision for cyclists. A road closure at the junction of Radford Street and Upper Allen Street is proposed to achieve this. The brief emphasises the importance of the pedestrian route to the Netherthorpe Road underpass. It promotes the provision of an amenity walkway with high quality landscaping.

The brief encourages underground parking and seeks to minimise on street parking. Car free housing is encouraged due to the good public transport. It states that the location is convenient for students to walk to or cycle to the University, therefore not requiring car ownership.

In order to design out crime the brief encourages the clear definition of public/private space, windows and entrances facing the street and passive surveillance of houses and open spaces.

Uses.

The mix of private and student housing is consistent with the planning guidance. A planning condition is proposed to ensure that the private housing is developed along with the student accommodation in order to create a balanced community.

The leisure centre and shop help to create a more mixed development and will serve some of the residents needs locally. These uses have been concentrated along the main pedestrian walkway in order to create more active street frontages. The City Centre Living Strategy encourages this approach. There is limited provision for convenience shopping within easy walking distance of the site and no nearby local centres where alternative shopping provision could be made. Given this, the significant number of new residents that will be accommodated by this development, other residential development schemes nearby and the existing

78 resident population, it is consider that a need has been established for a local convenience shop of the size proposed. The new shop should not have a significant impact on the City Centre as it is likely to draw a significant amount of its trade from the new resident population. The retail aspect of this proposal is therefore considered to be consistent with the advice in Planning Policy Statement 6.

Layout.

The site layout responds well to the planning guidance in that the residential blocks have been positioned on the perimeter of the site. As a result they will create a strong built edge to the street, provide natural surveillance and a clear distinction between public and private areas. The form of development also responds to and reinforces the historic street pattern. A direct pedestrian link will be created through the development to serve the Netherthrope Supertram stop, the University and housing areas to the west of the ring road. This meets a key objective of the design guidance and will help to create safe and convenient pedestrian connections with the City Centre and University. The pedestrian walkway is approximately 10m wide and is overlooked by apartments and the leisure centre. The leisure centre will provide an active frontage along the majority of the south side of the walkway. The development will provide a high level of passive surveillance of a remodelled approach to the subway and the associated pedestrian space.

Design.

The scale of development on the Ring Road frontage generally accords with the design guidance, that is, 6/7 storeys. Larger scale buildings are considered to be appropriate along this frontage given the need for the development to assert its presence within the large-scale spaces associated with the Ring Road. The development rises to 8 storeys at the Radford Street/Ring Road corner Radford Street/Beet Street corner however these are both key corners and the design guidance acknowledges that higher buildings may be appropriate to mark key corners. The remainder of the development is in generally 5/6 storeys, which is above the 4/5-storey design guidance. However having carefully examined the views and sections showing the development in its context officers are satisfied that the scale of development proposed is appropriate for the site.

The scale of buildings steps down where it adjoins the St. George’s Court development and the existing buildings on Brook Drive. Where the new buildings face the Edward Street flats they vary in height from approximately one and half storeys higher to a similar height. The existing Edward Street flats are a large- scale municipal housing scheme. Given the scale of the existing flats and the width of the street the relationship between the new and existing buildings is considered to be acceptable. There is a more abrupt change in scale on St, Georges close where the development adjoins the existing 3 storey maisonettes. The new buildings are up to 3 storeys higher, however it is only the gable ends of the maisonettes, which face St. George’s Close, and given this and the width of the street the proposed streetscape is considered to be acceptable.

79 The topography of the area is such that the land rises from the Shalesmoor ring road junction up to the Brook Hill roundabout. This is reflected on the site, which slopes steeply from north to south at a gradient of roughly 1 in 11. The scheme responds to the topography as the buildings have been designed to step down the site following the slope. As a result when the scheme is seen from longer distance views to south it will sit comfortably in its context.

The stepping down of the development along with the use of different materials and façade treatment successfully breaks up the mass of the scheme. Therefore whilst the scale of the blocks is large they are broken down into smaller elements, which results in more varied and visually interesting elevations.

At the detailed level the buildings have been designed with a ground floor plinth, middle section and metal clad upper storey. This along with the careful use of panels of different materials, varied window treatments, glazed bays and balconies helps to break up the mass of the buildings and create visual interest. The introduction of full height glazed projecting bays at street corners will create strong features at these key focal points. The windows have been designed with deep reveals and where materials change there is a change in plane in the building elevations. These features along with the projecting eaves will create shadows and modelling within the elevations, which will result in richer more complex elevations.

The architectural approach is contemporary which is encouraged by the design guidance. The random coloured windows located within the rendered panels on the student blocks will create a distinctive contemporary approach. There are a variety of traditional and modern materials used within the locality and the palette of brickwork, coloured render, steel cladding and glazing are considered to be appropriate for this locality.

Access and Parking.

A transport assessment has been submitted which indicates that there will be a marginal increase in traffic generated by the site during peak periods. Given that the change is small it will not have a significant impact on the highway network.

The application site is very accessible as it is situated within the city centre and close to the Netherthorpe Road Supertram stop and frequent bus services on Brook Hill and Broad Lane. The student accommodation is conveniently located for the University, which is within walking distance.

The applicants are proposing to provide 90 parking spaces in a basement car park accessed from Radford Street. This will serve 185 private apartments. No parking is to be provided for the student accommodation or for staff. Disabled parking will be provided within the basement and on street. The development provides a significant element of car free housing. This is to be welcomed given the accessible location and low car ownership of students. Some residents have expressed concern the limited parking provision will result in competition for on street parking and that the development will result in the loss of existing permit parking. The site and its surroundings are within a permit-parking zone. As the

80 applicants will not be seeking any permit parking there should be no additional competition for spaces. In fact the demand for permit spaces should be reduced, as the occupants of the now demolished Council flats would have been able to apply for permit spaces. Should unauthorised parking occur then the City Councils parking wardens would be able to take action to resolve the problems.

At the beginning and end of each academic year the drop off/collection of students will be phased in order to minimise congestion. Collection will take place from the south side of the pedestrian walkway and from within the landscaped courtyards.

The proposed road closure will significantly reduce traffic rat running through the area and heavy goods traffic using residential roads. This will help create a more attractive residential environment and also promote both walking and cycling. The existing residential accommodation on St. Georges Close, Beet Street and Brook Lane will still be easily accessible by vehicle from Brook Hill and Broad Street and there should be no reduction in permit parking as a result of the scheme.

The new pedestrian walkway is a significant enhancement from the previous unsafe approach to the subway. It will provide an attractive direct, secure route to the subway that serves the supertram stop and development to the west of the ring road. The applicants have agreed to provide CCTV coverage of the east side of the subway from the new buildings, which is consistent with the approach to designing out crime. The applicants have also agreed to upgrade the surfacing and lighting to the footpaths adjoining the site, improve the cycle provision through the subway and provide a Toucan crossing of Broad Street to aid cycle connections to the University and City Centre. Together these enhancements will result in a significant improvement is pedestrian and cycle provision and improve the connections to both the City Centre and the University. Cycle parking is to be provided within the private courtyards and basement car park.

The applicants have submitted a travel plan sets out objectives and actions, which will seek to reduce car usage and increase public transport usage.

The development has been designed to be fully accessible for people with disabilities. At least 25% of the private apartments have been designed to meet the Council’s mobility guidance. 1% of the bedrooms within the student development are suitable for disabled students. This percentage is based on the occupation levels within typical student developments. In addition a deluxe bedroom is provided in most room clusters. This bedroom can be adapted by retrofitting in order to meet the particular needs of disabled occupants.

Amenity Impact.

The applicants have submitted cross sections, which show the relationship between existing housing and the proposed new development. These show that the relationship between the new development and the Edward Street flats is satisfactory in amenity terms. The new development varies from being a similar height to the Edward Street flats to up to one and half storeys higher. Given the width of the street and the scale of the Edward Street flats it is considered that the

81 new development will not appear overbearing or result in an excessive loss of light or privacy.

The existing accommodation on St. Georges Close faces north and therefore the outlook from these flats is not across the application site. As a result there will be no significant amenity impact on these properties.

Residents of St. George’s Court have objected to the development on the grounds of loss of light overlooking and loss of a view. The buildings facing towards St. George’s Court are 3-4 storeys high with a 5th storey element set back approximately 7m. St. George’s Court is generally 3 storeys high, which is a similar height to the 4-storey element of the proposed building.

The new development is sited to the north and therefore will not significantly affect sunlight. The distance between habitable windows is 18m, which is slightly less than the minimum 21m normally required. However it is acknowledged that there are numerous locations in the city where the distance between windows across a street is much less than this. In many instances it is inappropriate to set development back to 21m for townscape reasons. This is especially the case in the City Centre where townscape issues may be given greater weight and where more intensive development is appropriate.

The scale of the new building given the width of the street and the set back of the 5th storey is such that it should not appear excessively over bearing or result in a significant loss of light. Views from the St. George’s Court flats will be however be adversely affected as the cleared Council flats were orientated west/east so that only the gable faced the existing flats. As a result residents had a more open aspect across the site. However the new development is intended to address flaws in the previous layout by ensuring that buildings overlook the street and create a clear definition between public and private space. As there is no right to a view and the St. George’s Court flats will have an adequate outlook it is considered that the loss of a view is not a reason for opposing this proposal.

There is the potential for some friction between existing residents and students due to noise. The fact that the student accommodation will be managed and wardens will be living on site should help to minimise problems. The site will be managed 24 hours a day 365 days a year. There will be a management suite on site that will be open to both residents and students and therefore residents will be able to raise any issues in person, by telephone and in writing if they wish. The tenancy agreements that students will enter into commit them to certain standards of behaviour. Students who persistently fail to meet these standards can be removed from the development. These measures give a good degree of control within the development. However it is inevitable that there will be some disturbance from time to time due to late night revelry. However this is unlikely to be persistent and needs to be balanced against the increased activity, surveillance and security that students will bring into the area. Given these considerations and the overall benefits of the proposal it is considered that the concerns about noise from students are not sufficient to justify opposing this proposal.

82 Open Space.

The scheme has been designed to provide shared private landscaped courtyards to serve each of the three residential blocks. The design incorporates, lawn areas, a water feature, hedging, shrub and tree planting. Sitting terraces have been designed into one courtyard along with a level spill- out area adjacent to the leisure centre. All the courtyards provide access to the apartments and therefore include ramps and steps to the serve the stair/lift cores. Bin stores and cycle parking is also designed into these spaces. The courtyards are of a reasonable scale and the landscape scheme is of a good standard. They will provide an attractive setting and outlook for the apartments and useable shared private amenity space for residents. The leisure centre will also meet some of the sporting/exercise needs of residents.

The pedestrian walkway between Beet Street and the subway is a large landscaped public space that incorporates planters, larger trees, seating and feature paving. This space extends along the Netherthorpe Road frontage of the apartment blocks and incorporates a redesigned ramp arrangement leading to the subway.

Policy H16 of the UDP as expanded on in the City Centre Living Strategy states that new housing developments will be expected to provide courtyards screened from street noise and high quality multi-purpose open space which residents and the public can use. The policy states that in order to provide open space available to the public, developers will be expected to make a financial contribution to the City Council towards provision or enhancement of open space in the city centre. Policy H16 makes it clear that this policy applies to additional dwellings arising from the redevelopment of an existing housing area. The demolished Council accommodation included 243 flats whilst the new scheme incorporates 185 flats and 963 student bed spaces. After making an adjustment to take into account the existing accommodation this results in an open space contribution of £463,450. Given that the applicants are also providing some public open space in the form of the new pedestrian walkway it is considered appropriate to reduce the contribution further to take this into account. A sum of £200,000 has been agreed for this purpose. The final open space contribution is therefore £263,450. A planning obligation will secure this contribution and ensure that it is spent on open space within the same quarter as the development. The Area Panel will be consulted regarding how the open space monies are used. The open space contribution is to be secured by a unilateral planning obligation.

Landscaping and Public Art.

The applicants have put a high quality landscape scheme forward, which includes the shared private courtyards, the new pedestrian link and associated space adjacent to the subway. The footways between the new blocks and adjacent highways will be re-surfaced in accordance with the palette of materials put forward in the Urban Design Compendium. There will also be a small paved forecourt protected with decorative railings between the buildings and the footpath in order to create an area of defensible space around the apartments.

83 The applicants have indicated that the public art will be designed into the following elements of the scheme.

− The railing design for the new pedestrian walkway, possibly incorporating some elements of the public art railings into the standard railings and gated entrances.

− Ventilation grills to the basement car park on the Radford and Beet Street frontages.

− A feature lighting scheme.

Archaeology.

The archaeology assessment has indicated a moderate potential for the survival of below ground archaeological features relating to mid-nineteenth century metal trades buildings and late eighteenth century back-to backs. This is more likely to be intact in the areas which have not been disturbed by the construction of the Council flats. A condition is proposed to ensure a scheme of archaeological investigation/evaluation is carried out.

Warden Scheme.

The St. Vincent’s Action Plan promotes the expansion of the NUCA (now Sheffield Homes) warden scheme, as drug abuse and prostitution are a major concern in the area. It states that developer contributions will be required initially from all new housing schemes in the form of a single financial contribution. For other schemes in the area this has been calculated on the basis of £200 contribution per flat. In this case this results in a total contribution of £70,000. This contribution is to be secured by a unilateral planning obligation.

Noise.

The applicants have carried out a noise assessment that has considered background noise and noise from St. Phillips Social Club to the north east of the site. This has revealed that the site lies within Noise Exposure Categories (NEC) A-C. The flats facing onto Netherthorpe Road and Beet Street will be most affected by noise. Planning Policy Guidance Note 24 advises that appropriate conditions to protect against noise should be secured in sites that fall with in NEC categories A-B. With category C it advises that planning permission should not normally be granted unless there are other considerations that outweigh the noise issues.

In this case there is a strong justification for permitting housing on the site. The site is being promoted for residential development in the Development Plan, St. Vincent’s Action Quarter Plan and in a detailed brief for the site. The site is presently cleared and in need of regeneration. The proposed development will introduce a variety of house types and tenure, which will support local facilities and create a safer environment in an area that suffers from social problems including drug abuse and prostitution. Given these considerations, the fact that much of the

84 site is reasonably quiet for a city centre site, that amended traffic circulation arrangements are likely to significantly reduce traffic noise on Beet street, it is considered that there is no reason for opposing this proposal in principle on noise grounds.

Conditions are proposed which will ensure that noise attenuation measures will be incorporated into the design of the flats to ensure that the internal noise climate is satisfactory for residential occupation.

SUMMARY AND RECOMMENDATION

The proposal is generally consistent with the planning guidance issued for this site. It will bring forward the regeneration of a large priority site, which will have a strong positive influence on the quality of the local environment. It will create a mixed tenure development, which will result in a more varied local community whilst creating a livelier environment. Given the proximity of the site to the city centre, good public transport services and the University it is a highly sustainable site for the mixed development proposed.

The scale and massing of the new buildings are considered to be appropriate for their context and the design responds well to the sloping topography. The building design is contemporary and of a good standard which will result in distinctive high quality buildings that will uplift the appearance of the area and create strong frontages to the adjoining streets.

There will be significant benefits for the wider community in terms of an improved public realm and enhanced provision for pedestrian/cycle movements. A high quality, direct and secure pedestrian link will be created to the Netherthorpe Road subway along with improved surfacing and lighting to pavements around the site. The proposed road closure will reduce through traffic on residential roads and reduce traffic noise.

The design will promote a safe environment as streets will be overlooked and there will be a clear definition between public and private space. This along with the applicant’s willingness to contribute to the warden scheme will hopefully help to discourage some of the antisocial behaviour that has been prevalent in the area.

The open space/recreation needs of residents will be provided for by the private landscaped courtyards, the public space associated with the walkway, the leisure centre and the contribution to improve open space in the locality.

The relationship between the new buildings and existing residential properties is considered to be acceptable and the new development will not have an excessive impact the amenities of existing residents. There is a risk of some increased disturbance due to noise and rowdy behaviour although this should be minimised given the management controls in place. However these concerns are outweighed by the benefits of the development. The reduced parking provision is to be encouraged in this accessible location. As the site lies in a permit-parking zone and no new permits are to be issued to the schemes residents there is no reason why there should be increased competition for spaces with existing residents.

It is concluded that the proposals are satisfactory in all respects and it is therefore recommended that planning consent be granted.

Case Number 05/03246/FUL

Application Type a Full Planning Application

Proposal Alterations to first floor and extension to form second floor to create 4 x 2 bedroom apartments

Location 499 Glossop Road, Sheffield, S10 2QE

Date Received 16/08/2005

Team SOUTH

Applicant/Agent Styles Design

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority considers that the physical massing and scale of the proposal, would result in overshadowing and overlooking to the site, by further enclosing of the courtyard area leading an unsatisfactory living environment for proposed and existing residents. This is contrary to policies H14 and H5 of the adopted Sheffield Unitary Development Plan.

2 The Local Planning Authority considers that the proposed development would result in an over development of the site, due to the lack of amenity space and the poor outlook created from the proposed flats. This is contrary to Policy H14 of the adopted Sheffield Unitary Development Plan.

87 Site Location

LOCATION AND PROPOSAL

This is an application within the Broomhill District Shopping Area for alterations to the existing first floor and erection of a second floor to create 4 2-bedroom flats. The site is also located within the Broomhill Conservation Area.

The application site consists of a ground floor hairdressing salon (with the main shop frontage facing onto Glossop Road). Immediately to the rear of the hairdressing salon is a two-storey flat roofed extension that has access to the central shared courtyard area. The proposed new second floor providing living accommodation will be located immediately above the existing rear section of the hairdressing salon and the existing two-storey rear extension located towards the rear of the site.

88 Access is via a passage to the courtyard. The existing first floor is a self-contained unit having shared pedestrian access from Glossop Road.

Ashgate Lane as well as being a service road also serves many residential flats and dwellings as the main means of access to those properties. The central courtyard area appears to be used for off-street car parking, the courtyard is able to accommodate space for 3/4 vehicles but there is no reasonable turning facility for those vehicles. However the parking does not appear to be available to occupiers of the proposed flats. The courtyard area is also the main area where wheelie bins and commercial refuse bins are located.

RELEVANT PLANNING HISTORY

02/02779/FUL - Alterations and erection of a balcony to form first floor flat. Granted Conditionally in Jan 2003

04/04371/CHU - Alterations for use of first floor as shared living accommodation for 6 persons. Permitted Development in Feb 2005

SUMMARY OF REPRESENTATIONS

There have been no representations to date regarding this application

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Policy Area as defined by the Sheffield Unitary Development Plan (UDP). Policy H10 of the development plan states that, in such areas, housing is the preferred use.

Policy H5, flats, bed sitters and shared housing states that planning permission will be granted for the creation of flats, bed-sitters and the multiple sharing of houses only if: (a) a concentration of these uses would not cause serious nuisance to existing residents; and (b) living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours; and (c) there would be appropriate off-street car parking for the needs of the people living there.

New development or change of use is covered in Policy H14, which requires new development or change of use to:

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

PPG3 indicates that Local Authorities also have a duty to promote good design in new housing developments in order to create attractive, high-quality living environments in which people will choose to live.

89 The site lies within the Broomhill District Shopping Policy Area. Policy S7 states that the preferred use is for shops (A1), although Housing (C3) is an acceptable use.

Development in Conservation Areas is covered in Policy BE16, which states that permission will only be given for proposals which contain sufficient information to enable their impact on the Area to be judged acceptable and which comprise: (a) development, including erection of buildings and changes of use from originally intended uses of buildings, and built development in open spaces, which would preserve or enhance the character or appearance of the Conservation Area.

Design implications

There are no external alterations proposed to the front of the building facing Glossop Road.

The external alterations to the building are the creation of an additional floor to the building at the rear, above the existing flat roofed addition. The style of the proposed extension is sympathetic to the existing building, with a good quality red facing brick to the match the existing under a natural blue slate roof. Windows will be mock sash type with the existing windows at first floor level replaced to match the new ones at second floor level. To the Ashgate Lane elevation dressed stone heads and cills are to be incorporated.

The addition of a second floor, creating a three-storey building results in a physical alterations to the appearance of the courtyard. A number of habitable rooms look onto the courtyard area from both the existing main part of 499 Glossop Road and the existing two-storey rear extension. Due to the restricted dimensions of the courtyard area, the additional floor would create significantly more of a physical overbearing and overshadowing effect, which would be detrimental to the amenities of occupiers of the site.

Whilst the proposal is visible from the surrounding conservation area at the rear it will not detract from the appearance of the conservation area, nor will it have a detrimental effect on the listed building found to the rear of the site.

Residential amenities

The original approved scheme in 2002 related only to the first floor and proposed a single two-bedroom flat. The proposed internal layout of the flat was designed with both bedrooms overlooking the courtyard area, and a large communal kitchen, dining room and lounge facing towards Ashgate Lane. Therefore the main habitable area did not face onto the courtyard area.

This application proposes to make internal alterations to the existing first floor, with the creation of two separate flats and erect a second floor above, also containing two flats. One flat on the first floor and one flat on the second floor relies on the courtyard to provide light to all of the bedrooms and the main habitable areas of the kitchens and lounges. Therefore two of the flats within the scheme including the lounge and kitchen areas, overlook the courtyard.

The windows in the rear of the main bulk of the building above the hairdressing salon overlook the courtyard area, this proposal would result in the nearest windows of separate residential units being approximately 6.6 metres away, and even closer from oblique angles. This will result in an adverse amount of overlooking and an unacceptable level of overbearing to both the existing occupiers of the building and the proposed occupiers of the 4 flats.

With no amenity space being is provided within the scheme, and the level of overlooking and overbearing, these factors contribute to an over development of the site.

Highway Issues

The site is located such that there is easy access to a frequent public transport service, and is within walking distance of the entire neighbourhood. Whilst no parking is provided within the scheme, cycle parking provision has been incorporated, with 6 spaces provided, based on one per unit plus two visitor spaces.

Owing to the close proximity to good public transport links, and the cycle parking provision

SUMMARY AND RECOMMENDATION

In conclusion it is considered that the proposed development would result in an over development of the site, through a adverse amount of overlooking and unacceptable level of overbearing and overshadowing created by increasing the height of the built form around the small courtyard area. This will have a negative impact on both the existing occupiers of the site and the proposed occupiers of the 4 flat units. Recommend refusal.

Case Number 05/03467/FUL

Application Type a Full Planning Application

Proposal Extension of opening hours of public house/restaurant (Variation of condition 5 imposed by planning permission 96/01429/FUL - Application under Section 73)

Location Lloyds No 1 Bar, 2-12 Division Street, Sheffield, S1 4GF

Date Received 01/09/2005

Team CITY CENTRE AND EAST

Applicant/Agent Hepher DIxon

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 sound attenuated fume extraction system shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and in order to preserve the character and appearance of the Listed Building.

3 No amplified sound from the proposed use shall be audible outside the building.

In the interests of the amenities of nearby residents

4 The development shall not be commenced until such time as details of the method of sound insulation, which is to be adopted in order to prevent the transmission of airborne sound from within the building, have been submitted to and approved in writing by the Local Planning Authority

In the interests of the amenities of nearby residents and in order to ensure that the character and appearance of the Listed Building is preserved

92 5 The building shall only be used for the above mentioned purposes between 0730 hours and 0030 hours on the following day, except for 12 months from the date of this planning approval, when it shall be used as follows:

a) Between 0730 and 0030 hours on any day the unit shall not be used except as a restaurant and cafe (Class A3) and drinking establishment (Class A4); b) Between 0030 and 0130 hours on Thursdays, Fridays and Saturdays the unit shall not be used except as a restaurant (Class A3) and drinking establishment (Class A4); c) Between 0030 and 0230 hours on Burns Night (25th January); Australia Day (26th January); St. David's Day (1st March); St. Patrick's Day (17th March); St. George's Day (23rd April); St. Andrew's Day (30th November); Christmas Eve; Boxing Day; Thursday immediately preceding Good Friday and Sundays preceding Bank Holiday Mondays the unit shall not be used except as a restaurant (Class A3) and drinking establishment (Class A4); d) Between 0030 and 0230 hours the unit shall not be used for dancing; e) Between 0030 and 0230 hours no amplified music shall be played in the unit without prior written approval from the local planning authority.

In the interests of the amenities of nearby residents.

6 No service vehicles shall park when servicing on Holly Street or adjacent to the junction of Holly Street with Division Street and deliveries to the premises shall be restricted to between the hours of 0600 and 0730 in the morning and between the hours of 1830 and 2330 in the evenings.

In the interests of traffic safety.

7 Notwithstanding the approved plans, full details of the design of the proposed opening on the rear elevation of the building, including details of the ramp gradients, shall have been submitted to and approved in writing by the Local Planning Authority before the development is commenced.

In order to ensure that the character and appearance of the Listed Building is preserved and that disabled access is adequately accommodated.

8 Notwithstanding the information already submitted and approved, full details of the design of the proposed railings for inclusion on the boundary with Holly Street shall have been submitted to and approved in writing by the Local Planning Authority before the development is commenced.

In order to ensure that the character and appearance of the Listed Building is preserved

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

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

S3 - Development in the Central Shopping Core H12 - Housing Development in the City Centre

Attention is drawn to the following directives:

1. The developer should be aware that any proposal to erect signage at the premises will require the submission of a separate application for both Listed Building Consent and Advertisement Consent.

2. As regards the provision of disabled facilities within the building, the developer should ensure that the various stairs are designed to an 'ambulant disabled persons' standard, that a lowered counter section at the bar should be provided at approximately 1 metre in height (in order to accommodate adequate access to the bar for wheelchair users), that the able - bodied persons toilets provide for the needs of the ambulant disabled person and that they are signposted adequately. The developer should also ensure that the disabled access at the rear is signposted adequately at the front entrance off Division Street. It would be advisable for the developer to contact the Local Authority's Disabled Access Officer on (0114) 273 4197 to seek further advice on these matters.

3. The applicant is advised that condition numbers 1-4 and 6-8 were imposed by planning permission 96/01429/FUL and are reproduced on this notice to provide you with a complete record of all conditions, regardless of whether some may have already discharged.

94 Site Location

LOCATION AND PROPOSAL

Lloyds No. 1 Bar occupies a grade II listed building, known as Cambridge House, which lies at the junction of Division Street and Holly Street, close to Barker’s Pool. Formerly the Water Works Company offices, it was built in 1867 in the Classical Revival style and is constructed in red brick with ashlar front and details.

The vacant NUM offices adjoin the site to the north and the City Hall stands to the east. Properties to the south house the RSVP Bar and Spar convenience store while to the west, on Carver Lane, is a hairdressers and the rear of the grade II listed Dicken’s Bar.

The nearest residential accommodation is situated approximately 13 metres to the south, on the opposite side of Division Street, above the Spar store. Further

95 accommodation, known as Cambridge Court, is located less than 20 metres to the south-west above Yates’s public house and the adjacent hairdressers.

Permission was granted in January 1997 for alterations to the building for Class A3 purposes, construction of access ramp, erection of external fire escape stairway and erection of railings (application 96/01429/FUL refers).

The applicant initially sought consent for the removal of the opening hours restrictions imposed by condition 5 of this planning approval, which states that:

‘The building shall be used for the above-mentioned purpose only between 0800 hours and 2400 hours on any day.’

Following negotiations, the applicant has confirmed that they are now seeking to remain open until 0030 hours Sunday to Wednesday, 0130 hours Thursday to Saturday and 0230 hours on Burns Night (25th January); Australia Day (26th January); St. David’s Day (1st March); St. Patrick’s Day (17th March); St. George’s Day (23rd April); St. Andrew’s Day (30th November); Christmas Eve; Boxing Day; Thursday immediately preceding Good Friday and Sundays preceding Bank Holiday Mondays.

SUMMARY OF REPRESENTATIONS

Three letters of objection were received in connection with the proposal to extend the opening hours at Lloyds No.1. All three letters were from residents of nearby Cambridge Court. The issues raised include the already intolerable anti-social behaviour of many late night revellers, the likely prolonging of general noise and disturbance and the harmful impact this would have on the amenities of local residents.

PLANNING ASSESSMENT

Policy Issues

The application site lies within the Central Shopping Area and adjacent to a Housing Priority Zone as defined in the Unitary Development Plan (UDP).

Policy H12 of the UDP says that, in a Housing Priority Zone, housing will be expected to form a significant proportion of any new development.

The City Centre Living Strategy, which was adopted by the Council as supplementary planning guidance in April 2004, seeks to guide future housing development in the City Centre. Guideline 10 of the Strategy states that, in locations where the residential amenity of residents will not be seriously affected, the extension of A3 hours could be appropriate, provided that music is not the main attraction. However, in certain Quarters, the amenity of residents, during night- time hours, is considered to be important and so, for developments involving pubs, bars and restaurants it is appropriate to restrict opening hours in order to prevent undue disturbance. The CCLS advises that, in the Devonshire Quarter, pubs and bars will be permitted to open until 00.30 and restaurants to 01.00 hours.

The Strategy adds that, despite recent changes to the liquor licensing legislation which may lead to changing patterns of use in some areas and allow the evolution of a new type of late opening pub/club, which is less dependent on heavily amplified dance music, the amenity of residents is still very much a material consideration when considering planning applications and the stated opening hours are still considered to be relevant.

In cases where bars and pubs are seeking to extend opening hours, the Devonshire Quarter Action Plan considers that there remains a real and useful distinction between these primarily food and drink activities (classes A3 and A4) and the primary dance/entertainment character of a nightclub use (D2).

It suggests that, while some extension of A3/A4 opening hours may be permitted, preferably without amplified music as an attraction, further nightclub style proposals will be resisted, particularly in the City Centre Housing Priority Zone.

Effect on Residential Amenities

Existing residential accommodation lies within 13 metres of Lloyds No.1 Bar on the opposite side of Division Street. It is important that the amenities of these residents are not significantly harmed by an extension of opening hours.

SUMMARY AND RECOMMENDATION

The City Centre Living Strategy clearly states that pubs and bars in the Devonshire Quarter will normally be permitted to open until 0030 hours. However, recent changes to the licensing laws have resulted in a number of pubs and bars wanting to open later into the night.

While the CCLS and the amenity of residents are still very much material considerations when considering planning applications, there may be locations in which, in the spirit of the new licensing laws, the granting of a later opening time is considered to be acceptable, particularly where music and dancing do not form part of the operation after the normal 12.30 cut off.

It is considered that extending opening hours generally until 0130 would be harmful to residential amenity. However, a 0130 hours closing time on Thursday, Fridays, Saturdays and 0230 hours on Burns Night (25th January); Australia Day (26th January); St. David’s Day (1st March); St. Patrick’s Day (17th March); St. George’s Day (23rd April); St. Andrew’s Day (30th November); Christmas Eve; Boxing Day; Thursday immediately preceding Good Friday and Sundays preceding Bank Holiday Mondays, plus a restriction on amplified music and dancing after 12.30, for a temporary period of 1 year (to enable a full assessment to be made of the impact of the extension of opening hours), is seen as an acceptable compromise and corresponds with other recent opening hours decisions in the vicinity.

As such it is recommended that approval is forthcoming subject to the limitations set out in Condition 5.

Case Number 05/03515/FUL

Application Type a Full Planning Application

Proposal Erection of 30 apartments in 2 x 3 storey blocks and associated car parking accommodation - amended scheme in lieu of 24 apartments in 2 x 3 storey blocks) - plots 43-72

Location Land At, Gleadless Road, Sheffield

Date Received 08/09/2005

Team SOUTH

Applicant/Agent Fairclough Homes Limited

Recommendation Refuse

For the following reason(s):

1 The positions of the buildings do not provide adequate opportunities for landscaping at the boundaries with the adjoining Gleadless Common Open Space and will result in the loss/decline of a large mature tree within the Open Space. In the absence of suitable landscape screening, the Local Planning Authority consider the apartment blocks would represent an unacceptable visual intrusion within the Open Space which would detract from the visual amenities of the Open Space and would therefore be contrary to the spirit of UDP Policy LR5(g).

2 The Local Planning Authority consider that the proposed development would be overbearing on a ground floor flat in the previously approved block of apartments immediately adjoining the site (Plots 26-34) resulting in unacceptable living conditions for future occupiers of the said flat. The proposed development is therefore contrary to UDP Policies H5(b), H14(c) and H15(b).

3 The proposed development does not include sufficient provision for private external amenity to serve the flats and the Local Planning Authority consider that, in the absence of any external amenity space, the proposed development represents an overdevelopment of the site which is contrary to UDP Policies H14(c) and H15(b).

98 Site Location

INTRODUCTION

Planning permission was granted in November 2004 for 24 apartments in 2 x 3 storey blocks as part of a larger development totalling 96 dwellings. The approved development is currently under construction.

LOCATION AND PROPOSAL

The site was formerly occupied by the Ashleigh Secondary School. The proposed apartments replace 2 previously approved blocks of 3-storey apartments at the extreme north-east point of the site which protrudes beyond the bulk of the wider development site and immediately adjoins the Gleadless Common Open Space.

99 The site of the proposed apartments is bounded by the Open Space on three sides with the side boundaries of two previously approved two-storey dwellinghouses to the remaining boundary.

The proposed apartments are in two identical three-storey blocks, each measuring approximately 32m x 15m. Each block has 15 x 2 bedroom apartments (3 on each floor). The blocks face each other at a distance of approximately 23m and are separated by a car parking area. Two additional car parking courts separate the flats from the approved dwellings. A total of 39 car parking spaces are proposed to serve the 30 apartments.

RELEVANT PLANNING HISTORY

The approved development was granted planning permission in November 2004 (ref.04/02623/FUL). Members were originally minded to refuse planning permission due to the impact of the 4-storey apartment blocks proposed in the area that is the subject of the current application. Permission was granted when the applicant agreed to reduce the blocks to 3-storeys in height.

Proposals for the upgrading of the Gleadless Common Open Space adjoining the application site are in the course of being finalised in consultation with the relevant Area Panel and the local community.

SUMMARY OF REPRESENTATIONS

The application has been advertised in the Sheffield Telegraph and by Notice outside the site. 79 letters were sent to individual households notifying them of the proposals.

5 letters of objection have been received. The objections are summarised below:

− Will spoil development making it look cramped and overshadowed − Will spoil view across land from Gleadless Common which has been green belt for many years − Overdevelopment – profit at detriment to surrounding area − Board originally deferred application due to number of flats – proposals will increase density to undesirable level − Insufficient parking and narrow roads – increase in number of flats will make access to Gleadless Road even more dangerous − Height of buildings should be restricted to 2-2½ storeys – flats will be out of place and overbearing with a negative effect on the site as a whole − Contrary to UDP Policy H14(a) – out of scale and character with predominantly two-storey detached/semi-detached dwellings − Contrary to UDP Policy H14(c) – harmful to open character of neighbourhood

The letters raise further objections to other elements of the approved scheme and request that affected properties are visited by officers/Members. There are also complaints about construction works on site and Council procedures and communications (related to notification and copying of plans). These matters do

100 not directly relate to the current proposal and are therefore not summarized for the purpose of considering this application.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Housing Area as designated in the adopted Unitary Development Plan (UDP). Housing (Class C3) is the preferred land use in accordance with UDP Policy H10. The principle of apartments (Class A3) is already established by the extant permission for the development of the site as a whole (04/02623/FUL). UDP Policies H5, H7, H14, H15, H16, BE5 and LR5 are also relevant.

National guidance in PPG3: Housing encourages the efficient use of land in the redevelopment of brownfield sites subject to the quality of the environment not being significantly compromised. Efficient use is stated as being between 30 and 50 units per hectare.

The proposed development will result in an overall increase of 6 units. This will increase the density from 47 units per hectare to 50 units per hectare. The surrounding developments equate to approx 33 units per hectare (Ashfield Drive/Close) and 31units per hectare (Bartle Way/Drive/Avenue). However, the flats within the overall scheme allow the density to be satisfactorily accommodated and much of the remainder of the site has comparable plot sizes to the dwellings adjoining the site in Bartle Way. The proposed alternative scheme of apartments does not affect the layout of the remainder of the site and, in this instance, the increase in density is considered acceptable.

Design Issues

The approved flats on this part of the site are ‘L’ shaped. There are 9 flats in each of two matching 3-storey blocks. The buildings have a footprint of approximately 332m2 and an overall height of 11.5m. The proposed flats are essentially rectangular with a footprint of approximately 328m2 and an overall height of 11.3m2.

The design of the buildings is unremarkable but not unacceptable. As in the previous scheme, a traditional pitched roof form is proposed with brick, tiles and render as the construction materials.

There is no specific policy relating to the scale of buildings adjoining Open Spaces. The extant permission for the site establishes the principle of 3 storey buildings adjoining the boundary of the Gleadless Common Open Space. In considering the previous proposal, the increased perception of security due to the presence of the building and its windows was afforded some weight.

The details of this application do not substantially differ from the previously approved scheme and, in design respects, the proposal continues to broadly comply with UDP Policies H14, H15 and BE5.

101 Landscape Issues

The previous proposal struck a fine balance between a presence within the Open Space and the transition between the built and soft environments. This was achieved by the inclusion of a tree planted buffer to the boundary between the buildings and the open space. A detailed landscape scheme has been submitted in accordance with a condition attached to the previous permission. The scheme does not currently include the same level of planting as indicated in the approved layout and the developer has been advised of the need to supplement planting to the boundaries with the Open Space.

The proposed scheme significantly reduces the already limited opportunities for meaningful landscaping of the boundary with the Open Space. In order to accommodate the proposed car parking layout and adequate separation between facing windows in the two blocks, the buildings have moved closer to the east and west boundaries of the site adjoining the Open Space. This has resulted in as little as 2m and 4m separation between the western boundary and one of the main elevations of one block (previous distances at the same points are 5m and 4.5m) and as little as 3m and 4m separation between the eastern boundary and the same elevation of the other block (previously 5.5m and 8m, respectively). The distance between buildings and the north boundary of the site are comparable to the approved scheme. However, the narrower elevations to the northern boundary (13m as opposed to 18m) do not allow for further landscaping due to the provision of car parking spaces between the two buildings.

Any benefits to the shortening of the elevations to the north boundary are outweighed by the lengthening of the elevations to the east and west boundaries. The buildings increase the sense of enclosure to the boundaries resulting in a harsher built environment with no opportunity for effective landscape to soften the impact.

The block close to the eastern boundary will also be approximately 7m from a large mature willow tree within the Open Space. The approved building allows a distance of 9m to the willow tree. The tree is attractive and contributes to visual amenity within the Open Space, particularly from the public footpath that crosses the Open Space in close proximity to the eastern boundary. The importance attached to the contribution the willow tree makes to visual amenity resulted in a condition being attached to the current planning permission requiring details of the foundations to the apartment building to be submitted and approved. The condition seeks to ensure that the foundations are designed so as not to undermine the root structure of the tree. The proposed scheme is unacceptably close to the willow tree and likely to result in pressure for its removal to construct the building and/or allow sufficient light to habitable room windows.

On balance, the impact of the revised apartment blocks on the Open Space is considered to be harmful to the setting of the Open Space and visual amenity. The proposals are therefore contrary to the spirit of UDP Policy LR5 which seeks to protect Open Space Areas.

102 Highway Issues

A Transport Assessment (TA) submitted with the original application concluded that the increase in traffic can be satisfactorily accommodated on the highway network without harm to its operation or highway safety. The findings of the TA were based on a total of 107 units and were not in dispute when the original scheme was considered. Car parking provision to serve the apartments accords with the Council’s current Car Parking Guidelines.

Access Issues

The ground floor flats are capable of being laid out to provide suitable accommodation for people with disabilities. Provision can be conditioned in accordance with UDP Policy H7.

Amenity Issues

There is a distance of 23m between facing habitable room windows in the two blocks. The level of separation exceeds the 21m minimum privacy distance between facing windows as set out in the Council’s Supplementary Planning Guidance: Designing House Extensions. The internal layout of the buildings is considered to provide/maintain adequate living conditions for future residents of the apartments. The proposed flats will be only 12 metres from main living room windows in the adjoining three storey block approved under 04/02623/FUL. 12m is the minimum separation distance normally expected between two-storey buildings. Conditions in the ground floor approved flat will be very oppressive in such close proximity to the three-storey block and are therefore unacceptable and contrary to UDP Policies H5(b), H14(c) and H15(b).

The movement of the buildings closer to the east and west boundaries precludes any provision for private external amenity to serve the flats. In the absence of any space to serve the flats, the proposals are considered to represent an overdevelopment of the site which is contrary to UDP Policies H14(c) and H15(b).

As part of the approved scheme, the developer completed a planning obligation to secure a commuted sum for off-site recreation provision/enhancement in accordance with Policy H16. An additional contribution of £3,990 will be required in respect of the 6 additional units.

RESPONSE TO REPRESENTATIONS

Green Belt – the application site is within a designated Housing Area and Gleadless Common Open Space is designated Open Space in the UDP.

The remaining representations are addressed in the Assessment above.

103 SUMMARY AND RECOMMENDATION

The principle of three-storey apartments on the site has been established by the extant planning permission for the development of the former school site for residential purposes. The design of the buildings and level of car parking provision accords with relevant UDP Policies and current Car Parking Guidelines and the marginal increase in net site density is considered acceptable.

The location of the buildings significantly reduces opportunities for landscaping to mature at the boundaries of the site with the adjoining Open Space at Gleadless Common and is considered likely to result in the loss of an attractive large mature tree within the Open Space. The location and form of the buildings will result in an excessively hard form of urban development in an unacceptable relationship with the immediately adjoining informal Open Space.

On balance, the proposals are considered to be contrary to Policies H5(b), H14(c) and H15(b) and it is recommended that planning permission is refused.

104

Case Number 05/03602/FUL

Application Type a Full Planning Application

Proposal Erection of a single storey building for use as a data centre (Sui Generis use) and for storage and distribution (B8 use class)

Location Former Rolling Mill Site, (ex Avesta Steelworks),, Shepcote Lane, Sheffield

Date Received 15/09/2005

Team CITY CENTRE AND EAST

Applicant/Agent Turley Associates

Recommendation Grant Conditionally 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 Notwithstanding the terms of Schedule 2, Part 3, Class E of the Town and Country Planning (General Permitted Development Order) 1995, a change in the use of the building between the uses hereby permitted, may occur up to 17 years from the date of this permission.

In order to define the permission.

3 Notwithstanding the landscape proposals indicated on the Burks Green drawing number 14467/A1/136 A, the landscaping proposals are not approved. Before any work on site is commenced, a revised 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.

105 In the interests of the amenities of the locality.

4 Before the development is commenced, full details of the proposed balancing pond, including planting within and at the edges of the pond, shall have been submitted to and approved by the Local Planning Authority.

5 Before development is commenced, full details of proposed dust mitigation measures to be implemented during construction of the development shall have been submitted to and approved by the Local Planning Authority.

In order to minimise the risk of dust pollution to the immediate vicinity of the site.

6 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.

7 At all times that 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 used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

106

8 Before the occupation of the building, facilities for the parking of cycles and motorcycles, and shower/changing facilities for each unit shall have been provided in accordance with details submitted to and approved by the Local Planning Authority.

In order to promote alternative modes of transport to the private car.

9 Before the buildings are occupied, full details, including extracts from floor plans at a scale of not less than 1:50, which demonstrate how measures and facilities for disabled persons, will be implemented, shall have been submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

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

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

To prevent pollution of the Water Environment.

11 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

To prevent pollution of the Water Environment.

12 Before the installation of the proposed photovoltaic totem, full details of its design and location shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

107

IB8 - Industrial and Business Sites IB9 - Conditions on Development in Industry and Business Areas

Attention is drawn to the following directives:

1. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

108 Site Location

LOCATION AND PROPOSAL

The application site is located on the eastern side of Shepcote Lane, and consists of land adjacent to the recently constructed first phase of the Polestar printing works, a large industrial building with distinctive fading blue cladding. The site measures approximately 5 hectares, and is predominantly flat, but with a landscaped embankment to the Shepcote Lane frontage.

The Polestar unit lies to the north of the site, and to the south is the St Modwens Business Park, containing several business, industrial and warehouse units. The site is served via a substantial access on the Shepcote Lane frontage, which also serves the Polestar unit.

The site has Planning Permission, granted in June 2004 (along with the permission for the Polestar unit) for the erection of two large storage and distribution units, of

109 25,309 and 14,180 square metres, and subsequently permission was granted earlier this month for an alternative single warehouse proposal of 38,324 square metres.

This application seeks Planning Permission for a building with two alternative uses. The uses concerned are Warehousing (Use Class B8) and a data storage use for BT (sui generis use). The Town and Country Planning General Permitted Development Order 1995 (Schedule 2, Part 3, Class E) permits a change of use of a building from a use permitted by a planning permission to another use permitted by the same permission, provided that the change occurs within 10 years of the grant of permission. This gives the applicant flexibility and certainty with regard to the future use of the building.

In this particular case, the applicant is seeking to vary the terms of the General Permitted Development Order and has requested that the permitted change is capable of being made for a period of 17 years from the grant of permission. This is in order to ensure that the terms of the permission relate to the proposed lease of the end user.

The building has a floor space of 16,499 square metres. The building footprint measures 90m x 350m and the proposed external materials are silver and diminishing blue cladding to match that of the adjacent Polestar building.

Proposals include two alternative layouts for the external areas of the site, though the building footprint remains constant for both uses. For the BT data storage use, areas to the north and south of the building, within the site of the development, contain proposals for freestanding generators and condensers associated with the proposed use. A double row of security fencing, landscaped areas and a surface water balancing pond are also proposed.

For the Class B8 Warehousing use, an alternative treatment of the external appearance is proposed, including the installation of loading doors and dock levellers. There are no external generators and these areas are given over to loading, unloading and lorry parking areas. Landscaping and perimeter fencing form the boundaries to the site.

Access to the site is gained via the existing entrance on Shepcote Lane, for both schemes, and each provide car parking and manoeuvring areas within the site.

RELEVANT PLANNING HISTORY

Planning Permission was granted in June 2004 for the erection of one large industrial unit and two large storage and distribution units on the site – ref:04/01470/FUL. This permission has been implemented by the construction of the industrial unit (Polestar).

Planning Permission was granted in October 2005 for the Erection of a warehouse/distribution unit (38,324 square metres) including ancillary offices (use class B8), landscape works, including construction of a balancing pond and associated car parking accommodation (Ref:05/03318/FUL).

110

SUMMARY OF REPRESENTATIONS

No representations have been received.

PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan for Sheffield as being within a ‘Proposed Industry and Business Site’ within a General Industry Area. Within General Industry Areas, the Preferred Uses, in terms of Policy IB5 are General Industry and Warehousing, with a range of other uses being acceptable. Policy IB8 states that within the ‘Proposed Industry and Business Site’ allocation, only the Preferred Uses set out in Policy IB5 are acceptable (i.e. General Industry and Warehousing). In this context the Warehousing element of the proposal is entirely in accordance with the land use policy principles of the Development Plan.

However, as all other uses are unacceptable, the data storage element, as a sui generis use represents a Departure from the provisions of the Development Plan, and the application has been advertised as such. The application does not however require referral to the Secretary of State. It is not considered to fall within the categories for referral as set out in Circular 19/92 'The Town and Country Planning (Development Plans and Consultation) Directions 1992'.

The issue raised by a Departure application in this context relates primarily to the use of a site identified for employment purposes, for an alternative use, and the potential loss of employment opportunity that would result. The employment density generated by a typical data storage/telecommunications use is relatively low, compared to that which might be expected from a more traditional warehousing or industrial activity. However, it is still a use that generates employment.

The data storage facility proposed represents a significant investment by BT in Sheffield (in the region of £38m) and will be a key facility in the Governments National Programme for IT in the NHS. It will provide a service for an area of the country stretching from the Thames up to Berwick on Tweed. Initially the applicant had indicated that in the region of 70 jobs would be created, however as the business plan has evolved it is now envisaged that up to 200 key jobs will be based at the site. These jobs would be IT and Telecommunications professionals, typically graduates.

There is a strong Sheffield connection to the job creation in that two of the management team involved in operating the facility are graduates from Sheffield Hallam University’s Computer Science degree course, and it is anticipated that the facility will build upon it’s links with the University and offer sandwich placements and permanent careers either at the facility or at other BT sites in the area.

111 BT have suggested that other benefits for Sheffield include the potential for the site to be used as a hub for BT’s 21st Century Network which would ensure that Sheffield becomes one of the first cities to benefit from ‘vastly increased’ telecommunications and data networks bandwidth, making it more attractive for future investors.

In this context, although the application represents a Departure, it is considered that the job creation from this particular data storage facility compares favourably with that of warehousing, and given that the building can be easily converted to a warehousing or industrial use, and that the facility has wider potential economic benefits for the city, it is in accordance with the aims of UDP Policy promoting economic regeneration and job creation.

In addition to the land use and employment element of UDP Policy, Policy IB9 sets criteria for consideration of proposals within Industry and Business Areas, which include the need for developments to be well designed with buildings of a scale and nature appropriate to the site, to be adequately served by public transport and provide safe access and appropriate parking provision. These matters are considered below.

Building Design/Site Layout

The building occupies a prominent position on the site, such that it will be visible through the Shepcote Lane site access and on entry to the site. The layout comfortably accommodates the proposed building whilst allowing sufficient space for substantial areas of landscaping, a balancing pond, and vehicle parking and circulation areas, and in the case of the data storage use, the external generators.

The building design proposed is very functional in that it consists of a simple rectangular form with a shallow pitch roof, hidden behind a parapet. The visual interest in the building is generated by the use of the diminishing blue cladding on the top 75% of all elevations, and by the significant areas of glazing to the office elements in the prominent western corner of the building.

In the case of the data storage use, the external generators, sprinkler tanks, and other associated plant, are significant features. They typically have heights of between 3 and 5m, and they are significant in number. However, the site is located in an area dominated by large industrial uses, where external plant is a common visual feature. In addition, whilst they are large elements, this needs to be considered in the light of the building mass and its height, which are such that the external elements will be less dominant.

Sustainability Measures

A number of sustainability measures are proposed within the building design, and the operation of the site, which are considered to be positive elements of the scheme. The measures are designed to reduce energy and water consumption, utilise recycled or recyclable products and enhance on site ecology.

112

These are to be delivered by the inclusion of:

- a free-standing photovoltaic totem to provide electricity to the office area - dry air coolers for the chiller plant - variable speed drives - heat recovery - energy efficient lighting - low flush volume wc’s - waterless urinals - spray taps - organic paint - timber from Forest Stewardship Council - Ceiling tiles and partitions manufactured from power station waste - Local provenance vegetation - Ecological planting within the balancing pond..

Highways and Transportation Issues

The Transportation Assessment undertaken in support of the previous applications for the site considered the existing highway conditions, accessibility, the traffic generation and distribution from the development, other committed developments, the impact of the proposals and potential mitigation measures.

The trip generation rates provided by the applicant were considered to be very robust, and were also accepted by the Highways Agency. Even allowing for such robustness, the traffic impact of the development was not considered to be of a magnitude that warranted significant concerns about excessive queuing at critical junctions, or highway safety.

This development as proposed, in particular the data storage facility, would reduce the level of traffic generated from the site, and thereby reduce the level of impact on the local highway network.

In view of the size of the development, it’s proximity to the Motorway, and the recent history of applications on the site, the Highways Agency has been consulted on the application. They have confirmed that they have no objection to the proposals.

The development of the site in the manner proposed removes the possibility of creating a cycle link to Europa Link through the adjacent St. Modwen’s Business Park. However, the applicant has agreed to make a financial contribution to the design and provision of a cycle link from Europa Link to the site entrance on Shepcote Lane. This contribution (£6,000) will be secured by a Planning Obligation under section 106 of the Town and Country Planning Act, and a Unilateral Undertaking has been received from the applicant to this effect.

113 Landscaping

The plans submitted indicate a reasonable level of landscaping within the site, particularly towards the Shepcote Lane frontage, which will assist with softening the appearance of the building, and provide an appropriate setting for it. Agreement has been reached with the applicant on the principles of the landscaping, however it is considered necessary to require further details through an appropriate condition.

Air Quality

The previous applications for the site were supported by an air quality assessment which considered the impact of increased Nitrogen Dioxide on sensitive receptors in the area, in particular around junction 34 of the M1 Motorway.

The results of the assessment suggested that the proposed development was unlikely to cause a breach of the National Air Quality Objectives, and that the impact on local ground level concentration of Nitrogen Dioxide, would be insignificant. The predicted level of Nitrogen Dioxide impact was in the region of less than 0.5 microgram (mg.m-3) in the vicinity of the site (Shepcote Lane) and decreasing to 0.1 (mg.m-3) within the neighbouring M1 Corridor Air Action Zone (AAZ) or Air Quality Management Area (AQMA).

This report is still considered relevant to this application, however the current application would result in less traffic generation than the previous applications, and as such it is considered that the air quality impact of the development is acceptable.

Flood Risk

The site is not located within the indicative flood plain, however the size of the site is such that the surface water run off has the potential to contribute significantly to flood risk at the point of discharge to the river system. The applicant submitted a Flood Risk Assessment, with the previous application for the site, which is still relevant, and recommends limiting surface water run off by sustainable drainage techniques. This will be achieved by the use of measures such as the balancing pond, which will also be utilised as an ecological feature, and the use of oversize pipes.

Impact Upon Operations at Sheffield City Airport

The proximity of the site to Sheffield City Airport, and the proposed development of a building with a height of 16m are such that it has been necessary to consider the impact the development may have upon the operations at the airport. The airport has been consulted on the proposals and has confirmed that the development does not pose any risk to its operations.

114 SUMMARY AND RECOMMENDATION

In summary, the proposal to erect a large data storage or warehouse facility on a vacant site in the Lower Don Valley is, despite the data storage facility representing a Departure from the provisions of the UDP, considered to be in line with the economic regeneration aims of employment policies within the UDP.

The proposal, in either form represents a significant job creating development, to further regenerate this part of the Lower Don Valley. The proposal is acceptable in visual amenity terms, and does not give rise to any significant highway safety or transportation issues. The building design also offers a number of welcome sustainability measures. It raises no significant issues in respect of flood risk or air quality impact, and contains welcome ecological planting within the proposed balancing pond.

It is therefore recommended that Planning Permission is granted.

115

Case Number 05/03672/CHU

Application Type a Planning Application for Change of Use

Proposal Use of shop for the sale of takeaway hot food (Class A5)

Location 27 Fife Street, Sheffield, S9 1NN

Date Received 19/09/2005

Team CITY CENTRE AND EAST

Applicant/Agent Mr Amjid Hussain

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would be detrimental to the amenities of the locality and to the living conditions of nearby residents owing to the noise, smells, litter and general disturbance which would be generated by the use of the building for the purpose of a hot food takeaway. The proposal is therefore contrary to Policy H14 of the Unitary Development Plan.

116 Site Location

LOCATION AND PROPOSAL

The application site comprises of the ground floor former shop unit of a two storey brick built terrace property located in a designated Housing Area. The ground floor of number 25 Fife Street, adjacent the junction with Elm View Road to the east, is in use as a convenience store. Number 29, to the west , is in residential use. The upper floors of both 25 and 27 Fife Street are also in residential use. To the rear of numbers 25 and 27 Fife Street is a small triangular shaped yard, bound to Elm View Road by an approximately 1.4 to 1.8 metre high brick wall.

Planning permission is sought for use of the ground floor of 27 Fife Street as a hot food takeaway.

117 RELEVANT PLANNING HISTORY

95/01029/FUL - An application for the use of 18 Fife Street for the sale of takeaway hot food was refused on the grounds that the development would be detrimental to the amenities of the locality and occupiers of adjoining property owing to the noise, smells and general disturbance generated.

95/00231/FUL - For similar reasons, an application for the use of part of the ground floor of 19B Fife Street as a hot food takeaway was also refused.

SUMMARY OF REPRESENTATIONS

Five letters of objection were received from local residents in connection with the proposed development. They raised the following concerns:

− There is already a hot food takeaway in the immediate vicinity which attracts noisy youths and generates litter; − The development would result in additional litter problems; − The smell from waste bins stored in the small yard to the rear of the property would adversely affect the amenities of neighbours; − Noise from customers, cars and the closing of metal shutters etc in the evening would cause a disturbance to local residents; − Cooking smells would harm the amenities of neighbours; − On-street parking is already a problem on Fife Street, partly as a result of road narrowing and safety schemes. Additional traffic would exacerbate problems and compromise safety.

ASSESSMENT AND RECOMMENDATION

Policy H10 of the UDP states that food and drink outlets are acceptable in Housing Areas, but that such uses should be sited carefully as they can cause problems for people living nearby.

Policy H14 states that new development in Housing Areas should not cause nuisance, including noise smells and excessive traffic, to local residents.

The proposed takeaway would undoubtedly result in an increase in late night activity, including an increased number of car trips and gatherings of people, and, while the installation of an appropriate fume extraction system may neutralise the worst odours, smells would likely emanate from open doors and windows potentially harming the amenities of the occupants of the adjoining living accommodation.

In addition, given the location of the site and the fact that the building’s rear elevation is highly visible when viewed from Elm View Road, it is considered that any fume extraction equipment would harm the visual amenities of locality.

Members are therefore recommended to refuse planning permission.

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