Full Applications with Plans Maps

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 16/10/2006 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 Lucy Bond TEL NO: 0114 2734556 Chris Heeley 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/00315/REM Land, Site Of Handsworth First School, St. 9 Josephs Road And Fitzalan Road Sheffield

05/04385/OUT Land At 23 Spring Close Mount Sheffield

06/01576/FUL Site Of Former Smith And Hill Chemists 34 Cresswell Road Sheffield

06/01679/OUT Farfield Townhead Road 50 Sheffield S17 3AQ

06/01680/FUL Farfield Townhead Road 60 Sheffield S17 3AQ

06/01993/FUL 23 Greystones Drive 62 Sheffield S11 7JQ

06/02012/CHU Mecca Social Club Queens Road 67 Sheffield S2 4DF

06/02258/FUL Laurel Works 73 Nursery Street Sheffield

06/02260/FUL Tesco Stores Ltd Abbeydale Drive 80 Sheffield S7 2QB

3 06/02230/FUL 35 - 37 Edward Street Sheffield 86 S3 7GD

06/02295/FUL Site Of 1 Edward Street And Car Park, 31-33 101 Edward Street And Works Adjacent To 160 Solly Street Sheffield S1 4BF

06/02445/FUL Farfield Townhead Road 109 Sheffield S17 3AQ

06/02568/LBC Former Jessop Hospital For Women 113 Leavygreave Road Sheffield S3 7RE

06/02599/FUL Bridge House Bridge Street 118 Sheffield S3 8NS

06/02714/RG3 Land Adjacent To 104 Beighton Road (Former Hospital Site) 126 Beighton Road Woodhouse Sheffield S13 7PS

06/02897/OUT 137 West Bar 137 Sheffield S3 8PU

06/02720/FUL 156 Ecclesall Road Sheffield 156 S11 8JB

06/02752/RG3 Westfield School Westfield Crescent 167 Mosborough Sheffield S20 5AQ

06/02755/RG3 Westfield School Westfield Crescent 185 Mosborough Sheffield S20 5AQ

06/02758/RG3 Westfield School Westfield Crescent 196 Mosborough Sheffield S20 5AQ

06/02875/FUL Site Of Vernons The Bakers 207 And Bankside Works Archer Road Sheffield S8 0JT

06/02744/FUL 72 Russell Street 226 Sheffield S3 8RW

06/02746/CAC 72 Russell Street 247 Sheffield S3 8RW

06/02772/FUL Site Of King Ecgberts Upper School 250 Furniss Avenue Sheffield

06/02783/FUL Rockingham House Broad Lane 263 Sheffield S1 3PP

06/02834/FUL Site Of Green Oak View Green Oak Avenue 277 Sheffield S17 4FT

06/02893/LBC 6 And 8 Ashgate Road Sheffield 294 S10 3BZ

06/02895/FUL 6 & 8 Ashgate Road Sheffield 297 S10 3BZ

5 06/02808/FUL Site Of 65-69 Division Street 306 Sheffield

06/02817/CAC Site Of 319 65-69 Division Street Sheffield

06/02824/OUT Site Of Ringinglow Fire Station 324 Ringinglow Road Sheffield S11 7TA

06/02833/FUL Ash House Residential Home 341 Ash House Lane Sheffield S17 3ET

06/02862/FUL Charter Works 20 Hodgson Street 347 Sheffield S3 7WQ

06/02892/FUL Site Of 85-95 Headford Street And Site Of Beckett And Garner Works 370 Hodgson Street Sheffield S3 7WQ

06/02981/FUL Site Of 30-32 Edward Street 394 Sheffield S3 7GB

06/02844/FUL Renown Works 6 Sylvester Street + 82 - 84 Sidney Street 401 Sheffield S1 3RA

06/02848/CAC Renown Works 411 6 Sylvester Street + 82 - 84 Sidney Street Sheffield S1 3RA

06/02956/FUL Site At Dun Street, Dun Lane And Dun Fields, 413 Adjacent To The Old Bulls Head, Dun Street, S3

6 06/03135/FUL Garage Site At Kenilworth Place Sheffield 423 S11 8TT

06/03089/CAC 137 West Bar 437 Sheffield S3 8PU

06/03211/FUL McDonalds Restaurants Ltd 439 20 - 22 High Street Sheffield S1 2GE

06/03255/FUL 15 Westfield Terrace 443 Sheffield S1 4GH

06/03257/LBC 15 Westfield Terrace 463 Sheffield S1 4GH

06/03364/FUL Lloyds No 1 Bar 455 2-12 Division Street Sheffield S1 4GF

06/02964/CAC Site At Dun Street, Dun Lane And Dun Fields, 461 Adjacent To The Old Bulls Head, Dun St, S3

7 8 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: 16/10/2006

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 05/00315/REM

Application Type Approval of Reserved Matters

Proposal Erection of 55 apartments in 1 x 3/4 storey block with provision of car parking accommodation (amended scheme)(As amended plans dated 03/08/06)

Location Land, Site Of Handsworth First School, St. Josephs Road And Fitzalan Road Sheffield

Date Received 27/01/2005

Team CITY CENTRE AND EAST

Applicant/Agent Geoff Melvin Ltd

Recommendation Res Mats App Conditionally Subject to Legal Agreement

Subject to:

1 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.

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

In order to ensure an appropriate quality of development.

3 Large scale details, including materials and finishes, at a minimum of 1:20 of the items listed below shall be approved in writing by the Local planning Authority before the commencement of development:

Windows Window reveals Balconies Entrance canopies

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

4 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the apartments shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

6 No development shall take place until details of the proposed means of disposal or surface water drainage, including any details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

7 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 by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

8 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare. Before

10 the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

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

9 The development shall not be started until full details of the lighting, access control and general access layout off Fitzalan Road, have been submitted to and approved in writing by the Local Planning Authority.

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

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

In the interests of the safety of road users.

11 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the flats are brought into use.

Highway Improvements: Traffic calming measures to St Joseph's Road and Fitzalan Road

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

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

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

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

11 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.

14 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.

15 The flats shall not be used unless the car parking accommodation for 60 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.

16 The flats shall not be used unless the cycle parking accommodation for 18 cycles as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

17 The flats 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 flats commencing, and shall thereafter be retained.

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

18 The windows on the elevations of the apartment blocks facing southwest (towards Hall Road) and southeast (towards 49 St. Joseph's Road) shall be glazed with obscure glass to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

19 Before development commences details shall be submitted and approved in writing by the Local Planning Authority of lighting for the external areas of

12 the site. The flats shall not be used unless such approved details have been implemented.

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

20 Before development commences details shall be submitted of provision to be included in flats to meet mobility standards.

To ensure that provision is made in the development to meet the needs of disabled persons.

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.

H7 - Mobility Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments BE5 - Building Design and Siting BE19 - Development affecting Listed Buildings

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. 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.

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

4. 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.

14 Site Location

LOCATION AND PROPOSAL

The site consists of the grounds of the former Handsworth First School bounded by St Joseph’s Road and Fitzalan Road. The school buildings have been cleared which included a large stone clad main building two storeys high and single storey prefabricated building to the south east. On the south west boundary adjacent to the site are existing prefabricated buildings housing the Handsworth Community Association and a former clinic occupied by the Handsworth Boxing Association. These buildings and associated land are excluded from the site.

The site boundaries mainly consist of a stone walls of various heights some with railings on the St Joseph’s Road frontage. The external boundary was retained

15 when the site was cleared. There is a further stone wall to the rear of houses fronting Hendon Street

In general the site falls to the north west and is surrounded by two storey, (some with accommodation in the roof) stone fronted houses, some on the opposite side of the highway and others backing onto the site, i.e. Hendon Street. The exception to these uses is St Joseph’s School to the south east of the site, which has listed school buildings and church.

This is a reserved matters application for the erection of a block of 55 flats and associated car parking. The building will be of an L-shape facing St Josephs Road and Fitzalan Road.

Access to the car park will be via an archway through the north west corner of the building adjacent to Fitzalan Road. The buildings consists of alternate three and four storey apartment blocks both having their upper storeys partly in the roof with dormers, which could be considered 3.5 and 2.5 storeys, except for a corner block which has windows only on the facing elevations. Facing materials are a mixture of render and artificial stone and artificial slate on the roof. Juliet balconies of opaque glass are located in vertical groups on some of the windows on both the inner and outer elevations.

To the rear the car park is laid out along the south western and south eastern boundaries of the site. This allows amenity space around the rear of the blocks with further open space on the highway frontages. Both the car park and amenity areas are landscaped. Front boundary treatment is a stone wall and railings retained after the school was demolished. Also included within the rear area are bike lockers and a bin store is to be situated on the eastern corner adjacent to 49 St Joseph’s Road.

RELEVANT SITE HISTORY

Outline planning permission was granted for residential development by the Area Board of 2 June 2003, 03/01034/REG3. The school building was not listed and in poor condition and was demolished following the approval.

SUMMARY OF REPRESENTATIONS

Correspondence has been received raising concerns about the proposal, from Councillor Mary Lea and Handsworth Community Forum who also submitted a 25 signature petition, from 21 households, objecting to the proposal.

25 pieces of correspondence from 13 households have also been received objecting to the various details submitted as part of the application process although the concept of residential use for the site is accepted.

Issues raised are to the original scheme are;

16 - Four storeys are too high and the site is being overdeveloped, a three- storey block would reduce the density by 25%. - Stone building materials should be used. - Although the flats are in a similar position to the demolished school building the highest part of the school was a tower and the building did not give rise to overlooking. - Parking provided by the proposal is not adequate as most people have two cars. - The height of the flats is not in keeping with surrounding development and there is no four-storey development in the area. - The flats will overlook surrounding occupiers. This is an issue that Government Guidance PPG1states should be considered. Flats facing St Joseph’s Road and Fitzalan Road should have obscure glass. - The Flats would block light. - The proposal will not be suitable for families and there should be a mixture 1-3 bedroom properties. - Traffic generated may exacerbate existing problems from traffic around St Joseph’’s School. - Is Handsworth Community Centre to be relocated within the proposal? - It is important that the site is developed. - Electric gates to site entrances could cause on street parking problems and may be noisey. - traffic will add to noise and pollution in the area.

Issues raised following reconsultation;

- Loss of privacy and overlooking may be an infringement of human rights. - St Josephs School is looking at traffic calming measures, this emphasises traffic problems in the area particularly that generated by the school. - Flats are too close to rear gardens - Local residents are asked what type of development they would like to see, i.e. housing but get flats instead, the impact of this development on local residents is not considered. - The proposed bin store is too close to adjoining house due to smells of rubbish and possible vermin infestation - The amended plans are still too high with 4 storeys overlooking houses. - Why is there only one entrance/exit to the site onto a busy road close to a school?. - Further traffic problems are the possibility of St Josephs becoming a rat run if Oakley Road is opened up linked with the Quarry Road development. - Proposed rear parking space and open space poses a significant security risk to adjoining properties, suitable secure boundaries should be ensured. - The height of the single entrance access would restrict service and delivery vehicles.

Comments relating to further amendments

- The same consideration given to schemes in the south west and north which were rejected due to being out of character and increase in traffic should be applied to this scheme.

17 - Could not the roof of apartment 5 match adjoining block 8? - The bin store should be at the back near the boxing club. - The area of special interest in the UDP requires buildings to be stone fronted, why are some apartments rendered? - Why are the Council allowing overlooking of buildings that are becoming an eyesore and danger to the community?

PLANNING ASSESSMENT

Policy Issues

The site falls within a Housing Policy Area and is adjacent to an Area of Special Character in the Unitary Development Plan. Policy H10 ‘Development in Housing Areas identifies housing as the preferred use and Policy H14 details ‘Conditions on Development in Housing Areas’. The site is also considered to be a brownfield site, which Government Guidance requires should take precedence for development (PPG3).

Design Issues

As originally submitted the proposal consisted of apartment blocks, in an L shape, all four storeys high but with fourth floor dormer windows. On the corner of Fitzalan Road and St Joseph’s Road a pyramidal roofed block formed a feature with narrower lower roofed blocks linking this to larger blocks facing Fitzalan Road and St Joseph’s Road. Facing materials were to be art stone and render. Vehicular access to a rear car park was via a one way system off St Joseph’s Road adjacent to no.49 and from Fitzalan road via an archway. This rear area also included amenity space set between the car parking areas.

These proposals were considered to be unacceptable due their scale in relation to surrounding houses. Details have been subsequently amended whilst retaining the L shape such that the apartment blocks are of three and four storeys in height. The changes consist of a corner feature block adjacent to the junction of Fitzalan Road and St Joseph’s Road four storeys high with a pyramidal roof. Radiating from this block are linked three and four storey blocks fronting both the above highways. They take the form of a narrow three storey element, a four storey section with fourth floor dormer windows and a further three storey element with dormer windows at the third floor. To accommodate the lower floors the footprint of the building has been extended along St Joseph’s Road towards no 49.

In order to break the massing and add interest and modelling the middle four storey blocks have a projection at each end, clad in artstone with balconies. Each block has modelling through set backs and further contrast is achieved by the mix of render and artstone. The main artstone elements are along the ground floor of all blocks, on the corner four storey block and on the middle block as referred to above. Further detailing is provided by glass panelled juliet balconies set in vertical column. The amount of rain water goods have been reduced by setting the dormers above the eaves. Although not precisely matching the stone facing materials the design of the blocks complements the street scene through its mixture of stone and render. The streetscape is also maintained with the buildings

18 fronting the street and parking set to the rear. The open space in front of the building with landscaping is also considered to enhance the amenities of the area. A remaining feature from the school is the boundary wall and raiilngs facing the highway to be incorporated into the scheme.

Overall the massing of the blocks has been reduced by the lowering the height of buildings, providing a varied roof line and modelling between blocks. Apartment block 5 fronting Fitzalan Road is in a similar position and mass to the demolished school building although it must be acknowledged that that it did not follow the whole street frontage. The three storey blocks have been reduced in height to 10.6m as compared with 12.4m for the lowest height of the original scheme. The four storey sections are of a similar height to the original proposals but there are less sections with this number of floors. In some cases the blocks are set lower than the highway, which further reduces their impact on the street scene

Access to the car park is through the building off Fitzalan Road. The car park and amenity areas have been amended from the original submission to align the open space around the building, which with the open space to the front gives them a green setting with landscaping.

Thus taking into account the above it is considered that the massing, design and location of the proposed blocks are such that they will not adversely affect the street scene or the setting and character of the adjacent Area of Special Character or the listed St Joseph’s Church and school buildings.

Amenity Issues

Adequate amenity space has been provided for occupiers of the proposed flats. As originally submitted the amenity space was set away from the building and surrounded by car parking. This has subsequently been amended and the amenity areas are now directly around the buildings and are thus considered to be of more use to residents.

The proposal will result in some cases of four storey apartment blocks being located opposite two storey houses. As stated above part of the site was formerly occupied by the school building which faced houses on Fitzalan Road with a similar separation distance. In the proposal there are also four storey blocks on the corner of Fitzalan Road and St Joseph’s Road, and further along the latter road.

Although there are four and three storeys of flats, apart from the corner block the top floors have dormer windows in the roof and could be considered as 3.5 and 2.5 storeys respectively. Cross sections supplied by the applicant indicate that, on Fitzalan Road, there is at least 25-26 metres separation between existing houses and the four storey block and 26-27 metres separation for the three storey block. Apartment 5 on Fitzalan Road is shown as being 2 metres higher up to eaves than the adjacent house, whilst apartment 7 is 4metres higher to Fitzalan Road and 3 metres higher to eaves on St Joseph’s Road with 25 metres separation. The tallest part of the building i.e. the corner block, apartment 7 is relatively narrow and only fronts two dwellings on either street. Bearing in mind the separation between

19 new and existing buildings which includes a highway and open space in front of the blocks, it is not considered that the proposal will be over bearing, over dominant or result in loss of privacy.

On the eastern corner of the site the development is proposed closer to no 49 St Joseph’s Road and is also set back behind it. There is still 9 metres separation between buildings and 11 metres to the off shot of no 49. There is a window in the side gable of no 49 but this is set forward of the side elevation of the apartment block and the relationship of the rear of the buildings is such that the apartment block will not over shadow the rear windows of no 49. There are a number of small windows in the side elevation of this particular apartment block designed to bring interest to the elevation. In order to prevent overlooking these windows will be conditioned to have obscure glass.

Another concern on this boundary was the location of a bin store as it is close to no 49 St Joseph’s Road. Issues were raised about smells, pest infestation and noise. The bin store is located such as to be easily accessible from the highway as service vehicles could not pass through the archway into the courtyard. In order to meet these concerns a solid bin store structure constructed of art stone is proposed. This will face away from the house to act as a screen.

The relationship of the proposal to houses on Hendon Street to the south also raised concerns. The apartment blocks are to the north east of the rear gardens of houses on Hendon Street are set at least 15 from their rear boundaries which could not be considered to over shadow these gardens.

A 1.8 metre high fence plus a landscape strip is proposed on this boundary. This will screen the car park from houses on Hendon Street and along with the gates to the car park provide security for the neighbourhood. A similar boundary is also proposed alongside the buildings to be retained on Halll Road.

Highways Issues

As described above separate access and egress to the car park was originally proposed but with the extension of the building footprint this was reduced to a single access/egress off St Joseph’s Road. This was objected to due to its proximity to the entrance to the adjacent school and road safety implications of extra traffic generated by the flats, especially at the beginning and end of the school day. To meet these concerns the applicant agreed to a further relocation of the entrance/exit to the north-west corner of the site on Fitzalan Road. This is set well away from the school and considering that most traffic generated to and from the flats would be outside the times that school traffic is at its worst this should not adversely affect highway safety. Gates to this entrance are set in from the highway.

Off street parking has been provided at the ratio of one space per flat plus five extra spaces. There is a long frontage to the site and this is considered to allow for any other visitor parking.

20 Taking into account the number of flats proposed it not considered that the extra traffic generated will significantly increase traffic flows in the area. Correspondents refer to possible traffic increases due to access restrictions being lifted at Oakley Road as part of the Quarry Road development. Traffic calming measures are proposed around that development which should ensure that local roads are not used as a bypass to Handsworth Road. Further traffic calming measures are conditioned for Fitzalan road and St Joseph’s Road as part of this application

The site is also located generally within 200 metres of Handsworth Road, which has frequent bus services.

Access Issues

The applicants have indicated that the proposal will be constructed to mobility standards with level thresholds, wide doors and toilet facilities to accommodate wheelchair users.

Other Issues

Reference is made to land to the west of the site up to Hall Road. This is occupied by single storey buildings, one closest to Fitzalan Road occupied by Handsworth Community Forum and the other by a boxing club. This land is not within the applicants ownership and thus could not be part of this proposal. A condition has been included to prevent overlooking of this site.

Open Space

The catchment area of the site is well below the minimum guideline requirement for both informal and formal open space. The applicant has thus agreed to enter into a Unilateral Agreement for an offsite contribution for open space enhancement as required by Policy H16 of the Unitary development Plan . A sum of £35,406.25p is required based on the size and number of dwellings i.e. 55 x 2 bedroom apartments.

CONCLUSION AND RECOMMENDATION

The principle of residential use has been established by the granting of outline planning approval and the Unitary Development Plan Housing Policy for the site. Details submitted include apartment blocks of 2.5, 3.5 and 4 storeys opposite 2 storey houses. Although the new development is higher the maximum height difference is 4metres and the houses are separated by a highway and landscape strip in front of the apartment blocks. The applicant has amended the scheme to lower the roofs on several of the blocks and the full 4 storey element is restricted to the corner of the site.

Facing materials for the apartment blocks are designed to complement existing facing materials which are predominantly stone fronts around the site and the existing school boundary wall has been retained.

21 Adequate car parking has been provided and access details amended to take the site entrance away from St Joseph’s School. Overall the amount of traffic generated is not considered to significantly add to existing traffic flows.

Taking the above into account it thus considered that the proposal will not adversely affect the amenities of the area and occupiers of houses around the site or affect the character and setting of listed buildings in the vicinity of the site or the adjacent Area of Special Character. The proposal thus concurs with UDP Policies H7, H10, H14, H16, BE5, BE19

It is therefore recommended that the Area Board approve the application subject to conditions and the signing of a Legal Agreement to secure the following Heads of Terms

Heads Of Terms

A contribution of £35,406.25 is to be made for the improvement of open space in the vicinity of the site.

Case Number 05/04385/OUT

Application Type Outline Planning Application

Proposal Erection of 40 x 1 and 2 bedroom apartments/flats in two blocks (one block being 3-storey and the other block being 4-storey), in accordance with the revised indicative layout plan received on 20th September 2006.

Location Land At Spring Close Mount Sheffield

Date Received 14/11/2005

Team SOUTH

Applicant/Agent Wireframe Studio Limited

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

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

4 The apartments/flats shall not be used unless the sight lines, as indicated on the approved indicative layout plans, have been provided. When such sight lines have been provided, thereafter the sight lines shall be retained and no obstruction to the sight lines shall be allowed within the sight line above a height of 1 metre.

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

5 The apartments/flats shall not be used unless the car parking accommodation for 40 cars as shown on the approved indicative layout plan has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended

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

6 The gradient of the access road/driveway shall not exceed 1 in 20 for the first 10 metres from the highway and thereafter not exceed 1 in 12, unless otherwise agreed in writing by the Local Planning Authority.

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

7 The apartments/flats shall not be used unless all redundant access points have been permanently stopped up and reinstated to footway and kerb levels, and the means of vehicular access to the site 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.

8 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.

9 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.

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

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

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

11 Before the development is commenced a dilapidation survey of the surrounding highways shall be jointly carried out and agreed with the LPA and prior to any apartments/flats being occupied any remedial works required will be carried out to the satisfaction of the LPA.

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

12 The apartments/flats shall not be occupied unless a proportion of the units (of no less than 25%) have been provided which are designed and constructed to mobility housing standards as set out in 'Mobility Housing - Supplementary Planning Guidance'. Additional standards are set out in BS 8300:2001 Design of buildings and their approaches to meet the needs of disabled people 'Code of practice'.

In order to meet the needs of disabled people.

13 Before the development is commenced full details (siting/design/materials) of the proposed refuse/wheelie bin storage areas shall have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented within the development prior to any apartment/flat being occupied, and thereafter, the approved refuse/wheelie bin storage areas shall be retained unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

14 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

25 15 Before the development is commenced, details of all proposed external materials and finishes, including windows, shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

16 Before the development is commenced, full drainage details shall have been submitted to and approved by the Local Planning Authority, and thereafter, and prior to any apartment or flat being occupied, the approved drainage details shall be implemented as part of the development unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that the site has appropriate drainage provision.

17 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

18 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

20 Before the development is commenced, full details of the measures (which shall include actions and timescales) to be taken to secure the removal and eradication of Japanese Knotweed from the site, shall have been submitted

26 to and approved by the Local Planning Authority, and thereafter, the approved measures shall be undertaken before any works on site commence.

In order to secure the removal and eradication of Japanese Knotweed form the site in an approved and appropriate manner.

Attention is drawn to the following justifications:

H5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments BE5 - Building Design and Siting LR8 - Development in Local Open Spaces

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

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

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. 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.

28 Site Location

LOCATION AND PROPOSAL

This is an outline application (with all matters reserved) for residential development within a Housing Policy Area. The proposal is for a mixture of 1 and 2 bedroom apartments in two separate blocks (one block being 4 storey and the other block being 3 storey). In total there will be 40 units (20 of which will be two-bedroom units and 20 being single-bedroom units). The outline planning application was originally submitted on the basis of the proposal being for 45 units contained within three blocks (i.e. each block accommodating 15 units), but this has subsequently been amended.

The application site previously formed the curtilage of a single dwelling (45 Spring Close Mount) though it is understood that there had previously been substantial

29 outbuildings on the site as well. The house and ancillary structures have now been demolished and the site has fallen into a state of dereliction. In general, the site has become an area of urban scrub with evidence of fly tipping. The site measures approximately 0.4 hectares and slopes downhill from north east to south west so that the northern extent of the site is elevated several metres above the southern boundary. The site is bordered on all sides by a mixture of access roads and residential properties (the residential properties being in the form of three to five storey flats. Outside the boundary towards the southern edge of the site, there is a line of 8 lock-up garages that are also in a state of disrepair.

REPRESENTATIONS

One letter of representation has been received on behalf of the Gleadless Valley Wildlife Trust. The representation raises objections to the proposal and those objections have been summarised as shown below: -

- The development would lead to the loss of 5 mature trees and further damage to at least 2 other trees.

- The development would have inadequate parking provision for the likely number of vehicles that would be attracted to the site, leading to problems with on- street parking and traffic safety.

- The proposed vehicular access to the site is inadequate.

- The remaining trees on the site need to be protected.

- The drainage system in the area will not be able to cope with the additional requirements caused by this development.

- The site contains established patches of Japanese Knotweed and therefore appropriate measures need to be in place to adequately deal with this matter.

- A strong landscaping scheme needs to be undertaken to strengthen the boundary hedging, this would help screen the development and retain the site’s wildlife interests.

PLANNING HISTORY

02/03090/OUT – This was an outline planning application for the erection of 16 dwellings. This application was withdrawn on the 11th March 2003.

03/01013/OUT – This was an outline application for the erection of 16 dwellings (it was a resubmission of the previously withdrawn application). This application was conditionally approved on the 24th June 2003.

PLANNING ASSESSMENT

Policy Issues

30 The Unitary Development Plan for Sheffield identifies the site as being within a Housing Policy Area where housing is the preferred use. Planning Policy Guidance Note 3 “Housing” seeks to encourage new house building on previously developed land (which this is).

The site is surrounded by housing on three sides and is in a sustainable location being well served by public transport on both Spring Close Mount and Gleadless Road to the north. The District Shopping Area at Gleadless Townend is approximately 800 metres from the site.

PPG3 also seeks to increase the density of new housing development with the objective of minimising land-take and also in order to support a higher level of local services. It advises that housing should not be developed at densities of less than 30 dwellings per hectare. In this case (bearing in mind the proposal relates to apartments/flats) the density level equates to approximately 100 units per hectare, which is significantly above the guidance level. Typical densities of surrounding developments range from 55 to 80 hectares, and whilst the proposed density levels exceed these figures, such a development would not appear out of character due to its nature (flats surrounded by green space).

Effect on Neighbouring Residential Amenities

As previously mentioned, when originally submitted, the indicative plan and application proposal showed three separate blocks (with each residential block accommodating 15 units in total). It was felt that although the application was in outline with all matters reserved, the indicative plan didn’t demonstrate that the scheme would have adequate usable amenity spaces, nor did the proposal demonstrate that there would be adequate separation distances between units. The applicant was advised that having two residential blocks would allow for improved separation distances and also create more usable areas of communal amenity space. The reduction in the number of development blocks from three to two has also meant that there is a reduction in the overall number of units being proposed at the site from 45 to 40, whilst this in itself is not critical, it has meant that in principle the potential living environment and amenity spaces could be better utilised. The amendments to the indicative layout plan also show other improvements such as apartment balconies now overlooking the communal amenity spaces instead of (for example) facing onto an electricity sub-station.

Details of finished floor levels have not been submitted and it is therefore necessary to impose a planning condition requiring details of finished floor levels to be submitted in the reserved matters application.

The indicative layout plan shows a workable scheme given the contours of the site and the position of protected trees.

Highway Issues

Highway officers have been involved in discussions with regard to this application and as a result, the amendments to the proposal have taken into account initial concerns raised by officers (such as gradient levels, position of parking areas and

31 the need to ensure appropriate provision of sight lines and visibility splays). Officers now feel that the indicative layout plan is acceptable, workable and (subject to compliance with appropriate planning conditions) unlikely to create any highway safety issues.

Character/Design/Appearance of the Development

The existing residential character of Spring Close Mount consists primarily of three and four storey flats, it is felt that this proposal will be of a similar grain.

The scale of this development is fairly consistent with the immediate area, and the use of good quality materials will be an improvement. Whilst the actual design and choice of materials will be dealt with at the subsequent reserved matters or full detailed application, it is reasonable to expect that good quality (and where appropriate) sustainable materials would be used.

The site at present is overgrown and has been the subject of regular fly-tipping and therefore, this proposal to redevelop the site in a fairly sensitive manner, will help to improve the visual amenity of the area and the street scene.

Impact on Landscaping

There is a Tree Preservation Order on the site and this was a further factor in seeking a reduction in the number of blocks from three to two, i.e. in order to minimise the potential impact on trees. Officers have accepted that whilst the proposal does involve some loss of trees, the great majority of the trees with public amenity value will be retained.

It will, however, be necessary to impose a planning condition requiring details of a landscaping scheme to be submitted and, details of how the existing trees (not earmarked for removal) will be protected.

It has been reported (by the Gleadless Valley Wildlife Group) that the site does have established areas of Japanese Knotweed, and as such, there are stringent regulations on how to deal with these matters. However, for the purpose of this planning application, it is felt appropriate to impose a suitable planning condition requiring the developer to demonstrate the measures to be undertaken to secure the removal of the Japanese Knotweed from the site and that those measures will be followed.

Open Space

The catchment area is well above the minimum guideline requirement for informal open space having 12.01 hectares per thousand population, compared to the minimum guideline figure for such space of between 4.1 and 4.3 hectares per thousand population.

In terms of formal recreation space, the catchment area is below the minimum guideline having 1.2 hectares per thousand population, compared with the

32 minimum guideline provision of such space of 1.7 to 1.9 hectares per thousand population.

Overall provision is 13.01 hectares per thousand population, which is well above the minimum guideline of 6.00 hectares per thousand.

In conclusion therefore, under the terms of Unitary Development Plan Policy H16, it will be necessary for the developer to make some provision on site or to make a financial contribution towards the provision of children’s playing facilities and youth/adult sports facilities in the area. This is a matter that would need to be dealt with at the full detailed/reserved matters stage.

Education Provision

Due to the relatively small scale of the development and the fact that apartments/flats tend not to yield many (if any) pupil numbers, it is not reasonable to justify a financial contribution to enhance school provision in this instance. The Education Department have confirmed that places would be available for any children arising from this site at the nearby school (Byron Wood NIJ).

SUMMARY AND RECOMMENDATION

The proposal is considered to be acceptable in policy terms. The site is within a housing policy area and in a sustainable location. The proposal is unlikely to have a detrimental impact on the amenities of occupiers of nearby residential property and, the proposal will lead to the removal of a derelict and overgrown site which is currently a visual eyesore on Spring Close Mount.

It is therefore recommended that planning permission be conditionally approved.

Case Number 06/01576/FUL

Application Type A Full Planning Application

Proposal Erection of 71 apartments in 5 part-two/part-three storey, part-four storey and part-five storey blocks with vehicular access from Cresswell Road, including the provision of associated car parking and landscaping (amended plans received 27.7.2006)

Location Site Of Former Smith And Hill Chemists Cresswell Road Sheffield

Date Received 03/05/2006

Team CITY CENTRE AND EAST

Applicant/Agent Self Architects

Recommendation Grant Conditionally Legal Agreement

Subject to:

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

In order to ensure an appropriate quality of development.

3 Before any work on site is commenced, a landscape scheme for the site, to include details of soft and hard landscaping and boundary treatment, 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.

34 In the interests of the amenities of the locality.

4 Prior to the commencement of development, details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented in accordance with the approved details and thereafter retained.

Te ensure satisfactory drainage arrangements.

5 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 traffic safety and the amenities of the locality.

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

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

7 A minimum of 25% of the apartments shall be designed to mobility standards unless otherwise agreed in writing by the Local Planning Authority, details of which shall be submitted prior to the commencement of development. The details shall include the location of the units designed to mobility standards as well as floor plans at a scale of 1:50 indicating that the units can accommodate a wheelchair turning circle.

In order to meet the housing needs of people with disabilities in accordance with Unitary Development Plan policy H7.

8 Prior to the commencement of development, further details of the provision of Green Roofs within the development shall be submitted to and approved in writing by the Local Planning Authority. The Green Roofs shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

35 9 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

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 ensure satisfactory drainage arrangements.

11 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of achieving the following noise levels: Bedrooms: 30dB LAeq 15 minutes - 35 dB (2300 to 0700 hours), 45dB Laeq in bedrooms (0700 to 2300) Living Rooms: 45dB Laeq 15 minutes - 45 dB (0700 to 2300 hours), c) Include a system of alternative acoustically treated ventilation to all habitable rooms. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

12 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.

36 13 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.

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

1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;

2. A package of measures to encourage and facilitate less car dependent living to include the potential to develop a sustainable travel fund to promote subsidized travel; and,

3. A time bound programme of implementation.

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

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

15 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment

16 The development shall not begin until a scheme for the provision of public art as part of the development has been submitted to and approved in writing by the Local Planning Authority. Particular consideration shall be given to a public art scheme relating to the improvement of the subway beneath Darnall Station, if appropriate. The scheme shall be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

17 The bathroom windows to Blocks D and E on the flank wall of the buildings facing the properties on Cresswell Road shall be glazed with obscure glass and be top opening only to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

To protect the amenities of adjacent residential occupiers in accordance with H14 of the Adopted Unitary Development Plan.

18 At all times that demolition or construction 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.

19 Before the development is commenced, full details of the management of the car parking accommodation within the site shall be submitted to and approved in writing by the Local Planning Authority. Details shall include the allocation and management of spaces in relation to the residential units. The development shall not be occupied unless such car parking accommodation has been provided in accordance with the approved details and shall be thereafter retained for the sole purpose intended as approved.

To ensure the appropriate provision of parking in accordance with Policy T22 of the Adopted Unitary Development Plan and guidance contained within the City Centre Living Strategy.

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

38 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 BE5 - Building Design and Siting

Attention is drawn to the following directives:

1. 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.

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

3. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and

39 /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

4. The applicant is advised to note the contents of the letter from YEDL/NEDL dated 16th May 2006 regarding diversions that may be required on the site on the basis that there are cables and apparatus that may be encountered during the construction of the proposals and is advised to contact:

Diversions Section NEDL/YEDL 98 Aketon Road Castleford West Yorkshire WF10 5DS

5. The applicant should be aware that a legal agreement has been completed in respect of this proposal.

40 Site Location

LOCATION AND PROPOSAL

The application site extends to an area of approximately 0.56 hectares with a 45 metre street frontage to Cresswell Road and a vehicular access from Poole Road. To the north lies Darnall Station and the Sheffield – Worksop railway line, which is situated on a raised embankment approximately 2 metres above Cresswell Road. Cresswell Road itself comprises predominantly two storey semi-detached and terraced dwellings.

To the south is a residential care home with an industrial manufacturing unit located to the west. A range of buildings that formed the previous Smith and Hill Chemist Works currently occupies the site. Fronting Cresswell Road, it comprises the attractively detailed three-storey ‘Cuthbert and Cooper’ building with an

41 adjacent four storey front gabled block. It then drops down to a range of single and two and half storey buildings. Within the site is a range of industrial brick buildings up to four storeys in height. There is a site level change of approximately 3.5 metres across the site, sloping west away from Cresswell Road. The existing vehicular access is provided from Poole Road and runs to the rear of properties on Cresswell Road.

This is a full application for the demolition of the majority of the existing buildings (excluding the Cuthbert and Cooper building, which is to be retained) and the construction of four additional blocks of accommodation providing a total of 71 residential apartments. The retention and conversion of the Cuthbert and Cooper block represents a significant element of the proposal and has guided the scale and design of the remaining scheme, which comprises the following:

Block A: Located within the site Block A comprises a part 3-storey, part 4-storey and part-5 storey block providing 31 apartments of 27 x 2 bedroom and 4 x 1 bedroom apartments. The building is reduced to 3-storey on the southeast corner of the block, immediately visible from the adjacent care home. The remaining block is 4-storey with only the lift shaft extending to five-storey. The main entrance to Block A is sited immediately opposite the main vehicular access to the site to ensure a building that is legible. A swimming pool and changing facilities are provided in the basement.

Block B: Fronting Cresswell Road and lying parallel to the railway line, Block B comprises a part-3, part-4 storey building providing 15 x 2 bedroom units and 8 x 1 bedroom units. The elevation fronting Cresswell Road comprises a flat roof structure that reflects the bay proportions of Block C. Fronting the railway, a 3- storey side-gabled building is proposed which is terminated by a four-storey flat roof building that reflects and repeats the design of the Cresswell Road frontage. Block B will be constructed in facing brick with elements of render and detailed with aluminium windows and balconies with louvers to provide shading to full height glazing within the stair cores.

Block C: The Cuthbert and Cooper building is retained and converted to provide 3 x 2 bedroom apartments. The existing adjoining four storey pitched roof building is structurally unsound and will be replaced with a four storey flat-roof building of a design that reflects the character of the Cuthbert and Cooper building and will provide 3 x 2 bedroom and 5 x 1 bedroom units. Block C provides a total of 11 units. It will be constructed in facing brickwork with aluminium windows and balconies and steel course headers.

Block D: Located to the rear of 43 Cresswell Road, Block D comprises a 2-storey side-gabled building that comprises 4 x 2 bedroom flats with a private garden to the rear. It is designed to enclose the parking court and will be constructed in matching brickwork.

Block E: Sited adjacent to the electricity sub-station fronting Poole Road, Block E comprises a 2-storey side gabled building providing 2 x 2 bedroom units with a private garden to the rear. Block E is sited in the location of the existing access road but now provides an appropriate infill to the street frontage of Poole Road.

A total of 51 car parking spaces are provided for the apartments. Landscaping is also proposed throughout the site with a private garden provided to Blocks A, C, D and E with a landscaped amenity area situated within the main site.

The revised proposal represents a substantial alteration from that originally submitted, which proposed the demolition of all buildings and the construction of two substantial blocks providing 70 apartments. The first block extended along the frontage of Cresswell Road to a height of part-3 ½ part-4 ½ storeys comprising a traditional side-gabled roof with projecting bays. The second comprises an L- shaped block within the site and fronting the railway line, constructed with a flat roof in a part-3, part-4 storey block with a significant element of 5 storeys. The existing access road from Poole Road was retained. The revised scheme is a result of extensive discussions with the applicant to achieve the retention of part of the site and a more considered development.

RELEVANT PLANNING HISTORY

The following applications are relevant to the consideration of this proposal:

05/00279/FUL Erection of 44 x 1 and 2 bedroom apartments: Approved: 04.05.2005

This application sought the demolition of all buildings and the construction of two blocks of flats within the site of three and four storeys with an additional two storey unit to the rear of 43 Cresswell Road and adjacent to the electricity sub-station on Poole Road. Vehicular access was provided from Cresswell Road.

03/01639/OUT Erection of 24 residential units: Approved 12.01.2004

SUMMARY OF REPRESENTATIONS

The initial application was advertised by way of site notice and neighbour notification. One letter was received from the occupiers of the adjacent manufacturing unit – P&B metals. The company were evidently not aware of the previous residential consents on this site and their principal concern in relation to this development is the potential for constraints to be placed on the operation of their business as a result of new neighbouring residential development.

A second consultation exercise was undertaken with regard to the revised plans. A total of 8 letters of objection have been received from residents of Cresswell Road who raise the following concerns:

- Increase in traffic including construction traffic; - Loss of privacy to No.13 Cresswell Road from Blocks D and E; - Increase in the number of people that will reside on Cresswell Road; - Impact on the adjacent care home in terms of noise and dirt during construction;

43 - A concern as to whether the flats are for sale or rent and a suggestion that ‘younger tenants bring in undesirables’; - An objection that the area will ‘make it an ideal place for people to abandon old scrap cars and for joyriders to set fire to stolen cars’’ - Objection to the consultation period and the lack of time to respond; - Objection from 44 Cresswell Road regarding the five-storey block opposite in terms of loss of light.

PLANNING ASSESSMENT

This application proposes the redevelopment of this currently vacant site to provide 71 residential apartments. The principal issues to consider in the determination of this proposal include the following:

(a) Policy and land use issues: principle of development; (b) Layout and Design (c) Parking and highways; (d) Noise (e) Accessibility (f) Open Space (g) Green Roofs and Public Art

The Council is also required to consider responses received as a result of the consultation exercise.

Policy and Lane Use

The application site falls within a designated Housing Area as defined in the Unitary Development Plan. Policy H10 of the Unitary Development Plan relates to development in Housing Areas and determines that the preferred use is housing subject to a number of conditions, considered below. As such, the principle of residential development on this site is entirely acceptable.

Layout, Scale and Design

Policy H14 of the Unitary Development Plan relates to conditions on development in Housing Areas and advises that new buildings must be well designed and in scale and character with neighbouring buildings. H14 seeks to ensure that the site is not overdeveloped and should not deprive residents of light, privacy or security. It should also provide safe access to the highway network and be well laid out. Additionally, Policy BE5 of the Unitary Development Plan relates to building design and siting and advises that good design and the use of good quality materials will be expected in all new buildings. It states that original architecture will be encouraged but buildings should complement the scale, form and architectural style of surrounding buildings and should be of a human scale.

It is also relevant to consider the proposal in the context of the Council’s Supplementary Planning Guidance on Designing House Extensions. Whilst this clearly relates to extensions, it does seek to establish distances between buildings

44 to retain privacy and ensure that development is neither over-bearing nor over- dominant.

The layout of the site has developed as a response to the siting of existing buildings and to ensure an appropriate relationship to the existing streetscene. Fronting Cresswell Road, the proposed layout of Blocks B and C reflect the form of existing buildings (including the retention of the main Cuthbert and Copper building) and provides an appropriately built edge to the street. It also ensures additional natural surveillance over the route towards the subway to Darnall Station. Similarly, Block E is proposed on the site of the existing access road to provide an appropriate infill to the street frontage of Poole Road. Block A within the site is located to ensure an appropriate relationship to surrounding buildings; the rear façade lies more than 38 metres from the adjacent works building to the rear and approximately 24 metres from the adjacent care home; moreover, it is a blank wall facing the care home. Block D also lies within the site to enclose the parking court; its side elevation lies 15 metres from the rear façade of 43 Cresswell Road and 18 metres from the care home. Given that each side elevations incorporates only a single obscure glazed bathroom window, this distance is considered sufficient to preserve the privacy of adjacent occupiers and will not be over-bearing in its relationship. Indeed, Guideline 5 of the SPG on house extensions advises that a minimum distance of 12 metres is recommended from the main windows of a neighbour. The layout of buildings within the site is therefore considered acceptable in accordance with Policy H14 and BE5.

The scale of development across the site has been designed to ensure an appropriate relationship to adjacent buildings. Consequently, Blocks D and E, which lie closest to existing residential properties on Cresswell Road and Poole Road, are proposed to a height of only two storeys. Fronting Cresswell Road, the Cuthbert and Cooper building is retained whilst the adjacent new Block C is designed to a height of four storeys with a flat roof, which is lower than the existing building and thus appropriate in scale. The residential properties that lie opposite are more than 16 metres away and this is considered a sufficient distance across a road, particularly given that the new building is also slightly offset from the existing residential properties. Finally, Block B is 3 storeys fronting Cresswell Road rising to part four-storeys on the rear of Block B fronting the railway line. This reflects, in part, the scale of existing buildings on the site and moreover, there are no existing properties facing Block B and as such, will be no impact on the amenity of existing residents. It is therefore considered that the scale of development, whilst higher than the existing houses, is appropriate on the basis that it will not impact on the amenity of existing residents and largely reflects the scale and massing of the existing industrial buildings, in accordance with Policy H14 and BE5.

The design and external appearance of the proposed development has altered significantly since the original submission in order to develop a more locally distinctive design that reflects the character of the remaining Cuthbert and Cooper building. Consequently, fronting Cresswell Road, the buildings are designed with flat roofs and comprise a series of bays that reflect the proportions of the original building. Window details have also been designed to create an industrial character to the development. This level of detailing is continued into the main part of the site, which also incorporates louver details to further break up the massing and

45 provide visual interest to the elevations, to ensure a development of a human scale. The proposed mix of materials, including facing brick, render and grey aluminium windows will ensure a relationship to the existing area, which is predominantly red brick and further the industrial quality of the development. It is therefore considered that the development has successfully retained an existing building of local character that raises the quality of the streetscene and delivers a scheme of good design and good quality materials and of a human scale, in accordance with Policy BE5.

Parking and Highways

Policy H14 of the Unitary Development Plan advises that all new roads serving more than 5 dwellings must be of an adoptable standard and provide safe access to the highway network. Vehicular access to the site is provided from Cresswell Road, which is the location of the original vehicle access to the factory. Highways Development Control raises no objection to the vehicular access and is therefore acceptable in accordance with H14. The only concern raised by Highways DC relates to the level of car parking and a view that it is insufficient. The Council’s existing parking guidance recommends a maximum of 89 spaces for 71 apartments. However, these parking standards are a maximum and as such, the provision of 51 spaces is not contrary to policy.

More significantly, it is considered that this site is highly accessible given its immediate proximity to Darnall Station. During peak hours there are trains from Darnall to Sheffield City Centre at approximately 35-minute internals with an hourly service running throughout the day. Additionally, it is within 20 metres of Prince of Wales Road, from which a number of bus services and routes are available. As such, the site is highly accessible to services and facilities by means other than the private car. On this basis, a condition is proposed requiring the submission of a Framework Travel Plan, which will seek to promote use of public transport and ensure less reliance on the private car. A parking management strategy is also required by condition to outline the allocation of car parking spaces and the means to manage the parking in relation to the proposed future occupiers. On the basis that car parking is in accordance with the Council’s standards and given the highly accessible location, it is considered that, on balance, it would not be reasonable to refuse the application on the basis of parking levels alone. Given the proposed conditions relating to parking management and the travel plan, the level of provision is therefore considered adequate.

Noise

The application site adjoins the Sheffield-Chesterfield railway line to the north-east and a manufacturing unit, P&B Metal Components, to the west. The applicant has submitted a noise assessment in relation the potential noise impact from both sources. With regard to rail noise, based upon the railway timetable, the noise assessment concludes that the amount of rail traffic is fairly constant from day to day with the greatest amount of freight traffic on a Friday. The nearest residential unit (Block B) will be approximately 30 metres from the railway track and consequently, it is determined that in accordance with PPG24 (Noise) the site falls within Category A (Noise need not be considered as a determining factor in

46 granting planning permission) for the daytime and Category B (Noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection) for the nightime. This does not preclude development and accordingly, the applicant has set out proposed noise attenuation measures.

With regard to the adjacent factory unit, a specific noise assessment was undertaken in July 2006. The assessment determines that the factory manufactures metal products and predominantly operates between the hours of 0800-2200 on weekdays and occasional Saturday mornings and additional hours as required. The factory was in full production at the time of the noise survey. Block A lies closest to the factory unit and the servicing yard. The noise assessment concludes that Block A will be exposed to sound from the factory and from loading activities. Sound levels measured at the site identify the noise exposure categories from the factory to be Category A during the day and Category B during the night. Accordingly, with appropriate noise attenuation measures that are proposed in the noise assessment, it is considered that a satisfactory residential environment can be achieved, which will also limit the potential for complaints with regard to the adjacent manufacturing unit and reduce any potential conflict between the two uses.

Accessibility

Policy H7 of the Unitary Development Plan encourages all new housing to be provided with at least 25% of the accommodation to be Mobility Housing, which will be sought as a condition of this approval.

Open Space Enhancement Contribution

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £42,729,55 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

Green Roofs and Public Art

The applicant has advised that Green Roofs will be incorporated into part of the development and details will be required by condition.

A condition is also proposed requesting further details of public art provision in association with the development. It is considered desirable that the public art provision is directed towards improving the subway to Darnall Station although this area is outside the control of the applicant and may not be achievable.

47 RESPONSE TO REPRESENTATIONS

A number of objections were received following the second public consultation exercise as set out in the report above. These have been considered as part of the application process as detailed below:

- The issue of increased traffic is considered in the report above; - The concern relating to construction traffic, with particular regard to the adjacent care home, is noted but it is considered that the construction period is temporary and controls are proposed with regard to hours of work and dust by way of a directive. - The occupier of No.13 raises concern with regard to loss of privacy from Blocks D and E. No.13 faces the gardens of these two Blocks and is perpendicular to them. As such, there is no direct overlooking of No.13 from the new development and it is thus considered that an objection regarding loss of privacy could not be sustained. Moreover, a condition is proposed in relation to the small flank wall windows to Blocks D and E to ensure that they are obscure glazed. - With regard to the objection from the occupier of No.44 Cresswell Road with regard to loss of light, it is advised that No.44 actually lies directly opposite the access road into the site and there is no building directly in front of it. Moreover, the site lies to the north-west of No.44 and is therefore unlikely to impact on light to this property. - It is acknowledged that there will be an increase in the number of people that will reside on Cresswell Road. However, the development will result in the re- use of an existing building of local character and the development of a site that is currently run down and subject to vandalism. It is considered that the area has the facilities and services to accommodate the increase in population. - The issue of tenure of the proposed apartments and the nature of the tenants is not a planning matter and is not relevant to the determination of this proposal; - The objection that the area will ‘make it an ideal place for people to abandon old scrap cars and for joyriders to set fire to stolen cars’’ is again not a planning matter albeit that it is considered that the redevelopment of the site is likely to reduce the possibility of vandalism. - With regard to the objection to the consultation period and the lack of time to respond, it is advised that two consultation exercises have been undertaken on this site with a time for response that is in accordance with the Town and Country (General Development Procedure) 1995. Additionally, any objections received after the consultation period have still been considered.

One letter was received from the adjoining industrial premises, P&B Metal Components Ltd who is sited at Acres Hill Lane. They are primarily concerned that the introduction of a residential development adjacent to their business (which is 24 hours) would be prejudicial to their operations as it may result in their hours being limited. Unfortunately, P&B were not consulted on the previous planning applications and were unaware that residential consent had already been granted at this site. However, in response to the letter from P&B the applicant was requested to undertake a new noise survey to take into account noise generated by this unit and propose recommended glazing levels as detailed in the report above.

SUMMARY

The proposed development will result in the re-use and renewal of a currently vacant and semi-derelict site and provide new housing opportunities within this designated housing area. The principle of development is therefore entirely acceptable and in accordance with the Unitary Development Plan. Moreover, the delivery of a scheme that retains the Cuthbert and Cooper building and secures a modern development that respects the features and character of that building is considered to ensure an appropriate scale, quality and character in relation to the surrounding area. It is acknowledged that this scheme represents an intensification of the residential development previously approved (44 units). However, given the merits of this proposal, including the retention of the existing building that is locally distinctive and the introduction of a modern design approach, as well as the fact that the proposal will not be detrimental to the amenity of any existing residents and will, in fact, lead to the redevelopment of a currently vacant and unsightly site, it is considered that the proposal accords with current planning policy. As such, the application is recommended for approval subject to the conditions set out below and a Section 106 Planning Obligation to secure a contribution to open space.

RECOMMENDATION

Grant, subject to the recommended conditions, and subject to the owner submitting a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £42,729,55 to be used for the provision of open space in the locality of the site.

Case Number 06/01679/OUT

Application Type Outline Planning Application

Proposal Erection of a dwellinghouse

Location Farfield Townhead Road Sheffield S17 3AQ

Date Received 04/05/2006

Team SOUTH

Applicant/Agent Styles Design

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (matters reserved by this permission) shall have been obtained from the Local Planning Authority.

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

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

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

50 To ensure satisfactory drainage arrangements.

5 Before the development is commenced, full details of suitable and sufficient car parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the dwellinghouse shall not be used unless such 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 traffic safety and the amenities of the locality.

6 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

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

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

In the interests of the safety of road users.

8 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to adjacent footway levels, 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.

9 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.

10 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellinghouse shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

11 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the dwellinghouse and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the dwellinghouse 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.

12 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

13 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

14 Before the use of the proposed development is commenced, a laurel screen hedge shall have been provided to the boundary with Kirkwold.

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

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

52 shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

16 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.

17 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of sustainable urban drainage, balancing works and off-site works have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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.

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.

3. The applicant is advised to contact the Council's Development Services, Land Drainage Group, 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) to seek approval for the proposed drainage

53 arrangements, as soon as possible, prior to the commencement of development.

4. The proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Coal Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information on any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

5. 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.

6. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

54 Site Location

LOCATION AND PROPOSALS

The proposals involve 3 separate planning applications, for developments at Farfield, a dwellinghouse located at the junction of Townhead Road and Blackamoor Road, Dore.

The first application - 06/01679/OUT, involves an outline application for the erection of a new dwellinghouse, 12m wide x 7m deep , on land within the front garden area. The new house will be on a triangular site, 11 to 35m wide by 47m deep. Details of the proposed design and construction are reserved for future approval. The proposals will provide adequate amenity space, including a rear garden area around 70m square and 2 car parking spaces, together with turning facilities, for the new house.

The second application – 06/01680/FUL, involves the provision of two new access driveways onto Blackamoor Road, one for Farfield and one for the proposed new house. These are needed because the existing access is dangerously close to the junction of Townhead Road and Blackamoor Road.

The third application - 06/02445/FUL, involves alterations to Farfield to redirect it’s main aspect from Townhead Road to Blackamoor Road, including the erection of 2 x two storey side extensions, to form a livingroom with a bedroom over and a double garage with a bedroom over. A single storey conservatory and a porch are also proposed. The proposals include 2 car parking spaces, with turning facilities, for Farfield.

BRIEF HISTORY

The site already has planning permission - 05/02073/OUT - for the erection of two dwellinghouses in the rear garden area. This was granted on appeal on the 17th of May 2006.

SUMMARY OF REPRESENTATIONS

1 letter of support was received, from an adjoining resident, with regard to the proposed extensions to Farfield.

Letters of objection to the new house and the accesses, were received from Councillor Anne Smith, Councillor Mike Waters and from 25 local residents on the grounds that ;

The site is within an Area of High Landscape Value, close to the green belt and Dore Conservation Area.

Dore village is a low-density housing area and the proposed development would be an over-development, beyond the existing front building line and out of character within the street-scene, which could set a precedent for the erection of housing in front garden areas, to the detriment of nearby properties.

The density of the site is already high enough, with the 2 houses that already have planning permission at the rear of Farfield. The proposals would over-intensify the use of the site and generate additional traffic.

Trees and hedges have already been removed to create the 2 new driveways onto Blackamoor Road. The proposals will lead to the felling of several more trees and may affect the privacy of Kirkwold adjoining the site.

The proposals could generate noise and light pollution to the detriment of the amenities of Overhill, on Townhead Road, opposite the site.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Policy Area and housing is the preferred use, under policy H10. There are no policy objections to the proposals, which are considered to comply with policy H14, in that they provide adequate room for a house, garden area, parking and turning facilities, without undue loss of light, privacy, security or outlook, for adjoining properties.

Highway Issues

The proposals will provide, a double garage, 2 car parking spaces and turning facilities for Farfield and 2 car parking spaces and turning facilities, for the new dwellinghouse and this is considered to be satisfactory.

The existing access for Farfield is very close to the junction of Townhead Road and Blackamoor Road. The proposals will provide 2 new vehicular accesses onto Blackamoor Road and this is considered to be an improvement in highway terms, subject to the provision of visibility splays.

Design and Impact

The application for the new house is outline only and no details are given of the design or materials proposed. However, the site is large enough to accommodate a house, amenity space, car parking and turning facilities, whilst retaining sufficient amenity area, car parking and turning, for Farfield.

The proposed new house will have a rear garden area of around 80 square metres, which is considered to be satisfactory and Farfield will retain a rear garden area of approximately 100 square metres.

The footprint of the proposed new house, will respect the existing front and rear building lines onto Townhead Road and Blackamoor Road.

The proposed alterations and extensions to Farfield, will alter it’s main aspect from Townhead Road to Blackamoor Road and this will avoid undue overlooking between Farfield and the proposed new dwellinghouse.

The adjoining residential property, Kirkwold, is some 30metres away from the proposed house and set at an oblique angle and should not suffer undue loss of privacy. It will be partially screened by existing boundary planting.

The site is large enough to accommodate the proposed extensions without any material impact upon Kirkwold, whose side gable will be 16 metres away from the nearest extension.

The site is well screened by existing beech hedging and boundary trees, most of which will be retained, although gaps in the hedge have already been created for the two new accesses.

The properties on the far side of Blackamoor Road are over 35 metres away and well screened and should not be much affected by the proposals.

RESPONSE TO REPRESENTATIONS

The site is not located within a conservation area and will not be visible from the green belt. The design of the proposed house is left for a future application, but it should be possible to provide a design that is appropriate within an area of high landscape value.

Whilst the proposed house is beyond the front building line of Farfield, it will respect the general building line of Townhead Road, with a generous setback of 25 metres and Blackamoor Road, with a setback of 8 metres .

The site is a large site, which can easily accommodate a house, car parking and amenity space without undue over-development.

The proposed new dwellinghouse will be 30 metres away from Kirkwold and this is well in excess of the 21 metres minimum privacy distance.

Overhill, is some 40 metres away and should not be much affected by the proposals. A condition restricting construction hours is recommended to reduce noise nuisance during construction.

Although the proposals include the removal of some shrubs and trees, most of the boundary trees and hedges will be retained.

Townhead Road is a busy road and it is considered that the proposals are unlikely to significantly increase existing traffic flows.

SUMMARY AND RECOMMENDATION

The proposals involve 3 applications.

One for the provision of a new dwellinghouse within the front garden area of Farfield, Townhead Road Dore,

One for alterations and extensions to Farfield, to provide a livingroom, conservatory, double garage, 2 bedrooms and a porch and,

One, for the provision of 2 new accesses, onto Blackamoor Road, to facilitate the above developments.

The site is located within a Housing policy Area and there are no policy objections to any of the proposals.

The proposed accesses, will replace an existing dangerous access, located at the corner of Townhead Road and Blackamoor Road and this will improve traffic safety, for vehicles using the site, so there are no highway objections, subject to a condition requiring the provision of visibility splays.

58 The site is large enough to accommodate the proposed new house, the extensions to Farfield and the new accesses, together with car parking, turning and amenity space without undue impact upon surrounding properties.

The proposals are recommended for approval subject to appropriate conditions.

Case Number 06/01680/FUL

Application Type A Full Planning Application

Proposal Formation of means of vehicular access

Location Farfield Townhead Road Sheffield S17 3AQ

Date Received 04/05/2006

Team SOUTH

Applicant/Agent Styles Design

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the safety of road users.

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

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

Site Location

FOR REPORT SEE 06/01679/OUT

Case Number 06/01993/FUL

Application Type A Full Planning Application

Proposal Retention of alterations to gable end and raising the ridge height of the roof and construction of a rear dormer window with Juliette balcony

Location 23 Greystones Drive Sheffield S11 7JQ

Date Received 30/05/2006

Team SOUTH

Applicant/Agent Rosewood

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the rear dormer window is considered to be of inappropriate scale and design, is over dominant to both the rear roof plane and rear streetscape, whilst the full height windows, and Juliette balcony would result in unacceptable loss of privacy to the neighbouring properties. The dormer window is therefore considered to be contrary to Policy H14 of the adopted Unitary development Plan and Guidelines 2, 5 and 6 of the adopted SPG Designing House Extensions.

Attention is drawn to the following directives:

1. The Assistant Chief Executive Legal and Governance has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the the removal of the rear dormer window. The Local Planning Authority will be writing separately on this matter.

62 Site Location

LOCATION AND PROPOSAL

The application relates to a traditional two storey rendered semi-detached dwelling house set back from, and above the highway. The dwelling has an existing rear conservatory, which appears to have been constructed under Permitted Development rights. The property is located within a Housing Area, as designated in the adopted Unitary Development Plan.

The application seeks permission for the retention of a rear dormer window with Juliette Balcony and the conversion of a hipped roof to a gable end and an increase in the ridge height of the roof. The application is retrospective and the completed works do not correlate with the submitted plans. Following the submission of a third set of plans it is considered that the dormer window is

63 recognisable as the dormer erected to the rear of No.23. The submitted plans do not, however, reflect the full width of the dormer, which extends to meet the chimney, whilst the depth of the dormer also extends to meet the eaves.

SUMMARY OF REPRESENTATIONS

Two letters of objection have been received. The main concerns raised are:

- The dormer has the appearance of an additional storey to the dwelling house and is out of character for the street scene.

- The appearance of the dormer is unacceptable and unattractive in its appearance.

The following non-planning comments were also made:

- How does the planning system deal with and resolve issues of completed extensions, which have not been granted permission? - Loss of View - Devaluing of the neighbouring properties

PLANNING ASSESSMENT

Policy

Policy H14 of the adopted Unitary Development Plan states that

“In housing areas, new development or change of use will be permitted provided that: a) New buildings and extensions are well designed and would be in scale and character with neighbouring buildings c) The site would not be overdeveloped or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood.

Guideline 2 of the adopted Supplementary Planning Guidance: Designing House Extensions states that:

“Extensions to dwellings shall not detract from that dwelling or the general appearance of the street or locality.”

Whilst Guideline 5 of the Supplementary Planning Guidance: Designing House Extensions states that:

64 “Unreasonable overshadowing and over dominance of neighbouring dwellings should be avoided, as should serious reductions in the lighting and outlook of the dwelling to be extended.”

Guideline 6 of the Supplementary Planning Guidance: Designing House Extensions states that:

“ Extensions should protect and maintain minimum levels of privacy”

Impact of Development

The dormer window, which the applicant seeks to retain, is considered to be unduly prominent on the rear roof plane of the dwelling house. The dormer window extends from the ridgeline, which has been increased in height by 0.25m, down to the eaves and extends along the width of the roof plane. The use of hanging tiles improves the appearance of the dormer, although this alone is not considered to reduce the impact of the dormer.

The scale of the dormer on the rear roof plane exacerbates the perception of over dominance to the neighbouring property by creating the impression of a third storey to the dwelling, which is contrary to the aims of Policy H14 and Guideline 5 of the SPG Designing House Extensions.

Whilst the windows correlate in terms of location to the windows at first floor level, it is not considered that their scale is appropriate, considering the size of the dormer. The erection of a Juliette balcony is considered to offer significant potential for both overlooking and the perception of overlooking to the gardens of the neighbouring properties, which would be unacceptable with regard to Policy H14 of the adopted UDP and Guideline 6 of the adopted SPG.

Whilst the conversion of a hipped roof to a gable end is not desirable in design terms, this element of the works is considered to be acceptable as there are other conversions to gables and half hips in the local street scene.

The increase in ridge height is not significantly detrimental to the appearance of the street scene and therefore this element of the works undertaken is also considered to be acceptable.

ENFORCEMENT

As the works have already been carried out, it is necessary to seek Members authority for the Assistant Chief Executive, Legal and Governance, to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the rear dormer window.

SUMMARY AND RECOMMENDATION

The application for the retention of the rear dormer window is considered to be of inappropriate scale and design, is over dominant to both the rear roof plane and rear streetscape, whilst the Juliette balcony would result in unacceptable loss of

65 privacy to the neighbouring properties. The dormer window is therefore considered to be contrary to Policy H14 of the adopted Unitary Development Plan and Guidelines 2, 5 and 6 of the adopted SPG Designing House Extensions.

It is for the above reasons that this application is recommended for refusal and that the Assistant Chief Executive Legal and Governance be authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the rear dormer window.

Case Number 06/02012/CHU

Application Type Planning Application for Change of Use

Proposal Use of part of building as extension to existing casino

Location Mecca Social Club Queens Road Sheffield S2 4DF

Date Received 30/05/2006

Team SOUTH

Applicant/Agent Fibbens Fox Associates Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The existing car parking accommodation within the site, as indicated on the approved plans, shall be retained for the sole use of the development hereby permitted.

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

3 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.

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IBN9 - Conditions on Development in Industry and Business Areas

68 Site Location

LOCATION AND PROPOSAL

The site is the established Mecca Social Club on Queens Road, relatively close to the city centre. The building is of a flat roofed, functional design and extends to two storeys. It fronts onto Queens Road and in the southern half of the site is a car park which has an access from Duchess Road to the south. At the rear is Farm Road with the railway beyond. To the north is a bowling green and tennis court. There is a mix of uses in the area including recreation, commercial and retail. Queens Road is a very busy, arterial route into the city centre.

The use of this building is split between bingo, which covers 2280m² and a casino covering 413m². The proposal is to close the bingo club and extend the casino over the available 2280m² floorspace. The new, enlarged casino would continue to

69 operate during the same time as the existing casino on the site. The existing casino employs 71 people, most of whom are full time and the proposed extension would create 31 new jobs.

The bingo use employs the equivalent of 15 full time posts and it is anticipated that these will be redistributed in other Mecca bingo clubs within Sheffield.

The existing parking and servicing arrangements would remain unchanged.

REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy Issues

The application site is within a Fringe Industry and Business Area, allocated by the adopted Unitary Development Plan (UDP). Policy IB6 deals with such areas and indicates that leisure and recreation facilities (D2) are acceptable uses in Fringe Industry and Business (FIBA) areas. However, casinos are sui generis uses, thus excluded from specific mention in Policy IB6 and they need to be examined on their own merits.

Policy IB9 deals with conditions on development in Industry and Business Areas. This states that a change of use should not:

- lead to a concentration of uses that would prejudice the dominance of industry and business not cause residents to suffer from unacceptable living conditions - be adequately served by public transport facilities, provide safe access to the highway and have appropriate car parking.

National guidance in the form of PPS6 which gives policy guidance on town centre leisure uses and this supersedes UDP policy as it was issued in 2005. PPS6 requires ‘town centre’ uses such as casinos to satisfy the tests of need, scale, sequential approach, impact and accessibility.

Need, Scale, Sequential Approach and Impact

With respect to the sequential approach, this requires the location of the proposal to be set against criteria whereby location of town centre or edge of centre sites are generally acceptable and out of centre sites are not. In this instance there is a site available in the ‘Heart of the City’ project within the city centre, so given that the proposal would be an ‘out of centre’ use, then it fails the sequential test. However, need or market demand for casino gambling is likely to increase after the lifting of restrictions in 2007 and the replacement, in this case, of one town centre use (bingo) with another (casino) is unlikely to have an adverse impact on the vitality and viability on the city centre or any other town centre.

70 Given that the purpose of the sequential approach is to protect the vitality and viability of centres then, even though the sequential test is failed, it is considered that the proposal would be acceptable in this respect because no harm would result. There is, therefore, no conflict with PPS6.

Possible Prejudice to Industry and Business Uses

The proposal is to replace the existing bingo use with a casino and this would not affect the balance of industrial and business uses in the area. Therefore, there would be no change in this respect.

Impact on Residents

There are no houses immediately adjoining the site, although there are to the south west, across Queens Road but these are a considerable distance away. Given the relatively quiet nature of the proposal and the high levels of traffic on Queens Road, it is extremely unlikely that local people will have their amenities affected at all.

Accessibility

The building is accessible by people with disabilities and the site is well served by numerous bus routes. It is also within walking distance of the city centre and the main railway station.

Highways, Access and Parking

There is an existing parking area associated with the site accessed from Duchess Road at the south of this. The casino is a different use from bingo and supporting information has been supplied by the applicant relating to the parking requirements for the proposal.

By its nature, bingo attracts people for specified periods and the arrival and departure times are the same for all in attendance. Consequently, for very limited periods there is a sudden increase in vehicle movements and demand for parking. The use of the whole site as a casino would be different. There would be no sudden increase in traffic, but instead there would be a steady movement throughout the opening period.

To assess this proposal, the applicant has made comparisons with comparable casinos at Bolton, Stoke and Huddersfield. This shows that the casino would be busiest late at night with the highest number of vehicle movements at about midnight. The information also shows that there would be a significant reduction on the existing bingo traffic between 1200 and 1800 hours but after this there would be an increase. This increase coincides with the time of day when vehicle movements tend to reduce, particularly late in the evening when the increase is greatest.

Typical weekly admissions to the existing smaller casino are about 2000 per week and it is expected to rise to about 2800 per week for the new facility. 1530 people

71 visit the bingo sessions each week so the total joint uses attract 3530 admissions per week which would reduce to 2800 for the sole casino use. It is noted, however, that up to a quarter of weekly admissions can attend on a typical weekend day.

With respect to staff parking requirements, the existing casino employs 64 staff and half arrive by car with a quarter of these sharing. The staff numbers would increase but there would be a high number of junior, hourly paid staff who are less likely to have a car. Consequently, significant increases in cars are not expected.

The applicant has demonstrated that there would not be a significant increase in pressure on the car parking and at certain times of the day, there would be a reduction. There would be no sudden increases in vehicle movements and the highest number of vehicle movements would be late in the evening, when the roads are quieter.

It is considered, therefore, that the existing parking facility would not be subject to increased pressure nor would the surrounding road network. The access arrangements would continue to be safe and acceptable.

SUMMARY AND RECOMMENDATION

The site is the Mecca Social Club on Queens Road which is currently used for a casino and for bingo. This application proposes that the bingo use ceases and the whole building becomes a casino. The application has been set against appropriate UDP policy and that of PPS6, national guidance that seeks to protect the vitality and viability of town centres. Even though the proposal fails the sequential approach, it is considered that the proposal would not affect the vitality and viability of the city centre.

The changes to the traffic generation have been examined and the car parking arrangements as existing can accommodate the expected demand for the extended casino use.

Consequently, the proposal is considered to be acceptable, it does not conflict with PPS6 or UDP Policies IB6 and IB9 and is recommended for conditional approval.

Case Number 06/02258/FUL

Application Type A Full Planning Application

Proposal Alterations and extensions to building to form 5-storey block to include 52 residential units, 2 retail units and associated car parking

Location Laurel Works Nursery Street Sheffield

Date Received 14/06/2006

Team CITY CENTRE AND EAST

Applicant/Agent Building Link Design

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development by reason of its external appearance, poor detailing, massing, form and materials gives rise to an unsatisfactory design, detrimental to the character of the area and the setting of Listed building and the conservation area it adjoins as such the proposal is contrary to the aims of Policies BE5, BE15 and BE19 of the Unitary Development Plan.

2 The proposed development represents a departure from the provisions of the adopted plan. In the absence of special circumstances to justify a departure from the adopted plan on this occasion, the Local Planning Authority consider that the proposal is contrary to the aims of Policy IB5 and IB9 of the Unitary Development Plan by reason of a lack of business space within the scheme and an inappropriate design and unsatisfactory living conditions for future occupants (by virtue of poor outlook and daylighting).

73 Site Location

LOCATION AND PROPOSAL

The site comprises approx. 648 square metres on the northeast side of the river Don on Nursery Street southeast of the city centre. The site is currently occupied by a two-storey rendered building. The building is sub-divided into 3 units, which are linked internally and consists of a two-storey building with a Dutch mansard roof and 3 dormers to the front elevation facing Nursery Street and a flat roofed tower type structure to the corner junction of Nursery Street and Johnson Street. A flat roofed building covers the remaining curtilage and incorporates 1970’s style large window openings to the Johnson Street elevation. The original two-storey Dutch mansard roof building is an attractive structure, which still retains many of its original features. The 1970’s building is also considered a unique building in this part of the city.

The site is located within a predominantly general industrial area with light industrial and commercial uses. The immediate area incorporates two/three storey high buildings, the majority of them are B1 uses. To the northern side of the site on Johnson Street there is an attractive stone built church, which holds great dominance especially in this location and is a Listed Building. Residential units are located parallel to Nursery Street opposite the River Don, on the Riverside Exchange Development site.

Adjacent to the site, Nursery Street is one-way, with a two-lane carriageway. Johnson Street runs across the northern boundary of the site and is also one way, Johnson Lane runs across the southern boundary of the site and is a no throughroad. Nursery Lane runs at the back of the site and is parallel to Nursery Street.

The proposed building will compromise of 6 levels, the ground floor will incorporate retail use on the frontage of Nursery Street together with access to the apartments and 11 car parking spaces and bin storage to the rear. The remaining 5 levels will incorporate 52 apartments consisting of; 46- one bed-apartments and 6- two-bed apartments. Lifts alongside stairs are also indicated centrally within the building. Plans show the original Dutch roof building on the Nursery Street frontage to be retained and slightly upgraded. The remaining flat roof building alongside the corner tower block will be replaced by a 5 storey high building. Facing materials will comprise of cladding, render, steel balconies and a flat roof.

Submitted details indicate that 25% of the apartments will be designed to mobility housing standards. No ground floor soft or hard landscaping has been indicated. Balconies and a roof garden have been introduced.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

SUMMARY OF REPRESENTATIONS

One letter of objection has been received. Issues raised are outlined below: - -adequate and sufficient number of residential units already exist within immediate area and thus there is no need for additional units -existing noise problems with on going developments within the area -other non-planning issues

PLANNING ASSESSMENT

The site is located within a General Industry Area in the Unitary Development Plan, and as such policy IB5 applies. B2 (General Industry) and B8 (Storage or Distribution) uses are preferred. Housing is listed as an unacceptable use. In terms of alternative uses, the Unitary Development Plan is considered out-of-date to some degree in promoting industrial uses in City Centre locations and a draft action plan has been prepared but has not yet been adopted.

75 Policy IB9 examines the conditions in which developments may be acceptable and looks at issues of dominance, design and living conditions.

Policy BE5 (Building Design and Siting) of the UDP suggests, amongst other things, that good design and the use of good quality materials will be expected in all new buildings. The following principles will apply: a. original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings. b. in new developments comprising more than one building there should be a comprehensive and co-ordinated approach to the overall design; d. in all new developments, design should be on a human scale wherever possible, and, particularly in large-scale developments, the materials should be varied and the overall mass of buildings broken down; e. special architectural treatment should be given to corner sites in order to create a lively and interesting environment; f. designs should take full advantage of the site's natural and built features Policy H5 ‘Flats, Bed sitters and Shared Housing’ states amongst other things that permission will be granted for the creation of flats if living conditions would be satisfactory for the occupants of the accommodation and there would be appropriate off-street car parking for the needs of the people living there. Aside from the principle policy objection that housing in an unacceptable use, this proposal is of serious concern for a number of other reasons. When the Inner Relief Road works are completed next summer the Council proposes to pedestrianise this stretch of Nursery Street and create a lively high quality mixed use area with a riverside frontage as set out in Wicker Riverside Draft Action Plan (this Action Plan is not currently adopted but has gone through the public consultation). Any development in this location should be of appropriate quality to reflect this opportunity. The current proposal fails to meet the required quality aspirations.

The proposed height, scale and massing of the building is over dominant and lacks design quality and fails to respect the scale of the neighbouring listed building. A high quality design, which is more suited to a site of this importance on Nursery Street, is required. Contextual work needs to be undertaken to show the relationship of the design with the street and surrounding buildings. Adequate details of disabled access and facilities are required. Concern with the detrimental effect in terms of visual outlook of the future occupiers of the building is also an issue. This is especially the case to the apartments, which are on the Johnson Lane and Nursery Lane elevations, which will face industrial units. And thus will have an unpleasant outlook.

There are concerns regarding the proposed materials – especially the extensive use of render to the exterior of the building – further detail is required to ensure the materials and build quality is of the highest standard for such an important site.

76 The existing building on the site contributes to the character of the Nursery Street and Wicker area. It is considered that the current proposal does not include sympathetic or sensitive integration of the existing building. The proposed building also dominates the existing church building and does not integrate well with this building or the adjacent Conservation Area. In this respect the proposal is contrary to the aims of Policies BE15 and BE19 of the UDP.

As the draft Action Plan for this area has not been adopted as yet, it can only be taken into account as material consideration with limited weight and as such the current UDP must be given full status. It would be preferred to see alternative employment uses in this location, particularly B1 office development in line with the commercial nature of the area, which is somewhat isolated from other residential development. The proposal is therefore considered to be contrary to policies IB5, H5 and BE5 of the UDP.

HIGHWAY AND TRANSPORTATION ISSUES

There are some major highway issues relating to this site. The following issues have been raised: -

1. The development proposals need to be reassessed to allow the highway specification especially footway widths to be achieved.

2. One or maybe two of the adjacent roads should be considered for extinguishment of vehicular access.

3. Two vehicular accesses to the site are not desirable.

4. There has been no clarification regarding the allocation of parking spaces and thus cannot therefore determine the appropriateness of the parking provision.

5. There have been no details of cycle parking provision.

6. The current plan drawing seems to show the ramped access to the building outside of the site boundary on the public highway, which would not be acceptable.

It is considered that these issues have the potential to be addressed satisfactorily and do not in themselves warrant a reason for refusal

FLOODING ISSUES

A Flood Risk Assessment has been submitted with the application. The Environmental Agency have been consulted, no comments have been received to date. It is considered likely that they will object to the scheme. Their detailed comments will be presented to the meeting.

The site is within an area, which could be subject to flooding, and the Council is currently liasing with the Environment Agency with a view to identifying a comprehensive solution to the problem by re-profiling the riverbanks. Individual site developments are unlikely to be able to resolve these issues, especially those

77 of safe escape routes. The development is therefore premature and does not adequately demonstrate how flooding issues would be resolved.

OPEN SPACE ISSUES

Developers are required to comply with policy H16 of the UDP, which 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 £48,059.80.

A contribution towards the streetscape and lighting works in the vicinity of the site and a contribution for public art would also be required for this scheme. This would entail suitable art works incorporated into the development itself for the benefit of the public and users of the building.

AFFORDABLE HOUSING

As the application was submitted prior to 26th July 2006, it will not come under the newly adopted interim Planning Guidance on Affordable Housing. The original supplementary guidance applies which means no affordable housing is required on this particular site.

SUMMARY AND RECOMMENDATION

The draft Action Plan for Wicker Riverside states that development on Nursery Street facing the river should be of mixed use with high quality active frontages, which will contribute to creating a vibrant street for pedestrians. This action plan has not been adopted as yet (it has gone through public consultation and is on the cusp of being approved). The Unitary Development Plan identifies the proposal as an unacceptable use within this General Industry Area and as such the proposal is considered as premature and isolated from other residential development.

It is considered that the design of the proposed building and the separation is insufficient to ensure that the development would not significantly harm the setting of the nearby listed building.

It is considered that the massing and design of the proposed building does not respect the street scene, and is of insufficient architectural quality, in this prominent location, with an un-coordinated elevational treatment which will appear out of context with its surroundings.

The proposal is therefore considered to be contrary to Polices IB5, H5, BE5, BE15 and BE19 of the UDP.

78 of safe escape routes. The Environmental Agency are expected to raise objection to this proposal on that basis.

For all of the above reasons, it is recommended that planning permission be refused.

Case Number 06/02260/FUL

Application Type A Full Planning Application

Proposal Application to not comply with condition 2 of 95/01483/REM which requires extension of the riverside walk/cycleway within five years of store opening, to allow payment of a committed sum in lieu of walkway/cycleway construction (Application under Section 73)

Location Tesco Stores Ltd Abbeydale Drive Sheffield S7 2QB

Date Received 15/06/2006

Team SOUTH

Applicant/Agent Development Planning Partnership

Recommendation Grant Conditionally

Subject to:

1 Prior to the use of the foodstore commencing, details of the arrangements and programme to secure the future provision of pedestrian and cycle access from the site to the adjacent railway land or other park and ride facilities shall be submitted to and approved in writing by the Local Planning Authority. Such arrangements as approved shall be implemented in accordance with the programme as approved.

To ensure proper co-ordination of transportation matters.

2 Prior to the use commencing, full details of traffic signs remote from the site, required as a result of this development shall be agreed with the Local Planning Authority and erected.

To ensure the free and safe flow of traffic.

Attention is drawn to the following justifications:

80 GE17 - Rivers and Streams

Attention is drawn to the following directives:

1. The applicant is advised that condition No(s) 1 (one) and 3 (three) were imposed by planning permission No. 95/01483/REM and are reproduced on this notice to provide you with a complete record of all conditions, regardless of whether some may have already been discharged.

Site Location

LOCATION AND PROPOSAL

The application relates to the Tesco Supermarket site, which is located to the south-east of Abbeydale Road. The application seeks to vary a condition imposed upon the planning permission (95/01483/REM) for the development, which required the provision of a riverside walk/cycleway essentially along the north- western perimeter of the site. This condition has not been complied with in full, as no provision has been implemented to the north-east of the access bridge to the store car-park. The existing boardwalk provision was provided in pursuit of Condition 5 of the outline permission (93/01431/OUT) relating to the site.

The current application seeks consent to allow the condition to not be complied with, subject to the provision of a commuted sum in-lieu of this provision. The amount that has been offered in-lieu of this on-site provision is £273,930. This sumis to be formalised as part of a legal agreement, which would require the money to be spent upon provision of the walk/cycleway elsewhere within the vicinity of the site.

RELEVANT PLANNING HISTORY

93/01431/OUT; Foodstore, park/ride facility, riverside walk/cycleway, roads and car parking. Approved 6 February 1995.

95/01483/REM; Foodstore, park/ride facility, riverside walk/cycleway, roads and car parking (Approval of Siting, Landscaping and Design). Approved 12th February 1996.

Condition 2 - The extension to the riverside walk/cycleway between its junction with the access road and the north east end of the site shall be completed in accordance with the approved drawings within 5 years of the opening of the foodstore if no alternative route has been implemented at that time in accordance with an approved scheme.

SUMMARY OF REPRESENTATIONS

Following the posting of two notices at the site, direct consultation with neighbouring occupiers and publicity via an advertisement, a total of six written representations have been received.

The written comments made can be summarised as follows:

Existing walk/cycleway is much too short, and is required to be extended. An extended stretch would be particularly valuable to wheelchair users of the Tesco store. It is more likely to be completed on time and properly maintained if it is an integral part of the development.

An extended route would be particularly beneficial to cyclists. Sheffield would benefit from additional segregated cycle routes, and not providing the route here would represent a lost opportunity to make use of a pleasant green space. Given

82 the restrictions of the railway lines on the opposite side of the river, the location provides a particularly valuable opportunity to provide a link.

Tesco should be required to satisfy the condition, and be made to provide the footpath in this location. The acceptance of a commuted sum in lieu of this provision would undermine the inclusion of this condition in the original permission. The previously imposed condition served to offset environmental damage caused by the store, including traffic congestion and air and light pollution. Any money would be likely to be spent elsewhere, and not where it was originally intended. Any commuted sum is unlikely to cover future construction costs, and therefore local taxpayers will be left out of pocket.

Tesco should also be required to maintain the current boardwalk and the riverside embankments, including litter removal and tidying.

Tesco should publicise the route more, erect information boards along the route, and provide leaflets in store.

As pollution is being tackled in general, the city’s rivers should not be isolated.

Request that the issue is dealt with at a senior government level to ensure that such organisations are not permitted to abuse planning rules in their favour.

The stated amount is low and would not cover the cost of the scheme, which would then fall to the Council and the works would therefore never be carried out.

PLANNING ASSESSMENT

Policy Issues

Policy GE17 of the Adopted Unitary Development Plan is relevant to the consideration of the current planning application. GE17 deals with Rivers and Streams, and states that “As part of the development of the Green Network, all rivers and streams will be protected and enhanced for the benefit of wildlife and, where appropriate, for public access and recreation. This will be done by, amongst other things (d) encouraging the creation of a continuous public footpath along one bank of major rivers and streams, except where this would conflict with important nature conservation interests or public safety.”

The current application seeks consent to not comply with the condition in question, and to provide the council with a commuted sum. The provision of this commuted sum would be formalised within a legal agreement. The legal agreement was not finalised at the time at which this Board Report was completed. However, it is expected that the agreement will specify the extreme points along the river between which works funded by this commuted sum would be required to be carried out. The extreme points would be Grasmere Road (at the northern point, which is approximately 20metres to the north of Woodseats Road) and the southern end of Millhouses Park (at the southern end). These extreme limits span a distance of approximately 2.5km. In addition the agreement should allow for the possibility of the cycle/walkway to be provided at the originally approved siting.

83 The agreement would also be expected to stipulate that in the event of the works being carried out by the Local Authority at the originally approved siting, this would be at no extra cost to the Local Authority (i.e. for access to construct the walk).

The benefits of requiring the works to be carried out by Tesco’s themselves as originally approved within their site are considered to be outweighed by the merits of enabling the financial sum to be spent on works to the riverside walk/cycleway within the area specified above. The provision of the route in the current siting has difficulties due to physical constraints at the site. These relate to the route which the path takes under the access road, to the opposite side of the river, where safety issues and flood levels become critical, such that they potentially jeopardise its provision.

The option of carrying out works within the above mentioned vicinity elsewhere on the riverside walk/cycle way is considered to be particularly advantageous. In regards to this issue the other development opportunities within the immediate vicinity of the site should be noted. Therefore, the non-provision by Tescos of a footpath on the route shown on approved plans would not result in a stretch along the river where a route is not provided. These other sites are likely to be subject to development proposals, and in certain cases are the subject of current planning applications. These other sites would be capable of accommodating a cycle/walk way in a form that would be at least as equally productive as the route shown in the approved drawings. The provision of the cycle/walk way within other development sites would ensure that the requirement of GE17 to provide a continuous public footpath along the River Sheaf would be capable of being provided. It would also ensure that footpaths were not provided along both banks of the river through this particular section, which would be considered to be unnecessary and to be likely to result in one of the lengths of footpath not seaming into the overall footpath. This portion of the path would then be required to be maintained, whilst not fulfilling a satisfactory outcome. The provision of the path along this particular portion of the river on another development site would afford the Council flexibility in providing or enhancing the walk/cycleway elsewhere. This is considered to be a particularly valuable opportunity, and one which would potentially enable other portions of the route to be opened up.

There is already a significant project underway on the Sheaf to establish a Sheaf Valley Walk from the City Centre to Millhouses. This is complemented by two further projects, which are to start shortly, one to improve the wildlife value of the river and the other to reclaim derelict paddling pools and to introduce water play to Millhouses Park.

It is considered that the commuted sum offered as part of the submission would represent an amount equivalent to the cost of carrying out the works that were included within the originally approved drawing. Following an assessment of the cost of the works it is considered that the construction of the foot/cycleway bridge and gabion ramps and the laying of the footpath would be covered by the commuted sum offered. As such it is considered that the sum offered would be considered to be an acceptable sum, and should be set at this level within an legal agreement completed in relation to this application.

84 Following consultation with Highways Development Control it can be commented that there are no objections to the proposal from a highways point of view. A number of suggestions are made regarding appropriate wording within the legal agreement. These relate to ensuring that access is made available at no cost to the applicant’s site for the construction of the approved riverside walk.

SUMMARY AND RECOMMENDATIONS

The application seeks to not comply with the condition, which requires the provision of a riverside walk/cycleway in the originally approved form to allow the provision of a commuted sum in lieu of this provision. The provision of a commuted sum would afford the Council greater flexibility in pursuing the provision of a continuous public footpath, as required by Unitary Development Plan policy GE17. This is considered to represent strategic advantages over pursuing compliance with the condition, particularly given the existence of alternative routes for the public footpath at sites adjoining the route of the footpath currently being dealt with.

It is therefore considered that the proposal would not result in a lost opportunity for providing a continuous footpath in this area, and it would also allow the provision of the route to be progressed elsewhere within the nearby vicinity.

On this basis it is considered that the application is acceptable, and subject to an appropriately worded legal agreement should be approved.

HEADS OF TERMS FOR LEGAL AGREEMENT

- Specification of the extreme points of the southern end of Millhouses Park and Grassmere Road, between which works funded by this committed sum would be carried out.

- The sum of £273,930 to be paid to the Council within one month of the date of this permission for the purpose of improving the environment and accessibility to the river Sheaf in accordance with Policy GE17.

- Access to the site to be made available to the Council at no cost, to carry out works within the site.

- Any monies not spent within five years to be refunded.

Case Number 06/02230/FUL

Application Type A Full Planning Application

Proposal Erection of 8 storey building to form 24 dwellings (single or multi occupancy) providing a total of 101 bedrooms (As per amended plans received 1st September 2006)

Location 35 - 37 Edward Street Sheffield S3 7GD

Date Received 16/06/2006

Team CITY CENTRE AND EAST

Applicant/Agent Race Cottam Associates Ltd

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

3 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' following (variable). When the landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be

86 replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

5 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including any details of any balancing works and off site works, have been submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

6 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.

7 Unless otherwise authorised in writing by the Local Planning Authority no building or other construction shall be located over or within 3.0 metres either side of the entire line of the sewer which crosses the site.

To allow sufficient access for maintenance and repair work at all times.

8 The surface water discharge from the site shall be 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 shall be submitted to and approved in writing by the Local Planning Authority before development commences.

To ensure satisfactory drainage arrangements.

9 The development shall not be carried out in isolation of Block A as approved under reference 06/02295/FUL.

To ensure that the development is not carried out in isolation.

10 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure

87 that such improvement works will be carried out before the buildings are brought into use.

Highway Improvements: Construction of the footways abutting the site, with Urban Compendium materials to Edward Street, Brocco Street and Solly Street, plus the half width reconstruction of the full length of Brocco Lane.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

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

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

12 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.

13 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.

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

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

15 The development shall not be occupied until a scheme to promote the provision of a car club as part of the development has been submitted to

88 and approved in writing by the Local Planning Authority. The car club shall, unless otherwise agreed in writing by the Local Planning Authority, be provided in conjunction with the Council approved Car Club operator.

The scheme shall include:

i) Arrangements agreed with the Car Club operator to provide financial support to the set up and expansion of the Sheffield City Car Club;

ii) The provision of an appropriate number of publicly accessible car parking bays (which may be omitted where an appropriate number of Car Club parking bays already exist adjacent to the site) designated, signed and thereafter retained solely for the use of car club vehicles;

iii) The provision of measures to ensure all eligible site users are encouraged to sign up as members of the Car Club scheme for a minimum of 1 year;

iv) Arrangements to ensure ongoing marketing of the benefits of the Car Club to site users for a minimum of 3 years.

Unless otherwise agreed in writing by the Local Planning Authority.

To encourage the use of car sharing and in the interests of traffic safety and the amenities of the locality.

16 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.

17 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;

89 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.

18 The buildings shall not be occupied unless sound insulation measures have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

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

Attention is drawn to the following justifications:

H7 - Mobility Housing H14 - Conditions on Development in Housing Areas BE3 - Views and Vistas in the City Centre BE16 - Development in Conservation Areas St. Vincents Action Plan

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.

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.

4. 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.

6. 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.

7. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms

91 part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

Site Location

92 INTRODUCTION

The site takes the form of two applications. The first 06/02295/FUL consists of four blocks (A-D) of residential development, three adjacent to Edward Street (A-C) will provide student accommodation and the fourth (D), private apartments fronting Solly Street. This replaces application 05/04497/FUL which has been withdrawn. In that application block A did not reach Brocco Street. To create a unified frontage up to that highway block A has been lengthened by adding a further section (the details of which are contained in application 06/02230/FUL). Further information on reasons for this extension are contained in the site history section.

LOCATION AND PROPOSAL

The combined site consists of land located between Solly Street and Edward Street. To the south west it is bounded by Brocco Street and to the north east by Sheffield Windows. Land on Solly Street is currently used as a car park with offices of the Geograhical Society to the south west. East of the site on the opposite side of Solly Street is St Vincents Church and associated buildings within the Well Meadow Conservation Area. To the side of the Geographical Society Building is Mary Page House, a block of flats 4 storeys high on Solly Street and stepped down to Brocco Lane, being 4/6 storeys high with a roof balcony at this point.

Land falls steeply to the west and the Solly Street part of the site has a steep over grown bank falling to Edward Street with an approximate difference in levels between the two highways of 13 metres. Edward Street falls by approximately 5 metres from the south west to its junction with Scotland Street.

The Edward Street frontage is occupied by Maher Limited which includes a two storey office block, a yard and large industrial buildings set against the bank leading up to the Solly Street site. The Sheffield Windows building, Known as Hanover House is set back behind the Mahers building with two storey offices and workshops behind. To the south west of the Maher site to Brocco Street is a two storey building (35-37 Edward Street) formerly used as photographic studios.

Industrial premises occupy land on the opposite side of Edward Street. West of the junction of Edward Street and Brocco Street are newly completed student flats seven storeys high and on Brocco Street south west of the site is Hayes House a three storey warehouse.

It is proposed to erect a mixture of student and private apartments in the form of a separate four storey block fronting Solly Street (block D) and three further blocks fronting Edward Street (block A), adjacent to Sheffield Windows (block C) and between blocks A and D, (block B).

Block D will contain 32 x 1 bedroom private flats with the entrance on Solly Street. Northeast of the block is a bin store and two disabled car parking spaces. Facing materials are brick with metal cladding around the central staircase and feature stone window surrounds. To the rear of block D land falls steeply to the other blocks separated by a steep bank with retained landscaping.

The other blocks contain 123 apartments (87 flats and 36 Studios) providing accommodation for 452 students. Blocks A and C are joined but without a through route for residents, the latter block being angled to follow the site boundary. The third block, B is physically separate from the other two but is at a similar angle to block C. Due to land rising to the south east both blocks B and C have reduced ground and first floors.

Block A fronting Edward Street is stepped up from the north east following the rise in the highway from five storeys to eight storeys by Brocco Street. An archway off Edward Street provides access for service vehicles and for disabled parking. It also leads to amenity space around blocks A-C. A retail unit is proposed on the the ground floor of block A close to Scotland Street

External materials are mainly brick with dark metal panelling around stairwells and lighter metal panelling at the higher floors. The elevation of block C facing north east also contains a panelled section as does the Brocco Lane elevation. Block C has a mixture of brick, render and panelling on its internal elevation whilst B is mainly of render. The elevation of bock A facing into the site also has a mixture of horizontal rendered sections with green walls plus some sections of metal panelling again at higher floors and around stair well windows.

RELEVANT SITE HISTORY

05/04497/FUL, erection of four buildings containing 115 flats with with accommodation for 393 students. This proposal included most of the current site except 35-37 Edward Street. In order to provide a viable scheme and to reduce the height of the building in front of St Vincent’s Church the site area was enlarged to include the corner of Brocco Street and Edward Street. This application was withdrawn in July 2006 and resubmitted as 06/02295/FUL in tandem with 06/02230/FUL the joint applications containlng a single building fronting Edward Street whilst the other blocks had similar footprints. Hence the applications are being considered together.

SUMMARY OF REPRESENTATIONS

Four letters have been received from three adjoining occupiers. Issues raised are:

-an eight storey block would obscure views from the adjacent Mary Page House including a terrace and would result in overlooking. -The redevelopment of the area is welcomed confirming confidence in the St Vincent’s area. -Concerns about lack of green space in and around new development, development obscuring St Vincent’s Church and lack of car parking, shops and other community facilities. -The proposal is objected to as being particularly obtrusive and should be rejected unless there is protection for present skylines, provision for green space and essential services.

94 -Development should not adversely affect the operations of an adjacent factory unit and the Council should include relevant conditions to ensure that occupiers of the proposed flats are not affected by the factory operations.

PLANNING ASSESSMENT

Policy Issues

Within the Unitary Development Plan the site falls within a General Industry B Policy Area (IB5). Housing is not acceptable in such Policy Areas however the site falls within the St Vincent’s Action Plan Area and in principle the application is acceptable as it falls within a ‘Housing Opportunity Area’. The SVAP has been adopted by the Council in December 2004 and is thus a material consideration within the planning process, and it should be taken into consideration that residential development has already taken place in this Area.

The Action Plan also requires all major residential developments to contribute to the wider tenure of mix of the area being broadly student 30%, social 30% and private 30%. The current level of private apartments i.e. 32 units as compared with 123 student units (87 cluster flats and 36 studio flats) means approximately 25% private. Although not ideal as compared with 30%, factors such as the need for adequate separation of the two tenures within the development obviously need to be taken into consideration. This has been achieved by the siting of the private apartments on Solly Street. However this part of the site is limited in terms of massing of any new development to a maximum of four floors because it is located on the ridgeline, therefore restricting the number of units. The siting of the private element of the development here is complimentary to the approved private apartment scheme for 85 Scotland Street which has a frontage on Solly Street.

The A1 retail/convenience unit proposed on the foot of Edward Street/ Scotland Street is acceptable In the SVAP and Scotland Street is seen as a primary street route in the area on which active uses should be concentrated.

The northern boundary of the site (i.e. block C) is adjacent to the proposed urban park between Scotland Street and Solly Street.

Although not in a Housing Policy Area the criteria contained in Policy H14 ‘Conditions on Development in Housing Area’s is relevant to protect the amenities of occupiers of the proposed apartments and adjoining residential development.

The site also borders the Well Meadows Conservation Area. Policy BE16 ‘Development in Conservation Areas’ requires that new development should preserve and enhance the setting and character of a Conservation Area and consideration should be taken on how the proposal would affect views into, or out of the Area.

Other UDP Policies of relevance are BE5, ‘Building Design and Siting’, which states that ;”Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions”; H7 Mobility Housing and B3 ‘ Views and Vistas in the City Centre’ which includes views from Pitsmoor Road and

95 overall protection of the traditional City Centre skyline. The St Vincent’s Action Plan also seeks to protect views to St Vincent’s Church which is considered strategically important and new development should not compete with or obscure the church tower which is a dominant landmark on the crest of the Solly Street escarpment.

Design Issues

As originally submitted in application 05/04497/FUL the proposal included a ten storey high element on the Edward Street/Scotland Street corner. This part of the building is particularly sensitive as views from the north west along Meadow Street from Netherthorpe are dominated by St Vincent’s Church. The high element of the proposal obscured these views and as such was unacceptable. The current scheme has taken into account the need to protect views of the Church and its setting and thus steps up Edward Street from five to eight storeys following the rise in land from north east to south west the highest element being located at the junction of Brocco Street and Edward Street diagonally opposite to the recently completed seven storey residential block. That closest to Scotland Street was reduced by one storey along with block C to achieve the protection of the view. Block C is also stepped up towards Solly Street by one storey for a similar reason.

The elevation of block A fronting Edward Street forms a continuous building line to Brocco Street To break up the massing and add modelling the building has been broken up into a series of vertical elements delineated by different materials and set backs. Thus the main bedroom areas are brick clad, communal areas for the apartments have larger glazing elements with recessed panels, and stairwells have smaller windows with metal panelling lined up with these windows and recessed panels. To reduce the appearance of the height of the top floors they are clad in lighter metal panelling with set backs.

On Brocco Street the building reduces from eight to five storeys following the rise in the highway. The blank elevation facing Brocco Lane having recessed panelled areas to relieve the areas of brick. There are similar metal panels on the northern elevation of block C serving a similar purpose and also providing the potential to create openings at a future date to allow overlooking of the proposed urban park if developed.

The orientation of block C is determined by the proximity of the factory to the north and is attached to block A. Block B is at a similar angle to block C to provide adequate distances between blocks to avoid overlooking and overshadowing. The applicant was requested to move block C away from the boundary to protect the urban park area however they wished the application to be determined on the submitted footprint.

The internal elevations are not prominent from the street and thus render is considered acceptable on the relevant elevations of the blocks. It is also considered to lighten these areas with high buildings in close proximity. As with the external elevations the through coloured rendered areas are separated into vertical bands with stepped modelling. On block A ‘green walls’ are proposed consisting of climbers on frames growing up walls. Within the court yard accessed

96 through the archway off Edward Street is an amenity area between blocks C and B, six disabled parking spaces and turning areas for service vehicles including refuse. Bin stores are located at the ground floors of blocks A and B. The courtyard is relatively level providing accessible access to main entrances in that area. By levelling this area a retaining wall has been necessary adjacent to Brocco Lane, 5.8 metres high. This is a no through route and not in a prominent location.

Apart from entrances block A is set back from the footway on Edward Street/Brocco Street. As there are habitable rooms at ground floor level a low brick wall and railings in an abstract scissor design is proposed. This will provide a ‘defensible space’ for occupiers of the apartments whilst creating public art on the street scene.

Block D is of a different design from the other blocks being separated by a high bank but a similar red brick is proposed with a flat roof with projecting eaves. The front elevation is stepped back in sections from the central core and entrance to create interest through shadowing. The elevation also contains a mixture of brick and metal panelling and a glazed stairwell. Further modelling on this elevation is provided by balconies on the outer sets of windows. Two rows of small windows either side of the staircase have feature stone surrounds reflecting the stone cladding of St Vincent’s Church. End elevations are broken up by vertical recessed coloured panels as per end elevations on other blocks. To the rear the elevation is also broken up vertically by changes in materials.

Two disabled parking spaces are located to the north east elevation of block D with a brick bin store behind it. Railings are proposed to Solly Street and a wooden fence to the side and rear, the latter area having rear access to the building and retained above the landscaped slope. This area falls steeply to the other blocks.

Amenity Issues

The outlook to block D providing private accommodation is to the highway to the St Vincent’s Church precincts and being on a ridge the rear is above the remainder of the site offering views over the Upper Don valley for the higher apartments. The lower apartments face onto the rear of block B with at least 12 metres separation. This block is set forward of the Geographical Society building which has rear side windows at right angles to the rear of the block. However some rooms are screened by part of the Society’s building and remaining distances and angle are such to protect privacy.

As stated above adequate separation of tenures is created by the topography of the site.

The other blocks providing student accommodation are orientated to prevent overdominance, for example block B is set at an angle to block A such that the closest part of block B is 6 metres from bedrooms in block A away but this distance increases to over 13 metres. This angle also reduces overlooking on other juxtapositions of these blocks and being south west facing allows more light into the courtyard area. Overall closer proximity of buildings can be expected in inner

97 city development and is considered not such a problem for transient populations such as students.

Block A on Brocco Lane has a blank elevation facing the rear of Mary Page House which is four storeys high with habitable room windows. This has been built right up to the back edge of the footway on Brocco Lane and thus will be close to the proposal. The applicant was requested to set block A back away from Brocco Lane to reduce overdominance. The applicant contends that if the building is located close to the highway this should not prejudice development on adjacent land such as this site. A compromise is to set back block A to a similar footpath distance as per Mary Page House. This gives a separation distance of approximately 5.5 metres which although not ideal the tenure of these apartments is for students with similar considerations as above for student accommodation. There will be no overlooking as there are no windows proposed on the side elevation of the proposal on Brocco Lane

Amenities for ground floor occupiers fronting Edward Street and Brocco Street are protected by the separation from the highway by the boundary wall and railings.

Some internal amenity space has been provided between blocks B and C and other areas of the courtyard are to be landscaped including green walls on block A which will benefit occupiers. The long term aim of creating an urban park directly north of the site could also benefit occupiers and provision has been included to provide windows overlooking this park if developed.

Although the site falls within a Housing Opportunity Area there are existing industrial and commercial businesses operating close to the site, for example William Rowland on Edward Street and Sheffield Windows in Hanover House abutting the site to the north. There is potential for these operations to give rise to noise nuisance and the area has ambient background noise. Noise surveys are currently being undertaken to ascertain the extent of potential noise nuisance which may affect occupiers of the proposed apartments and details of any sound attenuation requirements will be reported to the Board.

The applicant is also required to make contributions to a Warden scheme for the area based on £200 per unit (£ 31,000 total (£4,800 for 06/0230/FUL and £26,200 for 06/02295/FUL)) to provide security for residents in the area bearing in mind its mixed use nature and being an area of transition.

Highways Issues

No off street parking is provided apart from disabled spaces within the site. This is not ideal but the site is considered to be within an inner city location easily accessible to public transport for example within 400 metres of supertram stops and city centre facilities. However to provide for car useage a condition will be included to promote the provision of Car Club facilities. In order to improve pedestrian routes into the City Centre the applicant is required to contribute a sum of £5,858.

98 Enclosed cycle store facilities are provided in block A with further spaces to the rear of block B.

The details for access and turning of service vehicles is acceptable.

Access Issues

The proposals have been amended from the original submission to meet, wherever possible Council Mobility standards, for example changes in the internal courtyard to provide level access. Lifts have been provided with 1400mm internal circulation but cannot be increased to 1500mm. Studios will be to accessibility standards as well as some rooms in the cluster apartments as will 25% of private flats in block D

Open Space

The applicant has agreed to enter into a Unilateral Agreement for an off site contribution foe open space provision or enhancement. A sum of £318,512.45 (£66,347.45 for 06/02230/FUL and £252,165.00 for 06/02295/FUL) is required based on the size and number of apartments.

CONCLUSION AND RECOMMENDATION

Notwithstanding the location of the site within a General Industry Area in the Unitary Development Plan the site is identified as a Housing Opportunity Area in the approved St Vincent’s Action Plan. The design of the proposed student and private apartments are considered acceptable in principle in terms of massing, materials and modelling subject to submission of full details. The acceptability is due to the difference in levels of the height of the blocks not obscuring the views of the tower of St Vincent’s Church an important element of the Quarter, the quality of the design and it not adversely affecting the character and setting of the adjacent Well Meadows Conservation Area.

The juxtaposition of blocks is such that the amenities of occupiers of the proposed residential units is not considered to be adversely affected in terms of loss of privacy and overdominance. Mary Page House is located close to the side elevation of block A on Brocco Lane with residential windows facing that elevation. Although not ideal it should be taken into account that Mary Page House is built up to the highway and the nature of the tenure of the flats is student accommodation. Details of suitable noise attenuation to protect residents from any potential noise nuisance from surrounding commercial operations will be conditioned.

Taking into account the mixed nature of the area a Warden scheme and improved pedestrian route for the area will be assisted by contributions from the applicant and open space contributions can be set towards the provision of the proposed Urban Park identified in the St Vincent’s Action Plan.

Off street parking is restricted to disabled spaces, and although further provision would assist these details are considered acceptable considering the inner city location of the site coupled with a proposal for a Car Club.

99 It is thus considered that the proposal concurs with Unitary Development Plan Policies H14, H7, B3, B5, BE16 and the St Vincent’s Action Plan. The proposed use does not concur with Policy BE5 as residential development is not acceptable in General Industry Areas and has thus been advertised as a Departure from the Approved Plan and as there are over 150 units will be considered by the Secretary of State.

On balance it is therefore recommended that the Area Board approve the applications subject to suitable sound attenuation details being received, no adverse comments being received regarding the Departure advert by Friday 20 October and submission of legal agreements.

Heads of Terms

06/02295/FUL

A contribution of £232,165.00 shall be made for the improvement and provision of Open Space in the vicinity if the site, £26,200 for the Warden Scheme for the area and £5,858 for improvement of pedestrian routes into the City Centre

06/02230/FUL

A contribution of £66,347.45 shall be made for the improvement or provision of Open Space in the vicinity of the site and £4.800 for the Warden Scheme for the area.

100

Case Number 06/02295/FUL

Application Type A Full Planning Application

Proposal Erection of 6 storey building to form 133 dwellings (single or multi occupancy) providing a total of 381 bedrooms (As amended by plans dated 1st September 2006)

Location Site Of 1 Edward Street And Car Park, 31-33 Edward Street And Works Adjacent To 160 Solly Street Sheffield S1 4BF

Date Received 16/06/2006

Team CITY CENTRE AND EAST

Applicant/Agent Race Cottam Associates Ltd

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In order to ensure an appropriate quality of development.

101 date of implementation and any failures within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

To allow sufficient access for maintenance and repair work at all times.

To ensure satisfactory drainage arrangements.

9 Block A shall not be built and occupied in isolation of the development approved under reference No. 06/02230/FUL.

To ensure that the development is not carried out in isolation.

10 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

102 a) been carried out; or

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

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

In the interests of the safety of road users.

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

15 The development shall not be occupied until a scheme to promote the provision of a car club as part of the development has been submitted to and approved in writing by the Local Planning Authority. The car club shall, unless otherwise agreed in writing by the Local Planning Authority, be provided in conjunction with the Council approved Car Club operator.

The scheme shall include:

i) Arrangements agreed with the Car Club operator to provide financial support to the set up and expansion of the Sheffield City Car Club;

iii) The provision of measures to ensure all eligible site users are encouraged to sign up as members of the Car Club scheme for a minimum of 1 year;

iv) Arrangements to ensure ongoing marketing of the benefits of the Car Club to site users for a minimum of 3 years.

Unless otherwise agreed in writing by the Local Planning Authority.

To encourage the use of car sharing and in the interests of traffic safety and the amenities of the locality.

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

1. Clear and unambiguous objectives and modal split targets;

104 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.

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

Attention is drawn to the following justifications:

H7 - Mobility Housing H14 - Conditions on Development in Housing Areas BE3 - Views and Vistas in the City Centre BE16 - Development in Conservation Areas St. Vincents Action Plan

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.

105 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.

4. 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.

106 7. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

107 Site Location

For report please see 06/02230/FUL

108

Case Number 06/02445/FUL

Application Type A Full Planning Application

Proposal Two-storey side extension including garage, two-storey front extension including porch and side conservatory to dwellinghouse

Location Farfield Townhead Road Sheffield S17 3AQ

Date Received 26/06/2006

Team SOUTH

Applicant/Agent Styles Design

Recommendation Grant Conditionally

Subject to:

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

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

2 All areas of external masonry shall be in natural stone, before the commencement of the development a sample of the stone shall have been submitted to and approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

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

i) Slate sample

Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

4 All new windows shall be constructed with a minimum 100mm depth.

109 In the interests of the visual amenities of the locality.

5 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 extensions 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 traffic safety and the amenities of the locality.

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

In the interests of the safety of road users.

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

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments

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.

110 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.

Site Location

111

See Application 06/01679/OUT for report

112

Case Number 06/02568/LBC

Application Type Listed Building Consent Application

Proposal Demolition of the St George's wing and other 20th Century infil buildings and additions

Location Former Jessop Hospital For Women Leavygreave Road Sheffield S3 7RE

Date Received 05/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones Architects

Recommendation Grant Conditionally Subject to S of S

Subject to:

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

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

2 Before the demolition is commenced, a detailed methodology shall be submitted to and approved by the local planning authority regarding the demolition of buildings and structures adjacent to and abutting the listed buildings. This should include details of how the listed buildings will be protected during the demolition works.

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

3 Before the demolition is commenced, full details of the proposals for the repair and reinstatement of the rear elevation of the listed buildings, including samples of materials and details at 1:20, shall be submitted to and approved by the Local Planning Authority.

In order to protect the character of the original building

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

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

BE19 - Development affecting Listed Buildings

Attention is drawn to the following directives:

1. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

114 Site Location

LOCATION AND PROPOSAL

The site of the former Jessop Hospital for Women is located between Brook Hill and Leavygreave Road, close to Brook Hill roundabout. It is a key site in Sheffield University’s plans for their Central Campus as it provides the link between the Mappin Street campus and the main campus at Western Bank.

The hospital closed in 2001 when the new Jessop wing opened adjacent to the Hallamshire Hospital. The site comprises of various building constructed between the late nineteenth and early twentieth centuries.

The hospitals earliest building, the grade II listed Victorian wing designed by J D Webster in a late gothic style, opened in 1878. Due to increasing demand the

115 same architect designed an extension in 1902. The Edwardian wing is also a grade II listed building.

Piecemeal extensions continued through the 1920s with further infills built up to the war. No further extensions were built until 1940, when J M Jenkinson’s new 6 storey maternity block was completed. This is known as the ‘St. George’s’ wing as it faces St. George’s church to the east.

Sheffield University have submitted planning and listed building applications for the restoration of the original Victorian building for use by the Department of Music (applications 06/02382/FUL and 06/02383/LBC refer). These applications are still under consideration. To facilitate their proposals, and to enable further development of the site to provide new modern premises for other academic departments, consent is sought for the demolition of the St. Georges wing and other unlisted 20th century infill buildings and additions. The proposed demolitions require listed building consent because they lie within the curtilage of, and in some cases are attached to, the listed structures. The existing boundary wall will be retained.

A further listed building application for the demolition of more sensitive extensions to the Jessop hospital, including a listed link building between the Victorian and Edwardian buildings is also under consideration (application 06/02577/LBC).

Once demolished, the site of the St. Georges wing will be used as a site compound in connection with the refurbishment of the Victorian wing. Following that, the existing tarmacadam surface will retained and patch repaired as necessary, while other areas will be grassed awaiting further phases of development.

SUMMARY OF REPRESENTATIONS

Following neighbour notification, the display of site notices and advertisements in the Telegraph, no representations were received.

English Heritage have confirmed that they have no comments on the proposals.

Conservation Advisory Group assessed the proposals at their meeting on 25th July 2006. The group observed that agreement to the proposed demolition should not be granted before the submission of a full site plan to indicate the future use of that area of the site and that any planning approval should be subject to the external architectural features being retained. It was understood that a masterplan was available, but was not in the public realm.

PLANNING ASSESSMENT

Policy BE19 of the Unitary Development Plan (Development Affecting Listed Buildings) states that proposals for development within the curtilage of a listed building will be expected to preserve the character and appearance of the building and its setting.

116 The demolition of the St. Georges wing will clearly have a substantial impact upon the setting of the listed Victorian and Edwardian wings and, while it would be desirable to know how the site of the St. Georges wing will be developed in the future, this information is as yet unavailable. However, while officers continue to work closely with the University to progress future phases of development, the benefit in allowing the demolition of the St. Georges wing now is the imminent refurbishment of the Victorian wing, which is already showing signs of decay. It will also open up views across the site to the listed building.

SUMMARY AND RECOMMENDATION

The demolition of the St. Georges wing and other unlisted infills and additions will allow work to commence on the refurbishment of the grade II listed Victorian wing, due for completion by Christmas 2008.

Members are therefore recommended to granted listed building consent for demolition subject to the listed conditions, and to referral to the First Secretary of State.

117

Case Number 06/02599/FUL

Application Type A Full Planning Application

Proposal Erection of 1 x 6 storey building to form 78 apartments with shops (Class A1) restaurant and cafes (Class A3) and Drinking Establishments (Class A4) at ground floor, offices (Class B1) at first floor and basement car parking accommodation - resubmission of planning application

Location Bridge House Bridge Street Sheffield S3 8NS

Date Received 05/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Studio One

Recommendation Refuse

For the following reason(s):

1 The proposed development in terms of land use, form and layout fails to meet the provisions of the West Bar Interim Planning Guidance, which seeks the comprehensive redevelopment of the West Bar area. In the absence of special circumstances to justify a departure from the IPG, the Local Planning Authority consider that the proposal is contrary to the aims of the IPG by virtue of the failure to provide an appropriate mix of uses whereby offices (Use Class B1 (a)) should form the preferred use (at least 50%) of gross floor space, the lack of a comprehensive development approach to enable the re-organisation of existing street patterns to deliver more direct routes through the site and the failure to demonstrate that the delivery of the new landscaped square in isolation will meet the comprehensive objective of a new multi-purpose space on the key route to the riverside.

2 The design of the proposed development in isolation of the wider West Bar development area fails to deliver a distinctiveness of design through this area and also fails to ensure a comprehensive and co-ordinated approach to design, contrary to Policy BE5 of the Unitary Development Plan and the provisions of the West Bar Interim Planning Guidance.

118 3 In the absence of a comprehensive approach to development, the proposed application represents a departure from the provisions of the adopted plan. In the absence of special circumstances to justify a departure from the adopted plan on this occasion, the Local Planning Authority considers that the proposal is contrary to the aims of Policy IB5 of the Unitary Development plan by reason of proposing residential development within an area designated for General Industrial purposes in which residntial uses are considered inappropriate by virtue of living conditions for residents living there permanently and the potential hindrance to existing industrial uses.

Site Location

119 LOCATION AND PROPOSAL

Bridge House occupies a 0.28-hectare site on the corner of Bridge Street and Plum Lane. The building is constructed in traditional redbrick with a flat roof and provides four storeys of accommodation occupying 80% of the site area with a 68- metre frontage onto Plum Lane. Bridge House is currently vacant but was previously in B1/light industrial use. The surrounding area is mixed in character; to the north and south it is adjoined by redbrick commercial premises of predominantly two-storeys. To the west, it is immediately adjoined by a redbrick commercial building and to the east lies the Coode Building, a five to eleven storey modern residential development.

This is a full planning application for the demolition of the existing building and the construction of a mixed-use development comprising 1,230 square metres of food and drink/retail uses on the ground floor, 1498 square metres of B1 (office) use located predominantly on the first floor with 78 residential apartments above. The proposed development extends to only part of the site with the building presenting a 43-metre frontage to Plum Lane rather than the 68-metre frontage of the existing building. The remaining area, extending to approximately 868 square metres, has been designated as a new landscaped square.

The ground floor comprises B1 Offices fronting Plum Lane to the rear of which is an area designated for A1 (retail), A3 (restaurants and cafes) or A4 (drinking establishments), which has a dual frontage to both Bridge Street and the new landscaped square. The residential entrance and the entrance to the basement car park are also provided from Bridge Street. The first floor is provided for B1 (office) use. The second to fifth floors provide purely residential accommodation in a mixture of studio flats (30), 1-bedroom units (21), 2-bedroom (25) units and 2 x 3 bedroom units.

Architecturally, the proposed development is modern in approach comprising a range of materials and treatments. To Bridge Street, the building comprises six floors of accommodation including a ground floor plinth constructed in coursed Ashlar stone walling above which is a five storey vertical brick bay to each end. In between, the building incorporates a projecting horizontal bay window at 1st floor level with four floors of residential accommodation above constructed in timber wall cladding with balconies and sliding steel screens. The elevation to Plum Lane also provides six floors of accommodation and repeats the ground floor plinth of Ashlar stone walling and brick bays to each end with a central block constructed in terracotta rain screen cladding. To the proposed landscaped square, the elevation incorporates Ashlar stone walling to the ground and first floor terminated by a brick bay to the southern end. It then repeats the Bridge Street elevation in terms of timber wall cladding treatment with balconies and sliding steel screens. A roof garden is provided to the top floor.

Vehicular access to the site is achieved from Bridge Street to a basement car park. The development provides a total of 46 car parking spaces as well as a cycle store.

120 RELEVANT PLANNING HISTORY

The following planning history is relevant to the consideration of this application:

06/00261/FUL: Erection of 1 x 11/13 storey building to form 209 apartments with retail use (Class A1/A3) at ground floor, offices (Class B1) at first floor and associated car parking accommodation. This application was submitted on 16th March 2006 prior to the adoption of the West Bar Interim Planning Guidance.

Planning Board refused this application on 30.05.2006 for the following reasons:

1. The proposed development represents a departure from the provisions of the adopted plan. In the absence of special circumstances to justify a departure from the adopted plan on this occasion, the Local Planning Authority considers that the proposal is contrary to the aims of Policy IB5 of the Unitary Development Plan by reason of proposing residential development within an area designated for General Industrial purposes in which residential uses are considered inappropriate by virtue of living conditions for residents living there permanently and the potential hindrance to existing industrial uses.

2. The Local Planning Authority considers that the proposed development by virtue of its scale, massing and design would fail to complement the scale, form and character of the surrounding area, would be over-bearing in relation to the street and fail to provide a lively and interesting ground floor environment, contrary to Policy BE5 of the Adopted Unitary Development Plan and guidance set out in the Urban Design Compendium.

SUMMARY OF REPRESENTATIONS

The application was advertised as a departure from the Unitary Development Plan by way of site notice and press notice. One letter of comment was received from adjacent occupiers:

Graham Oxley Tool Steels Ltd (adjacent site): No objection to the application provided that they retain vehicular access to the site and there is suitable soundproofing to the residential units.

The following key responses have been received as a result of the statutory consultation:

Environment Agency: No objections.

PLANNING ASSESSMENT

This application represents a proposal to demolish the existing industrial building to provide a mixed-use scheme. The principal issues to consider in the determination of this application include: i. Planning Policy - principle of development and land use; ii. Design, scale and massing;

121 iii. Highways

The Council is also required to consider representations made as a result of the consultation exercise.

Planning Policy

Within the Adopted Unitary Development Plan (UDP) the application site is designated a General Industry Area. Policy IB5 of the UDP, which relates to development in General Industry Areas, advises that General Industry (Use Class B2) and Warehousing (Class B8) are preferred uses within these areas. A number of other uses are deemed acceptable, including small shops (Use Class A1), food and drink outlets (Use Class A3), and business (Use Class B1) uses. Housing is deemed to be unacceptable within General Industry Areas on the grounds that living conditions in General Industry Areas are deemed unsatisfactory for living there permanently. Given the inclusion of residential uses, this application is contrary to Policy IB5 of the Adopted UDP and represents a departure from the Plan.

However, although contrary to the Unitary Development Plan, the application site now lies within the West Bar Development Area, a triangle of land extending to 3.04 hectares that is bound by West Bar to the south, Bridge Street to the east and Corporation Street to the north. This area is the subject of Interim Planning Guidance as set out in the West Bar IPG, which was approved for adoption by Members on 30th May 2006. The IPG is designed to cover the transitional stage between the UDP and the publication of the new Sheffield Development Framework. Its purpose is to assist with delivering comprehensive redevelopment of the site and ensures that the Council’s planning and design objectives are met.

In respect of land use, the IPG envisages a mix of uses including office space, housing, retailing and leisure uses with the ground floor creating active uses as far as possible. It states that the preferred use is office (B1(a), which should form at least 50% of the gross floor space as West Bar has been identified as a prime site for the expansion of the City Centre and the Cathedral Quarter Central Business District. This application proposes office accommodation on the first floor and part of the ground floor only, which fails to achieve 50% of the floor space. In this respect, the application fails to comply with the guidance contained within the IPG and it is partly on this basis that the application is recommended for refusal.

A comprehensive approach to development is a fundamental element of the Interim Planning Guidance, which states that the area should be ‘developed in a comprehensive way in order to produce an integrated and economically viable scheme, ensuring new development is of significant architectural merit and secures a high quality public realm. A comprehensive approach will also overcome the obsolete street pattern’. In effect, taking a broader view of the site will secure a predominantly commercial scheme across the area as a whole, ensure delivery of a new public space at the heart of the scheme and secure the rationalising of street patterns to deliver the most efficient routes that follow pedestrian desire lines through the site from the City Centre to the riverside.

122 In the supporting Design Statement the applicant maintains that the redevelopment of Bridge House can be undertaken without conflict with the West Bar Development Brief, although the Statement does not elaborate on how this is achieved. Essentially, however, it appears largely on the basis that a proportion of the site is left undeveloped as a landscaped square, which the applicant anticipates could then be incorporated within the new public open space identified in the IPG. However, this approach raises two significant issues in the context of meeting the objectives of the IPG:

(i) Developing the site of Bridge House in isolation requires development within the existing plot, utilising existing street patterns. The IPG seeks a comprehensive development approach to enable the re-organisation of existing street patterns to deliver more direct routes through the site, as indicated in the IPG. The development of Bridge House as proposed inhibits this objective and thus, fails to comply with the IPG in this regard;

(ii) It is acknowledged that the applicant has designated a proportion of the site as a landscaped area. A key objective of the IPG is to ensure the provision of a new multi-purpose space for residents on the key route to the riverside. However, it is unfeasible to resolve the exact form, scale and extent of this space in isolation, thus reinforcing the need a comprehensive approach rather than individual development. The application thus fails to comply with the IPG in this regard.

In essence, it is considered that the redevelopment of Bridge House as proposed conflicts with the provisions of the West Bar Interim Planning Guidance and is therefore considered unacceptable in terms of current planning policy. It is on this basis that the application is also recommended for refusal.

Design, scale and massing

The existing Bridge House building is constructed in red brick to a scale of four commercial storeys. The proposed development extends to a scale of six storeys fronting Plum Lane and Bridge Street with the lift tower on the corner extending to seven storeys. It is proposed in a mixture of brickwork, terracotta cladding, timber rainscreen wall cladding, zinc cladding panels and steel sliding screens.

Policy BE5 of the Adopted Unitary Development Plan advises that good design and the use of good quality materials will be expected in all new buildings. It also states that new developments should complement the scale, form and architectural style of surrounding buildings and should be of a human scale wherever possible. In large-scale developments BE5 affirms that the materials should be varied and the overall mass of the building broken down and corner sites should be developed to provide a lively and interesting environment.

Within the Urban Design Compendium, the site falls within the Riverside Quarter. The UDC suggests that development in the Riverside Quarter be of the scale of the riverside works and warehouses with more dominant forms along major traffic routes and gateway sites. It recommends that buildings within the Quarter will typically rise from 2 to 6 storeys. The West Bar IPG advises that general massing of the area should be 5-6 storeys with opportunities to mark the gateway with

123 distinctive high quality buildings. At predominantly six storeys, the proposed development effectively complies with the guidance contained within the UDC and IPG.

With regard to design and architectural quality the IPG states that development must achieve ‘distinctiveness through strong design’ and to this end anticipates that development ‘should be based upon a masterplan of the entire site in order to establish a framework for development’. Given that this application fails to adopt a comprehensive approach by developing in isolation, it is not possible to achieve a distinctiveness of design through the West Bar area and in this respect the application is considered contrary to the IPG. It will also fails to either complement the scale, form and architectural style of surrounding buildings or ensure a comprehensive and co-ordinated approach to the overall design, contrary to Policy BE5 of the UDP.

Highways

Vehicular access to the site is achieved from Bridge Street with car parking provided at basement level for 46 cars. A service lay-by is also identified on Bridge Street in front of the proposed retail unit. Highways Development Control have requested clarification in respect of a number of aspects of the development including issues such as the allocation of car parking, the location of the service lay-by, pedestrian/vehicle inter-visibility. However, it is envisaged that the majority of these issues would be possible to resolve and in this respect, issues of access and parking do not form part of the reason for refusal.

Open Space

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. In the context of this proposal, a contribution of £77,940.10 would be required in the event that the application were to be recommended for approval. The monies will be distributed in consultation with the relevant Area Panel.

RESPONSE TO REPRESENTATIONS

The adjacent commercial occupier commented on the proposals to ensure that the right of way between the two buildings was preserved and suitable soundproofing was installed. On the basis that this application is recommended for refusal, it is considered unnecessary to address these specific comments.

SUMMARY AND RECOMMENDATION

The proposed redevelopment of Bridge House for a mixed-use but predominantly residential scheme fails to comply with the principles of the West Bar Interim Planning Guidance and relevant polices within the Unitary Development Plan, principally in terms of the lack of comprehensiveness, the failure to provide neither an appropriate mix of uses nor a co-ordinated and comprehensive approach to the

124 overall design. As such, it is concluded that the application cannot be supported and is recommended for refusal.

125

Case Number 06/02714/RG3

Application Type Application Submitted by the Council

Proposal Erection of a vocational training centre (Outline planning permission)

Location Land Adjacent To 104 Beighton Road (Former Hospital Site) Beighton Road Woodhouse Sheffield S13 7PS

Date Received 05/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

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

1. Clear and unambiguous objectives and modal split targets;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

5 The development shall not be begun until the improvements listed below have either;

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

Improvements. New bus shelters to the two stops adjacent to the site on Beighton Road.

In the interests of encouraging access to the site by means other than the private car.

6 No more than 5000 sqm of floor space shall be developed unless a transport assessment that assesses the impact of increased traffic and gives consideration to access and public transport improvements has been submitted to and approved by the Local Planning Authority. The approved transport improvements shall thereafter be implemented in accordance with

127 an approved timescale. Unless otherwise agreed in writing by the Local Planning Authority.

The transport issues have been assessed on the basis of the submitted information and a significant increase in development should be reassessed in the interests of traffic and pedestrian safety and in order to encourage access to the site by means other than the private car.

7 Before any development commences details of a substantial landscape buffer strip adjacent to the southern boundary of the site shall be submitted to and approved by the Local Planning Authority . The approved buffer strip shall be implemented before the buildings are occupied unless otherwise agreed in writing by the Local Planning Authority.

In the interests of ensuring that the development does not appear conspicuous from the green belt to the south and in the interests of the visual amenities of the locality.

8 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

9 The buildings shall be located on the northern part of the site unless otherwise agreed in writing by the Local Planning Authority.

In order to minimise the impact of the development on views from the Countryside and Green Belt to the south, respond to the street character and minimise the walking distance for public transport users.

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

To ensure satisfactory drainage arrangements.

11 The development shall not be begun until details of surface water drainage works including off site works have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

128 12 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H13 - Housing Sites H14 - Conditions on Development in Housing Areas CF1 - Provision of Community Facilities GE4 - Development and the Green Belt Environment LR8 - Development in Local Open Spaces LR5 - Development in Open Space Areas

Attention is drawn to the following directives:

1. The applicant is advised to consider whether gas-proofing measure will need to be incorporated into the building design given the proximity of the site to Beighton Landfill site.

129 Site Location

LOCATION AND PROPOSAL

The site is located at the eastern end of Woodhouse adjoining Beighton Road. It is approximately 3 hectares and consists of grassland and scrubland with a mature hedge interspersed with trees running along the western boundary. The site is fairly level but falls away slightly to the southern boundary.

There is housing to the north and west of the site and a public footpath skirts the western edge of the site that links Beighton Road with the Shire Brook Valley. To the east of the site there is St. Anne’s Hostel, which comprises of two storey blocks that sit within extensive grounds. To the south there is the Shire Brook Valley, which comprises of public open space and the former Beighton Tip site that is being reclaimed to be used as open space. This area lies within the Green Belt.

130

The application is outline with all matters of detail reserved. An indicative plan has been submitted that shows a building and parking located at the front of the site adjoining Beighton Road and the St. Anne’s Hostel. The supporting information states that the building will be two storeys high and provide 5,000 sqm. of floor space.

The building will provide vocational training for 14-19 years olds. It will be developed by a federation of local secondary schools, (City, Westfield, Handsworth and Birley) and with local business partners and will be supported by the Local Authority and the Chamber of Commerce. Objective 1 funding is being sought to finance the scheme.

It will provide training in growth sectors including, business and finance, creative and media studies, health and social care, ICT, manufacturing, sport and leisure and retail. It is anticipated that the centre will cater for 250 students with approximately 18 staff. The proposed hours of operation will tie in with local schools whilst also offering some flexibility to offer opportunities for all in the local community. Pupils are likely to spend a whole day at the site travelling directly to the site or from school.

SUMMARY OF REPRESENTATIONS

Eight letters or e-mails objecting to the scheme have been received. The grounds of objection are as follows.

- Traffic will increase on an already busy road making it more difficult to cross. - Concern about the adequacy of on site parking, most resident’s park on street and the development will create further on road parking. Most people visiting the site will be dropped off. - Greenfield/Green Belt site should not be developed. The site is the only open space/green area left on Beighton Road. - It is inappropriate to locate a young persons facility next to a rehabilitation hostel. It will increase the anti-social behaviour problems residents already have to suffer from the hostel. - Loss of light and privacy impact on existing residents. - Increased noise due to extended opening hours and the volume people. - Increased litter. - Increased difficulty in selling houses and loss of value of houses. This is not a planning issue.

PLANNING ASSESSMENT

Policy Issues.

The site is shown within a Housing Area, where Policy H10 identifies Housing [Use Class C3] as the preferred type of development, although in principle a range of other compatible uses would normally be acceptable [provided that their scale and character does not threaten the area’s overall residential character and

131 appearance]. These include Community Facilities & Institutions [D1], which includes education facilities.

The site is also shown as a Housing Site, where Policy H13 would normally restrict the permitted types of development to: - Housing [C3] & Open Space; - Small Shops [A1] & Community Facilities [D1], but only on a small part of the site - Residential Institutions [C2], provided that they occupy only a small proportion of the capacity of all Housing Sites shown in the Plan.

However since the UDP was adopted Planning Policy Guidance Note 3 has been issued which promotes the development of Brownfield sites for housing before Greenfield sites. As a result, in July 2001Sheffield City Council’s Cabinet agreed that planning approval would not be given for new housing development on a number of Greenfield Housing Sites in SE Sheffield [including the Beighton Road site], until the adopted UDP had been revised to reflect the requirements of revised PPG3 guidance. The revised development plan for Sheffield [now in the form of the Sheffield Development Framework] has yet to reach the stage at which future housing sites can be confidently identified.

Policy H14 sets out criteria for development in housing areas including ensuring that sufficient housing land is available and criteria relating to the design, scale, impact on neighbours and access arrangements. This policy requires that development should not prejudice the provision of sufficient housing land for the next 5 years. The Greenfield Beighton Road site would be unlikely to form part of the City’s housing supply during the next 5 years, given the large number of Brownfield housing sites expected to become available in that period. However, if Regional Spatial Strategy housing supply targets are to be met in the longer term, it is likely that some Greenfield sites will need to be developed for housing [although probably more than ten years in the future, or even after 2021]. The Beighton Road site is reasonably sustainable as a Greenfield housing site, and could potentially form part of this longer term housing supply. But if it is developed for another use, there are likely to be other Greenfield sites that could instead be considered for long-term development. Whilst the site is fairly large it is considered that its development for non-housing uses would not threaten the residential character of the wider housing area.

Policy CF1 encourages provision of new community facilities, particularly where they would: (a) be for disadvantaged people; or (b) be located where there is a shortage; and would (c) be easily accessible by public transport; and (d) be located within the community they are intended to serve. The application proposal would appear to be generally consistent with this policy.

Policy GE4 requires that development conspicuous from the Green Belt should be in keeping with the area, and, wherever possible, conserve and enhance landscape and natural habitat. In this instance the application indicates that the buildings will be located at the northern end of the site adjacent to existing built development and would be only two storeys high. This part of the site is not especially conspicuous from the Green Belt and Shire Brook Valley given the

132 topography and existing landscape features. A condition is proposed that will ensure that a landscaped buffer strip will be provided to soften the site from the green belt. It is therefore concluded that the proposal will not be contrary to Policy GE4.

Policy LR8, supported by Policy LR5, provides a basis for assessing whether development of Local Open Space would be acceptable. The whole site has remained unused and un-maintained for very many years, and is now heavily overgrown with rough grass and developing scrub. Some local residents use the site informally for dog-walking & other activities; and over time, defined informal paths have developed across the site, providing access into the Shire Brook Valley from both Beighton Road and dwellings to the west of the site. There is however no formal right of access to the site. Given the nature and condition of the site it is not considered to fall within the definition of recreation space as defined in Policies LR7/LR8. In addition it should be noted that there are extensive areas of open space in the Shire Brook Valley with further space being provided as part of the Beighton tip reclamation scheme. In relation to Policy LR5, in its current condition, the site does provide an open green feature in the local landscape, but its landscape quality is low and the quality of the existing vegetation is poor. The development would not result in a significant loss of mature trees. The site appears to be of limited ecological value; and although it links visually with the City’s Green Network in the Green Belt to the south, the site itself does not form part of the City’s Green Network. It is therefore concluded that the proposal is not contrary to criteria for the development of open space as set out in Policy LR5.

Government Planning Policy Guidance Note PPG13 Transport promotes the location of day-to-day facilities (such as education, healthcare facilities and those with civic functions, such as branch libraries) in the most accessible available locations, which should be well served by public transport. Also, Government Planning Policy Statement PPS6 Planning For Town Centres promotes the locations of community facilities within existing centres in order to strengthen and, where appropriate, regenerate them.

The Beighton Road site is clearly not located within or especially close to an existing District Centre. The Woodhouse District Shopping Centre is located 500 metres away by foot to the west at its closest point. Crystal Peaks, the major District Centre in South East of Sheffield, is especially well served by high frequency public transport services, by both bus and tram. But Crystal Peaks is far distant from the Beighton Road site [at least 2,500 metres away via unattractive foot routes].

Given that the site is not located within or adjoining an existing centre the applicant has done an assessment to consider whether there are any more suitable sites available for the proposal. The search has been for a site of 2+ hectares that has good public transport access and can be easily reached from the secondary schools in the southeast sector of the city. A two-hectare site is considered necessary to allow for future expansion, one possible proposal being the creation of a horticultural Training facility on the site. The site also needs to be in Council ownership for viability reasons. Given these constraints only 3 sites were identified. One site adjoins Waterthorpe Greenway, west of Crystal Peaks

133 shopping centre. However whilst this site is large enough and accessible by public transport it is not available as marketing is well advanced for a major commercial development on this site. Two other sites were identified, one adjacent to the existing college on Waterthorpe Greenway and the other adjoining Drake House Way. Neither of these is large enough individually and it would not be desirable to split the development for operational reasons between two sites. Given the site selection constraints it is accepted that there is no other more suitable site than the application site.

Access Issues

Given that initially the centre is only intended to cater for approximately 250 students the traffic movements to and from the site are expected to be relatively low, the applicants have estimated that they will not exceed 20 vehicles per hour. This level of traffic generation does not raise any traffic or pedestrian safety concerns. There is no reason why a safe access cannot be provided on the Beighton Road site frontage. It is also considered that the site is large enough to provide adequate off street parking and it is expected that the internal layout will be designed to accommodated drop off facilities. As access and parking are reserved matters, details will be considered at a later stage.

The transportation impact of the proposal has been assessed on the basis of the initial scheme for 5000 sqm. of floor space. This is only likely to occupy a proportion of the site. A condition is therefore proposed requiring a further transport assessment, including consideration of public transport improvements, to be submitted if further floor space is developed.

There are bus stops on both sides of the road frontage of the site. There are 3 main services that stop, two of which are half hourly and one hourly. It is approximately 700m walking distance from the site to Woodhouse Centre which is well served by public transport. Services that stop outside the site pass close to Handsworth School and Westfield School. Students travelling from City School would need to walk from Woodhouse Centre and students travelling from Birley School would need to take two buses or Supertram to Crystal Peaks and then a bus to the site. Birley School is the least accessible from the site by public transport.

The applicants have indicated that talks will take place with South Yorkshire Passenger Transport Executive to fill any shortfalls in services that might arise. Whilst this is to be welcomed there is no guarantee that improved services will result. They have also indicated that some students attending from local schools may arrive by the schools own dedicated bus particularly those attending part of the day at the centre.

There are a number of informal desire lines across the site that link into the Shire Brook Valley to the south. However there is a formal footpath that runs along the western boundary of the site between hedges, which also links into the Shire Brook Valley. This route is to be retained and it is considered that there is no need for further links across the site.

134 In conclusion the site is not ideal from an accessibility point of view and is not particularly well served by public transport. This is likely to result in an increased number of students being dropped off by car. A condition is proposed requiring the submission of a travel plan and given the limitations of public transport access this issue will need to be given greater emphasis in the travel plan. In order encourage the use of public transport it is considered appropriate to require the improvement of adjacent bus shelters by planning condition.

Amenity/Character.

Some residents have objected to the development due to loss of light and privacy and increased noise. As siting and design is not being approved it is not possible to judge the impact on light and privacy at this stage. However the site is large enough to enable a scheme to be developed without affecting residents significantly in this respect. Whilst there will obviously be some increase in noise due to traffic and pedestrian movements to the site, as the site is currently undeveloped, it is considered that the impact should not be so great as to have a significant affect on residential amenity. There may be evening use of the site however the site layout can be designed such that evening activity should not have a significant impact on neighbours. Beighton Road is a fairly busy main road and the limited amount of additional traffic generated by the development should not have a significant amenity impact.

The general character of the area is of two storey houses both modern and older semis and terraced properties. This character is less strong on the south side of Beighton Road in the vicinity of the site because of the greater proportion of more recent housing, the large undeveloped application site and the institutional use consisting of St. Anne’s hostel. Given this, the fact that the college is likely to be two storeys high and to be similar in built form to the St. Anne’s hostel it is considered that the proposal should not be harmful to the character of the area.

Ecology/Landscape.

The ecology unit have been consulted and they have raised no objections to the proposals. There is a hedge interspersed with trees adjacent to the footpath that runs along the western boundary of the site. There is also some planting screening a telecom mast and base station at the east end of the site. Conditions are proposed to protect the valuable areas of planting. The rest of the site is occupied by rough grassland, scrub and some occasional self-seeded trees that are of no special merit.

Drainage.

As the site is Greenfield land a limit has been imposed on the permitted surface water run off to ensure that the proposal does not accentuate flooding problems down stream of the site.

135 RESPONSE TO REPRSENTATIONS.

The application site is a Greenfield site but is not within the Green Belt. There is a presumption against housing development on Greenfield land where sufficient Brownfield housing sites exist and these are more sustainable, (Planning Policy Guidance Note 3, ‘Housing’). However this does not apply to non housing development and therefore there is no presumption against developing education facilities on Greenfield land.

Some objections have suggested that a vocational centre is not an appropriate neighbour for the St. Anne’s hostel. This is not a planning consideration as Circular 13/87 states that planning authorities should be concerned with land use planning considerations and with the amenity impact of a proposed development on the environment. The identity of a user or the type of person by reference to age or any other characteristic is not a land-use planning consideration.

Staff will manage student behaviour on site. There is a risk of some anti-social behaviour outside the site and increased litter. However it is considered that these concerns are not so significant as to justify opposing the grant of planning permission.

SUMMARY AND RECOMMENDATION

The scheme is contrary to the Development Plan in that policies state that it should be predominantly developed for housing. However these have been superseded by PPG3, which promotes housing on Brownfield Land before Greenfield sites. Given this, the benefits of the proposal and because the site appears to be the most suitable available for the use it is considered that the UDP policy is not sufficient basis for resisting this proposal. The traffic generated by the development should not create any serious safety problems and there is no reason why the scheme should impact excessively on residential amenity. The built form should not have an excessive impact on the Green Belt or the character of the area provided a landscaped buffer is created to screen the site from the south and the buildings are well designed. The limitations of public transport access to the site are a concern but it is considered on balance that these concerns are outweighed by the benefits of the scheme. It is therefore recommended that planning permission be granted.

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Case Number 06/02897/OUT

Application Type Outline Planning Application

Proposal Erection of a 3/6 storey building for office use (class B1), retail use (Class A1), 46 residential units and basement car parking (In accordance with amended plans and information received 03/10/06)

Location 137 West Bar Sheffield S3 8PU

Date Received 12/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Westside Development Company Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

137 4 Unless otherwise authorised in writing by the Local Planning Authority, the development on the site shall comprise of 519.3sqm of office space, 418sqm of retail space and 1394.3sqm of residential development.

In the interests of meeting the city's needs for business space and with regard to the policies in the St Vincent's Action Plan.

5 The West Bar frontage shall be no more than three storeys in height, with four storeys on the corner with Furnace Hill rising to five storeys along Furnace Hill and to a maximum of six-storeys in the centre of the site.

In the interests of the visual amenities of the locality.

6 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the convenience store shall be used solely for the use hereby permitted and shall not be used for any other purpose within Class A1.

In the interests of the amenities of the locality and in order to define the permission.

7 The majority of the sales area of the shop shall be allocated to selling convenience goods: food, newspapers, alcohol and cleaning materials.

In the interests of the amenities of the locality.

8 A minimum of 25% of the apartments shall be designed to mobility standards unless otherwise agreed in writing by the Local Planning Authority.

In order to meet the needs of people with disabilities in accordance with Unitary Development Plan policy H7.

9 The development shall not begin until details of affordable housing (included with the reserved matters submission for the design, external appearance and landscaping of the building) have been submitted to and approved in writing by the local planning authority. Provision shall be equivalent to no less than 20% of the dwellings being provided for sale at the affordable price (at the time development is commenced). This condition does not preclude an agreement being reached with the Local Planning Authority for an alternative means of providing the requisite affordable housing either on another site or by way of a contribution towards the purchase, alteration or extension of existing houses to meet the needs defined above on another site elsewhere in the settlement in which the site lies.

In order to meet the requirements of Affordable Housing Interim Planning Guidance 2006.

10 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected

138 upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

11 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

12 Prior to the commencement of development, further details of a Green Roof to the development shall be submitted to and approved in writing by the Local Planning Authority. The Green Roof shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the adopted Sheffield Unitary Development Plan.

13 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours),

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

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

139 14 Prior to the commencement of development, further details of noise insulation works between the different use areas within the development (e.g. ground floor retail and car parking areas to residential above) shall be submitted to and approved in writing by the Local Planning Authority. The works shall be capable of achieving the following internal criteria for noise impacts at the apartments from sources at the separate uses (using 15 minute measurement periods):

(i) NR25 in bedrooms between 2300 and 0700 (ii) NR35 in living areas between 0700 and 2300

The residential accommodation hereby approved shall not be occupied until the noise insulation works have been implemented in accordance with the details hereby approved and thereafter retained.

In the interests of the amenities of the future occupiers of the building.

15 Before the use of the development is commenced, a Validation Test of the sound attenuation works required in accordance with the above conditions, 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 deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

17 No development shall take place until the applicant, 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.

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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.

18 Before any operations are commenced, space shall be provided within the site curtilage for site accommodation, storage of plant and materials, parking and manoeuvring of site operatives and visitors vehicles together with the loading / unloading and manoeuvring of goods vehicles, designed, laid out and constructed all to the satisfaction of the Local Planning Authority in advance of construction work commencing and maintained free from impediment throughout the duration of construction works.

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

19 The development shall not be occupied until a scheme to promote the provision of a car club as part of the development has been submitted to and approved in writing by the Local Planning Authority. The car club shall, unless otherwise agreed, be provided in conjunction with the council approved car club operator. The scheme shall include:-

a. Arrangements made with the car club operator to provide financials support to the set up and expansion of the Sheffield City Car Club.

b. The provision of an appropriate number of publicly accessible car parking bays (which may be omitted where an appropriate number of car club parking spaces already exist adjacent to the site) designated signed and thereafter retained solely for the use of car club vehicles.

c. The provision of measures to ensure all eligible site users are encouraged to sign up as members of the car club scheme for a minimum of 1 year.

d. Arrangements to ensure ongoing marketing of the benefits of the benefits of car club to site users for a minimum of 3 years.

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

20 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

i. been carried out; or

ii. details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are brought into use.

141 Highway Improvements:

i. The adopted footway adjacent to the buildings and or to the perimeter of the site should be reconstructed to comply with Sheffield City Council's 'Urban Design Compendium'.

ii. The footway adjacent to and for the total length of the perimeter of the site should be reconstructed to provide a minimum width of 2 metres and comply with Sheffield City Council's 'Urban Design Compendium'

iii. Where the carriageway has cobbles either as an existing surface or covered by tarmac the applicant should retain and make good the cobbled surface and carryout repairs to the road structure, kerbing and ironwork as necessary all to the satisfaction of Sheffield City Council.

iv. Funding for procedural and implementation costs of restricting vehicles travelling along Furnace Hill to travel in one direction only.

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

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

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

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

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

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 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

142 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:

a. Clear and unambiguous objectives and modal split targets;

b. 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;

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 site shall be developed with separate systems of drainage for foul and surface water on and off the site.

To ensure the development can be properly drained.

26 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.

To ensure the development can be properly drained.

27 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

28 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through any interceptor.

In the interest of satisfactory drainage.

143 29 The development shall not begin until details of a warden scheme have been agreed as part of the Reserved Matters Submission. This condition does not preclude an agreement being reached with the Local Planning Authority for an alternative means of providing the requisite warden scheme by way of a contribution towards the improvement of an existing warden scheme in the vicinity of the site.

In the interests of public safety.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas H7 - Mobility Housing H16 - Open Space in New Housing Developments BE5 - Building Design and Siting BE12 - Public Art BE16 - Development in Conservation Areas

Attention is drawn to the following directives:

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

i. No car parking provision is available on site for occupiers of the building.

ii. Residents car parking permits will not be provided by Sheffield City Council for any person living in the building.

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

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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 Development Services Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr S Turner Tel: (0114) 27 34383

145 Site Location

LOCATION AND PROPOSAL

The application site is approximately 0.06 hectares and comprises of a three-storey flat-roofed building which was erected in the 1950’s with its most recent use being the ‘Sheffield Wholesale Linoleum and Carpet Co. Ltd’. The existing building is set approximately 5metres back from the footway and is brick built.

The site is located on a corner plot on the junction of West Bar with Furnace Hill. Its frontage onto West Bar is approximately 19metres in length and the land level rises along Furnace Hill towards Scotland Street.

The entire site lies within the Furnace Hill Conservation Area and falls within the St Vincent’s Quarter, as defined in the Urban Design Compendium although is within

146 a General Industry Area as defined in the Sheffield Unitary Development Plan. West Bar is currently classified as a Strategic Road in the UDP but on completion of the Inner Ring Road, it is envisaged that traffic flows will be reduced along this stretch and that public realm improvements will be carried out.

Fronting West Bar, to either side of the site, are predominantly three-storey Victorian terraced properties. The surrounding area is generally mixed in character with a number of adjacent sites having the benefit of planning consent for redevelopment.

This includes the John Watts Cutlery Works on Lambert Street (to the side/behind the site), a complex of Grade II Listed former metal trades buildings for which planning permission has been granted for the conversion and extension of the retained buildings (to a maximum height of five storeys) to provide 57 residential units and five office units (application 05/04295/FUL refers). The Whitecroft works further up Furnace Hill has also obtained planning consent for residential development with a ground floor shop unit (application 05/02580/FUL refers). More recently, on the next corner along West Bar with Lambert Street, planning permission has been gained which includes a seven-storey residential development with an active ground floor retail/food and drink use on this corner and a new commercial B1 5-storey office building.

Outline planning permission is sought with siting and access to be considered for the erection of a single building of mixed use development comprising of office use (class B1), retail use (class A1) and residential use with basement car parking. Design, external appearance and landscaping are matters reserved for subsequent approval.

The scheme has been negotiated to achieve an acceptable scale of building from manipulation of the indicative drawings originally submitted in order to enable confirmation of the breakdown of uses which the applicants are seeking for approval. Therefore, the revised plans indicate how the site may be developed to provide 519.3sqm of office space, 418sqm of retail space and 1394.3sqm of residential development indicated as 46 units. This would broadly take the form of 3 and 4 storeys of development along the West Bar frontage rising to 5 and 6storeys along the Furnace Hill frontage for which the scale and massing are also to be considered for approval.

RELEVANT PLANNING HISTORY

Conservation Area Consent is required for the demolition of the existing three- storey building in connection with the redevelopment of the site. This application is considered in the following planning assessment (application 06/03089/CAC refers).

SUMMARY OF REPRESENTATIONS

The application was advertised by press notice, site notice and by neighbour notification letters. No letters were received in response.

147 The following key statutory consultation responses have been received:

Conservation Advisory Group: The Group had no objection in principle to the proposed demolition but felt that the scheme contravened the preferred designation of a business use on this site. The Group considered that the scheme was too high and did not reflect the topography of the site.

PLANNING ASSESSMENT

Policy Considerations

The application site falls within a General Industry Area as defined in the adopted Sheffield Unitary Development Plan. Policy IB5 ‘Development in General Industry Areas’ states that business (B1) and small shops (A1) are acceptable uses. Housing (C3) is considered to be an unacceptable use and given that the application includes housing, this application is contrary to Policy IB5 of the adopted UDP and has been advertised as a departure from the Plan.

UDP Policy IB9 ‘Conditions on Development in Industry and Business Areas’ seeks to limit development that would prejudice the dominance of business and industry in this area, and require that residents should not be made to suffer unacceptable living conditions by way of noise, air pollution or ground contamination. UDP Policy H12 (b) seeks to create new sustainable communities in the City Centre and states that housing (C3) should not ‘suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health and safety’.

Whilst residential accommodation is contrary to Policy IB5 of the Unitary Development Plan, it is also relevant to acknowledge that the application site lies within the St Vincent’s Quarter which is subject to the St Vincent’s Action Plan (2004-2014) adopted in December 2004 and which represents a material consideration in the determination of this application. The Action Plan has been produced to update existing planning policy prior to the completion of the new Sheffield Development Framework as a response to increasing pressure for development in this inner-city area and provides a vision of the area to both live and work.

The application site lies within a designated ‘New Business Area’ as defined in the Action Plan which states that Business (B1) is the preferred use with Housing (C3) and small convenience shopping (A1) as acceptable uses. The dominant use in this mixed use area is to be the preferred B1 business use and as such, business uses would be expected to form a significant part of any redevelopment proposal with acceptable uses considered favourably if they are making a vital contribution to the delivery of substantial office space.

The amendments to PPG 3 on Housing published in January 2005 states that Local Planning Authorities should consider favourably applications for housing or mixed use developments on land allocated for industrial or commercial use which is no longer needed for such uses unless of a convincing case for retention can be made.

148 National guidance found in PPS6 ‘Planning for Town Centres’ published in 2005 is also relevant and supersedes some of the related UDP policies. PPS 6 establishes that retail and business activities should be directed to town centres and this site at West Bar is not considered to be within the town centre. As such, proposals for retail and business uses must satisfy tests of need, scale, sequential approach, impact and accessibility.

The application site also falls within the Furnace Hill Conservation Area and therefore, UDP policy BE16 ‘Development in Conservation Areas’ is applicable and states that new buildings should preserve or enhance the character or appearance of the Conservation Area. Policy BE5 ‘Building Design and Siting’ also states that new buildings should complement the scale, form and architectural style of surrounding buildings and that design should be on a human scale with varied materials and the overall mass broken down.

Proportions of floor space

The applicants originally proposed approximately 360sqm of office space, 280sqm of retail space and 1840sqm of residential development which equated to approximately 14% offices, 11% retail and 75% residential. This breakdown has been negotiated throughout the application process as has the positioning of the office accommodation which was originally proposed for the Furnace Hill frontage. During this time, interest was also gained from a prospective retail tenant further altering the ratios of floor space to the various uses.

A scheme is now proposed comprising of 519.3sqm of office space, 418sqm of retail space and 1394.3sqm of residential development (46 x 1bed/studio flats) which can be calculated as approximately 22% offices, 18% retail and 60% residential with an overall balance of 40% non-residential and 60% residential. The office space has also been relocated to the West Bar frontage which is the preferred approach to the future setting and environment of the area creating a business corridor.

A number of planning applications have now been determined in accordance with the revised policy guidance in the Action Plan where effort has been made to achieve high proportions of office development in schemes. This has included outline consent for West Bar Police Station where a condition was attached for the requirement of 50% of the floor space to be developed for B1 office space as the proposed 30% was not considered to comply with the objectives of the Plan (05/04640/OUT).

However, this insistence was also tied into the fact that there is an opportunity to raise the scale and height of development along the West Bar Green frontage and for it to form a major frontage comprising of business development. In the same way, the sites fronting the West Bar roundabout and up to the junction with Lambert Street have the opportunity to be of an increased scale (5-7storeys for example) as they form gateways to a major route and as such, ratios of office development in the region of 33% has been achieved due to constraints from renovating Listed Buildings which form part of the site (06/01306/FUL refers).

149 It is acknowledged that the balance of uses in the proposed development does not provide a dominant B1 business use and conflicts with the approach set out in the Action Plan.

However, in contrast to the above schemes, the application site is relatively small with a frontage width onto West Bar of 19 metres. Moreover, this section of West Bar is to be downgraded and not considered as a main route following completion of the Inner Ring Road. Therefore, it is a less prominent site and unlikely to be able to attract larger office users which would require large office floor plates in the region of 7-12 000sq.ft which is considered an optimum size. The provision of larger office units is further restricted by the scale and height of the immediate neighbouring properties at 3 storeys meaning that to be in scale and character with these Victorian terraces in the street scene, a maximum of 4-storeys only on this frontage would be possible. Coupled with the preference for the commercial aspect of the scheme to be sited fronting West Bar, there are a number of constraints of the site limiting the office development to two floors of 2- 3400sq.ft which would provide useful sized units for starter units which is appropriate for this location.

The scheme also proposes a large ground floor retail unit which it is stated would be restricted to a convenience store. In accordance with PPS6, the applicant has submitted a form of sequential test to assess the need in this location. In this, a map and list of surrounding developments has been provided demonstrating a present and future need for a convenience store from the projected growth in residents in the locality.

A small convenience store is considered as an acceptable use in the St Vincent’s Action Plan and is described as retail floor space not exceeding 280sqm. This refers to sales area which would usually require a gross floor space of 370sqm which is not significantly smaller than the proposed 418sqm. If the majority of the sales area of the shop is restricted to selling convenience goods: food, newspapers, alcohol and cleaning materials, it is considered that the unit would serve a local need but would not detract from the vitality of the Central Shopping Area. The positioning of a retail unit at ground floor on the West Bar frontage is also welcomed in terms of regenerating the street frontage and being designed at a human scale.

There is a recognition in the Action Plan that on smaller developments or on less prominent sites that the achievement of 50% office space is not always viable and it is stated that “other acceptable uses will be considered favourably where it can be demonstrated that they are making a vital contribution to the delivery of substantial office space within the application, for example by ensuring overall financial viability”. As such, with the above in mind, it is considered that the current breakdown of uses would be acceptable providing a high quality mixed use development which includes a good proportion of the preferred office use.

Impact on Conservation Area

The application site lies within the Furnace Hill conservation area. The site is occupied by a three-storey flat-roofed brick building which dates from the 1950’s

150 and is currently used as a flooring depot and offices. The building fails to effectively respond to the architecture and scale of the surrounding buildings, most of which date to the turn of the century. The existing building is sited back from the pavement edge which is also out of character with the surrounding layout. The Action Plan has also outlined the building as ‘a neutral/poorer quality building with the greatest opportunity for transformation (Plan 7).

As such, it is considered that the existing building does not form a valuable contribution to the appearance or character of the Conservation Area and as such, its demolition would not have a detrimental impact on the Conservation Area and is considered acceptable.

The applicant has stated that it would be easier to retain the existing building and build around and over it but through erecting a new purpose built building, there is more of an opportunity for it to suit the scale and context of the surroundings buildings and to redevelop the site and to enhance the appearance of the Area in accordance with UDP policy BE16. The success of the development in enhancing the character of the Conservation Area depends on the development being appropriately sited and of a suitable scale and massing.

Siting, Scale and massing

The final version of revised plans incorporating the breakdown of uses already discussed comprises of a building sited up to the pavement edge along West Bar which better responds to the adjacent building and restores the urban grain. Immediately adjacent to No.135, the building would be three-storeys in height (with the third storey set back 1.5metres). Balustrade or an equivalent parapet wall would continue the parapet line of the Victorian buildings at the roofline of the second-storey to ensure that it would sympathetically relate to the adjacent building. At the corner of West Bar with Furnace Hill, the building is four-storeys in height. This would provide a corner feature and marker without being overly prominent in relation to the other properties fronting West Bar as shown in the street scene elevations.

The land rises along the Furnace Hill elevation and the scale of the building responds to the topography of the site, thereby increasing in height as the slope rises and stepping up the hill rather than falling in height and levelling out the rise in land level which is the preferred approach as set out in the Urban Design Compendium.

As such, from the four-storey element at the corner, the scheme rises to 5-storeys approximately 10metres from the corner continuing to the back of the site adjacent to the CPS building which is approximately 3-storeys in height. This two-storey difference is acceptable and would not be out of scale with this adjacent building and the height offers a suitable enclosure ratio to the street. Towards the centre of the site, there is a further height increase to 6-storeys with the sixth storey slightly set back.

The set backs allow for the overall mass of the building to be broken up and can ensure that roof heights and planes vary sufficiently. In particular, with the higher

151 element significantly set away from the frontage of the block, the scheme should not be unduly prominent in the street scene. Moreover, an outline of the John Watts scheme on Lambert Street to the side/rear of the site has been indicated on the elevational drawing showing the proposed development to be subservient to this. In addition, the same developer is responsible for both schemes so there is more than adequate awareness about how the schemes will fit together and therefore, there should be no detrimental impact on the setting of the Listed Building on Lambert Street.

Balustrade and large glazed window openings have been indicated with a variety of materials proposed but design detail and external appearance is to be approved as reserved matters and so is not to be considered any further within this assessment.

Highway Issues

Means of access is to be considered within this application and it is proposed off Furnace Hill with entry to the car park adjacent to the CPS building leading to a parking area at ground floor level comprising of 10 spaces. It is considered that the majority of these can be allocated for the business space as the site is in a sustainable City Centre location where minimal residential parking provision is preferred (2 spaces). Linked to this is the development of a car club scheme in the City Centre which is to be encouraged and which the applicants have shown support for; conditions have been attached to aid the implementation of this scheme.

Secure cycle parking has been indicated but provision of which would be subject to a condition of this consent. The parking layout is considered acceptable to allow sufficient turning space and is adequate to meet the needs of this development.

At lower ground level, a servicing entry and servicing area is indicated which would not conflict with entry to the car park and would allow for deliveries (at controlled hours) to the retail unit and to the office space where necessary without resulting in disruption to the general flow of traffic. A bin store is also sited at lower ground level which again allows easy access for bin lorries.

The footway is also to be reinstated where possible between the access points to provide a pedestrian safe frontage and is also tied by condition.

The possibility of restricting the vehicular movements in one direction only along Furnace Hill has been raised, a similar proposal has been made for Lambert Street which is parallel and for which the applicant supported. An implementation of this scheme would eliminate the need for vehicles to travel along the footway when meeting vehicles approaching from the opposite direction and allow the provision of superior pedestrian facilities on both roads. Conditions have been added appropriately in relation to this scheme although it is only at inception stage at present.

152 Residential Amenity

There is limited residential accommodation in the vicinity of the site although there are current permissions behind/side of the site with the conversion of the John Watts building to residential use. This building backs onto the southern boundary of the site but is set further up Lambert Street, overlapping the site by approximately 14metres. At the point where the two developments meet, the Lambert Street development is 4-storeys in height with a blank rear gable elevation facing the application site. As such, there will be no privacy issues between the two developments. Moreover, due to the land levels and the relative positions and heights of the buildings, the courtyard on the application site serving units to the rear will still retain some open aspect. The courtyard is also south facing maximising light to these rear units and although the outlook will be minimal (approximately 4metres gap), the overall situation should not result in unreasonable living conditions for future occupiers.

Indicative layouts show varying sizes of units ranging between 19.1sqm and 48.4sqm which are sufficient to provide adequate living conditions for occupiers. Furthermore, the design indicated shows that maximum glazing is to be utilised in all units to maximise light source especially in some of the smaller units improving living conditions. However, as this is an outline application, layout details can still be revised where necessary in reserved matters applications (albeit within the ratio of floor spaces proposed) to ensure adequate living conditions are achieved to future occupiers.

No noise assessment accompanies this application although the nearby development site for residential accommodation on the junction with West Bar and Lambert Street was considered to fall within NEC C and NEC B, as defined by PPG24. As such, relevant conditions have been attached to ensure an adequate level of protection against noise both externally, and between different uses and any reserved matters application should include a noise report.

Subject to implementation of these conditions, it is considered that there is no significant likelihood of environmental problems caused to existing or new residents and therefore, the proposal would not be contrary to UDP policies IB9 or H12.

Accessibility

Policy H7 of the Unitary Development Plan encourages all new housing to be provided with at least 25% of the accommodation to be Mobility Housing which will be sought as a condition of this approval.

In terms of access indicated, level pedestrian access is achievable and layouts submitted show lift access internally. Four parking spaces are also laid out as disabled spaces; of these 2 are for the offices (complying with guidance stating 5% of floor space or minimum of 2) and 2 for the residential units which is also acceptable in this City Centre location.

153 Archaeology

The application included the submission of an archaeological desk-based assessment of the site. This concludes that the development area includes the site of Samuel Shore’s cementation furnace in the early 18th century. Redevelopment since this time may have resulted in disturbance but the potential for the survival of remains associated with the furnaces is considered to be moderate. In addition a late 18th or early 19th century public house occupied the site and the potential of remains associated with this is considered to be high. Any furnace remains are generally considered to be of high significance and therefore, trial trenching would be required to assess the extent of remains and if present, the proposed development must minimise negative effects on the archaeology. A condition to this effect has been attached.

Landscape and Public Art

Landscaping is a matter reserved for subsequent approval although indicative plans received have included provision of green roofs maximising the benefits of the set backs between storeys and a courtyard to the rear is also proposed. Hard and soft landscaping schemes and details of green roofs would be provided in a subsequent application.

A condition is attached to this permission requesting further details of public art provision to be incorporated within the development site.

Open Space

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public space within a kilometre of the site. This is calculated using the City Centre Living Strategy approved by Cabinet on 15th June 2006 which refers to open space provision for new housing developments in the City Centre.

It is confirmed that the catchment area is well below the minimum guidelines for formal and informal space with overall provision at 0.42hectares per thousand population, well below the minimum guideline of 6.00. Monies collected will be distributed in consultation with the relevant Area Panel.

A planning condition is proposed which will ensure that adequate provision is made for the open space needs of future occupiers of the site. It is likely that this will take the form of a contribution towards off site open space improvements elsewhere in the same quarter. Based on the application for 46 x 1bed/studio flats, the sum required has been calculated at £40 983.70 (including an administration fee of 3% of the contribution) which would form a Section 106 planning agreement in a reserved matters application.

In addition to open space provision, a request would also be made for a contribution to the Wardens Scheme based on £200 per residential unit.

154 Affordable Housing

Affordable Housing Interim Planning Guidance was approved by Cabinet in July 2006 in response to there being a recognised need for affordable housing across the City as a whole. The scheme incorporates some units which are considered to be low market entry units sold in the region of the affordable price of £70 000. However, a planning condition is attached stating that a developer contribution is also required as part of any consent towards affordable housing provision which will be equivalent to 20% of the units on the site being provided for sale at the current affordable price and would most likely take the form of a commuted sum forming a Section 106 agreement in a reserved matters application.

SUMMARY AND RECOMMENDATION

Although the residential element of the scheme is contrary to policy IB5 of the Unitary Development Plan, the policy advice in the St Vincent’s Action Plan is that residential uses are acceptable. This Plan supplements existing planning policy for the St Vincent’s Quarter prior to a major review of the Unitary Development Plan as part of the Sheffield Development Framework and has been used to justify a number of mixed use residential schemes in the area.

The site falls within a ‘New Business Area’ in the Action Plan where business is the preferred use and should form a significant proportion of the development. The ratios of floor space now proposed are 519.3sqm of office space, 418sqm of retail space and 1394.3sqm of residential development (46 x 1bed/studio flats). This represents 22% offices, 18% retail and 60% residential with an overall balance of 40% non-residential and 60% residential. Although this does not represent the preferred 50% of office space, it is considered that as the site is relatively small and positioned away from gateway corners or major routes, that the proposed break-down is acceptable particularly as it is located on the West Bar frontage. Moreover, the scheme also incorporates a significant retail element serving the needs of the local population.

The scale and height of the scheme with three storeys to the West Bar frontage, four storeys on the corner and rising to five and six storeys to the rear/centre of the site is appropriate in the street scene and also effectively responds to the topography.

The building that currently occupies the site is of no architectural value and redevelopment of the site provides an opportunity to enhance the appearance of the conservation area whilst providing a mixed-use scheme which positively responds to the setting and environment and contributes to the vitality of this area.

Design, external appearance and landscaping are matters reserved for subsequent approval and therefore, members are recommended to grant outline consent for siting and means of access subject to the conditions listed.

155

Case Number 06/02720/FUL

Application Type A Full Planning Application

Proposal Mixed use development, comprising 36 x 1 Bedroom/studio apartments in a 1 x 4/5 storey block, ground floor restaurant (Class A3) with 10 car parking spaces and landscaping (As amended 25/09/06)

Location 156 Ecclesall Road Sheffield S11 8JB

Date Received 17/07/2006

Team SOUTH

Applicant/Agent The Harris Partnership

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 Before the development is commenced, samples of all proposed external materials, window treatments, balconies, hard surfaced areas and other finishes shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 Before the development is commenced full details of the proposed glazed entrance canopy and extruding window frames shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 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

156 landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

5 Before work on site is commenced, full details of the proposed means of site enclosure shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be used unless such means of enclosure has been provided in accordance with the approved details. Thereafter such means of site enclosure shall be retained.

In the interests of the visual amenities of the locality.

6 Before the development is commenced, full details of the proposed bin stores shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be used unless such bin stores have been provided in accordance with the approved details. Thereafter such bin stores shall be retained.

In the interests of the visual amenities of the locality.

7 The flats shall not be used unless the parking accommodation for 10 cars as shown on the approved plans has been provided in accordance with those plans. Notwithstanding the submitted plans, provision for 16 cycle parking spaces shall also be provided within the basement in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter such car/cycle parking accommodation shall be retained for the sole purpose intended.

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

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

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

9 The building shall not be used unless all redundant access have been permanently stopped up and reinstated to footway. Such reinstatement shall include the footpath link to the east of the site between Exeter Drive and Ecclesall Road.

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

10 Prior to the occupation of the proposed flats, a scheme of sound attenuation works based on the measures detailed in ADT's Acoustic Consultancy

157 Report dated 11th April 2003 (ref ADT784) shall have been implemented to achieve the following maximum noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours) Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours). With the exception of the accommodation facing Exeter Drive, a system of alternative acoustically treated ventilation shall be provided to all habitable rooms in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter such measures shall be retained .

In the interests of the amenities of the future occupiers of the building.

11 Notwithstanding the foregoing condition, the flats shall not be occupied unless a scheme of sound insulation measures to prevent the transmission of noise between the restaurant and the flats above shall be implemented in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter such sound insulation shall be retained.

In the interests of the amenities of the future occupiers of the building.

12 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

In the interests of the amenities of the future occupiers of the building.

13 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 interests of the amenities of the future occupiers of the building.

14 The hours of use of the restaurant shall be restricted to between 0800 hours and 2330 hours on any day unless otherwise agreed by the Local Planning Authority.

158

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

15 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

16 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.

No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.

17 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.

18 Before work on site is commenced, details of a scheme of working during construction of the development, including hours of working, location of buildings and storage compounds and parking of vehicles shall have been submitted to and approved in writing by the Local Planning Authority.

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

19 At all times that construction works are being carried out, equipment shall be provided 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 such development is commenced, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned equipment has been provided, thereafter such equipment shall be properly maintained.

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

159 20 Full details of any proposed external lighting, including details of intensity, direction, siting and hours of operation, shall have been submitted to and approved in writing by the Local Planning Authority prior to installation and the Local Planning Authority reserve the right to require modification at any time.

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

21 The development shall not be commenced unless 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 in writing by the Local Planning Authority. Such details shall include calculations to demonstrate a minimum 20% reduction in surface water discharge compared to the previous use of the site.

To ensure satisfactory drainage arrangements.

22 There shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works.

To ensure satisfactory drainage arrangements.

23 25% of the flats shall be capable of being adapted to mobility standard in accordance with details, including a statement of the proposed design, to be first submitted to and approved by the Local Planning Authority.

To ensure appropriate opportunities for people with disabilities.

Attention is drawn to the following justifications:

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

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.

160

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. 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.

3. 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.

4. 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.

5. The applicant is advised that the signage indicated on the submitted drawings is not approved as part of this permission and will require separate Advertisement consent. To discuss arrangements for obtaining such consent, and to request application forms, the applicant should contact the Planning, Transport and Highways on Sheffield (0114) 2734215.

161 Site Location

INTRODUCTION

This application is a variation on a scheme approved earlier this year (05/04700/FUL), for a mixed use development of 25 x 1 bedroomed apartments with 10 car parking spaces and a restaurant in a 4 and 5 storey block.

LOCATION AND PROPOSAL

The site has been cleared having last been occupied by the Jolly Buffer public house/Classic Rock Bar. The site lies at the junction of Ecclesall Road and William Street, within 200 metres of the Inner Relief Road.

162 To the north and east, the site is surrounded by the extensive Exeter Drive flats/maisonettes development of 4 and 5 storey flat roofed buildings. On the opposite side of William Street is a petrol filling station behind which is a c1990 sheltered housing scheme (Sunnybank) with buildings of traditional design averaging 3 storeys in height.

Immediately to the east of the site are a row of flat-roofed brick built garages with rear elevations facing Ecclesall Road. Beyond the garages is the Devonshire Arms public house, a traditional red brick 3 storey detached building.

The site lies opposite the former Wards Brewery which has been redeveloped as a mixed retail/food & drink/residential scheme.

The differences between the approved and proposed schemes are:

- alterations to layout to provide 36 residential units in lieu of 25

- increase in floor area of proposed restaurant from 1650ft2 to 1824ft2 (achieved by relocating lift shaft)

- additional disabled parking bay and cycle parking within approved basement layout

- increase in floor area at top floor level by approx 25m2

- minor alterations to proportions of window openings

RELEVANT PLANNING HISTORY

Planning permission was granted in February 2006 for 25 x 1 bed apartments with ground floor restaurant and 10 car parking spaces (ref. 05/04700/FUL). Prior to that, permission had been granted in February 2005 for 25 apartments with ground floor retail unit and 10 car parking spaces (ref. 03/02775/FUL).

An application for a scheme of 128 student bedrooms over five floors was withdrawn in February 2003 (ref.02/04028/FUL).

SUMMARY OF REPRESENTATIONS

The application has been formally advertised as a ‘major development’ and individual letters of notification were sent to 207 addresses.

2 letters of representation have been received from local residents. The representations are summarised as follows:

- 5/6 storeys would alter area significantly from previous 2 storey building - impact on occupiers living opposite the site – loss of natural light and impact on well-being - insufficient parking to serve the development – will exacerbate loss of parking and increase congestion

163 - insufficient parking for restaurant – lack of parking has prevented letting of restaurant unit at Wards site opposite - more dangerous for people exiting petrol station opposite site - site would be better developed as youth centre for area – no need for luxury flats in this area

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Policy Area as designated within the Sheffield Unitary Development Plan (UDP). Housing (Class C3) uses are the preferred form of development in accordance with UDP Policy H10. Class A3 uses are listed as being an acceptable use.

The principle of a mixed flats/restaurant development has already been established by the current permission which remains valid until Feb 2009. Due to preceding legislation, the earlier permission for the flats/retail scheme remains valid until Feb 2010. Consideration of the current proposals is essentially restricted to the reconfigured accommodation, to provide 36 smaller units, and the impact of the extension at top floor level. The other alterations to the scheme, referred to earlier in the report, would normally be considered as minor amendments to the approved scheme. Policies H14 and BE5 are most relevant.

Highway Issues

The level of car parking provision remains as previously approved although one parking space will be redesignated for disabled use (2 disabled spaces in total). A residents parking scheme operates in the surrounding area and will restrict on- street parking during the day. As previously, a directive is recommended advising that permits will not be available for occupiers of the building. This should ensure that adequate on-street parking is available for existing residents in the area. It is unlikely that the development will attract car owners in this location unless a parking space within the development can be secured.

The parking scheme does not operate during the evenings and the restaurant use may result in additional on-street parking at these times when it is expected to be at its busiest. However, previous refusals for Class A3 uses further away from the city centre in Ecclesall Road have been granted on appeal. The appeal Inspectors have judged that such proposals are acceptable in terms of highway safety and capacity. As in the appeal cases, the site is accessible to a considerable residential population and is well served by public transport. It is also within easy walking distance of the city centre. The approx 16m2 increase in floorspace proposed for the restaurant is not sufficient to depart from this view.

Cycle parking provision is proposed to increase from 10 to 12 spaces. There is scope to increase cycle parking provision and a condition requiring 16 spaces is recommended.

164 In view of the above, the proposals are considered acceptable in accordance with H14(d).

Design Issues

The design and appearance of the building does not differ significantly from the previous approval. The addition to the top storey is relatively minor and maintains a staggered roof line. The appearance of the building will not be compromised. The proportions of some of the window openings are enlarged and represent a marginal improvement on the previously approved scheme. The proposals comply with UDP Policy BE5.

Access Issues

Level access is provided into the building and lift access is provided to all floors. 9 units will be provided to mobility housing standards. 2 parking spaces are designated for disabled use.

Amenity Issues

The revised accommodation will not have any greater impact on any residential amenity. The proposals continue to comply with UDP Policy H14.

Open Space

A commuted sum of £11,175 for the provision/enhancement of local recreation space was secured by legal agreement in respect of the previous permission, in accordance with UDP Policy H16. The increase in accommodation requires a commuted sum of £16,380. An Agreement is expected to be completed prior to the Board meeting.

SUMMARY AND RECOMMENDATION

Planning permission was granted in 2005 for a mixed residential/retail scheme and in Feb 2006 for a mixed residential/restaurant scheme. This proposal marginally increases the restaurant area and replaces the 25 flats previously approved with 36 smaller units. A small extension to the top floor is proposed.

Concerns about car borne custom associated with the restaurant and increased demand for on-street parking are insufficient to justify refusal in view of the residents parking scheme in the area and recent appeal decisions for food and drink uses further along Ecclesall Road. The increase in flat units is unlikely to generate additional cars due to the restricted parking available within the development and the ineligibility of occupiers of the flats for residents parking permits.

The proposals accord with relevant UDP Policies and it is recommended that planning permission is granted subject to conditions and a legal agreement to secure a commuted sum (£16,380) towards the provision/enhancement of local recreation space.

165

Heads of Terms for the Planning Obligation

On or before the commencement of development, the developer should pay the sum of £16,380 to be used by the Council towards the provision/enhancement of recreation space within the locality of the site.

In the event that a satisfactory Section 106 Planning Obligation covering the Heads of Terms set out in the preceding paragraph, is not concluded before the Area Board meeting (in order to meet the governments target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

166

Case Number 06/02752/RG3

Application Type Application Submitted by the Council

Proposal Residential development, new road and access to sports field (Outline planning permission)

Location Westfield School Westfield Crescent Mosborough Sheffield S20 5AQ

Date Received 17/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

4 Details of affordable housing, as defined in Sheffield City Council Policy H4 of the Unitary Development Plan and Supplementary Planning Guidance, which shall be no less than 20% of the total number of units developed on site (unless otherwise authorised in writing by the Local Planning Authority) shall be included with the reserved matters submission for the siting of the dwelling houses herby approved. This condition shall not preclude an agreement being reached with the local planning authority for some alternative means of providing the requisite affordable housing either on another site or by way of a contribution towards the alterations or extension of existing housing needs defined above on another site in the locality.

In order to comply with adopted Unitary Development Plan and Affordable Housing SPG

5 On or before the commencement of development, a financial contribution shall be paid to Sheffield City Council, to be spent in whatever manner it considered appropriate for the provision or improvement of open space in the locality.

The size of the above financial contribution shall be determined on the basis of the following calculation. A sum of money equating to the size of each dwelling shall be paid to the council in accordance with the following scale One bedroom Dwelling £247.20 Two bedroom dwelling £731.30 Three bedroom dwelling £916.70 Four bedroom dwelling £1019.70

In the event of the development being delayed, the financials sum referred to shall be increased to allow for price inflation where necessary. The financial sum shall be repaid to the developers if capital works relating t the provision or enhancement of open space, in the locality have not been commenced by the City Council within 2 years of the final dwelling in the development being completed.

To ensure an appropriate quality of development and compliance with policy H16 of the Unitary Development Plan.

6 The site shall be developed with separate systems of foul drainage for foul surface water on and off site.

In the interests of satisfactory and sustainable drainage.

7 No development shall take place until details of the proposed means of the disposal of foul and surface water drainage, including, details of any balancing works and off site works, have been submitted to an approved in writing by the Local Planning Authority

168 To ensure the development can be properly drained.

8 Unless otherwise approved in writing by the local planning authority, there shall be no piped discharge of surface water for the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provisions has been made for their disposal)

9 The site shall be developed with separate systems of drainage for foul and surface water on and off site. No development shall take place until details of the proposed means of foul and surface water drainage, including details of any balancing works and off site works, have been submitted to and approved in writing by the Local Planning Authority

To ensure that the development can be properly drained

10 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the 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.

11 The surface water discharge from the site is subject to reduction of at least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal including calculations to demonstrate the reduction must be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.

To ensure satisfactory drainage arrangements.

12 Unless otherwise agreed in writing with the Local Planning Authority, prior to the development commencing, arrangements shall have been entered into securing the installation of 4 replacement bus stops with raised footway and tactile paving to assist boarding/alighting

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

13 Construction or demolition works that are audible at the site boundary be carried out only during the following hours: 0800 to 18.00 Monday to Friday 0800 to 1300 on a Saturdays with no works carried out on Sundays or public Bank Holidays

169 Deviations of these hours should be agreed in writing by Sheffield City Council Environmental Protection Service

In the interests of the amenities of adjoining property.

In the interests of the safety of road users.

15 The sporting facilities at the Eckington way approved under planning reference (04/00478/FUL) shall be ready for use by both students and the general public prior to the redevelopment of the application site to ensure continuity of sporting provision.

In the interests of the amenities of the locality.

16 Prior to the commencement of development details of a Wildlife Tunnel to cross the proposed new vehicle access road taken from Moss way shall be submitted to an approved in writing by the Local Planning Authority. The Tunnel shall then be provided in accordance with the approved details prior to the occupation of the first dwelling on site.

For the protection of badgers and local wildlife.

17 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

18 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

170 Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

a. Clear and unambiguous objectives and modal split targets;

- Car club - A financial contribution to aid implementation and/or provide first year membership for one person for each unit - Commitment to fund their implementation of bays including traffic regulation order and marking son road - Promotion commencing at initial contact events, sales suites, estate agents etc - Public Transport - Incentive re public transport season tickets either - Part funding discounted season tickets - Provision of one-year travel master in conjunction with South Yorkshire PTE - Financial voucher to be spent on Public Transport - Cycling - Incentive - Voucher to be spent at a local cycle shop - Free bike.

Alternatively provide each unit with a sustainable voucher up to a value to be spent as the occupant desires on a sustainable travel shopping list (list to be agreed with the City Council) The voucher allows for more flexibility and inclusion of more than one occupant.

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.

19 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

171 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.

20 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development during construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

21 Prior to the commencement of development details of the boundary treatment of the north and east boundaries of the site shall be submitted to an approved in writing by the local planning authority. These details shall include the provision of planting and landscaping.

To ensure an appropriate boundary adjacent to allocated green belt land.

22 Notwithstanding the submitted tree survey prior to the commencement of development a tree constraints plan shall be submitted illustrating root protection areas.

In the interests of the amenities of the locality.

23 Prior to the commencement of development details of measures to attenuate and minimise light spillage from the existing floodlights located on the all weather playing surface to the north of the site shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved details. Measures should include restrictive baffling/cowling of the flood lighting to minimise light spillage outside of the play pitch.

In the interest of the amenities of the locality.

24 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure

172 that such improvement works will be carried out before the is/are brought into use.

Highway Improvements:

1. Improvements to the junction of Moss Way and Station Road including kerbing, drainage, lighting, refuge islands and adjustments to the vertical alignment of Station Road, to improve safety of this junction.

2. Removal of the Bus Drop-off area on Station Road and provision of alternative lay-by facilities with shelter.

3. Provision of new footway/cycle routes adjacent to Moss Way to link the new estate with existing provisions on the east.

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

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

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

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

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

27 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.

28 No works to start on site until full details of the new access roads, and in particular details of how the existing public footpath network is to be incorporated within the access road design, have been submitted to and approved by the Local Planning Authority.

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

173 emergency service vehicle access, shall be permitted between the new estate and Westfield Crescent).

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

30 At all times that construction 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 traffic safety and the amenities of the locality.

31 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 use of the development commencing, and shall thereafter be retained.

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

Attention is drawn to the following justifications:

H4 - Housing for People on Low Incomes H7 - Mobility Housing H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments BE5 - Building Design and Siting GE4 - Development and the Green Belt Environment GE10 - Green Network LR5 - Development in Open Space Areas

174 Attention is drawn to the following directives:

1. When preparing detailed proposals for the development of this site, the developer is advised that the Council will encourage the provision of easily accessible housing, capable of adaptation to meet the needs of various people with mobility impairments. Know as 'mobility housing', further details are available together with guidance notes from the Access Officer on (0114) 2734197 or from Planning Enquiries on (0114) 2734215.

2. The applicant should be aware that a Tree Preservation Order will be prepared prior to the disposal of the site. You are advised to contact the councils environmental planning for further advice Tel: 0114 2735804

3. The applicant is advised that the Local Planning Authority has reason to believe that the application site may contain species and/or habitats protected by law. Separate controls therefore apply, regardless of this planning approval. Please contact Ecology Telephone Number 0114 2734481 for more information in this respect.

4. 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.

5. 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.

6. 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.

7. 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.

175 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

8. 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.

9. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.

10. 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.

176 Site Location

Joint Report

This report covers three separate planning applications, which form one development site 06/02752/RG3, 06/02758/RG3 and 06/02755/RG3 for outline residential development of the former Westfield School Site, Mosborough

LOCATION AND PROPOSAL

This application seeks outline planning permission for residential development of Westfield School site. Details of access only are to be considered at this stage, all other matters are reserved for subsequent approval. For the purposes of marketing and developing the Westfield School site the applicants have split the site into three separate application sites.

177

The school is due to close in early 2007 and a replacement school and sports facilities/playing fields are nearing completion at Eckington Way approved in 2002 (planning ref: 02/03553/RG3).

The applications relate primarily to the existing buildings on site excluding the existing changing facilities at the north east of the site. The existing playing fields associated with the school and a small area of land, which accommodates part of the existing swimming pool and a car park located at the southern end of the site adjacent to Mossdale Avenue, are excluded from overall the site.

The site has been subdivided into three separate planning applications. 06/02758/RG3 comprises of the eastern part of the site including a new access road to be formed from Moss way approximately 1.2 hectares in area. 06/02752/RG3 comprises of the northern part of the site approximately 1.4 hectares in area and 06/02755/RG3 comprises of the western part of the site approximately 1.48 hectares in area.

The application sites lie within an allocated housing area as defined in the adopted Sheffield Unitary Development Plan with the proposed new access road to be taken from Moss Way crossing a highways verge. The western boundary of the site abuts an existing residential area on Westfield Crescent and Toll House Mead. To the south is Mossdale Avenue a small residential estate and the Mosborough Miners Welfare Club playing fields. To the east is a mature landscaped area with footpaths and a substantial area of land which accommodates allotments. Land to the north and east of the site comprises of playing fields, which is allocated as open space and green belt in the Unitary Development Plan.

Existing access to the school site is through a residential area via Westfield Crescent in the North east corner of the site.

A detailed planning brief for this site has been prepared and published by Forward and Area Planning which sets out the planning constraints and opportunities for the development of this site.

The applicants have submitted an indicative layout to illustrate how the site could be developed, however this is purely indicative with formal layouts to be decided upon the submission of a reserved matters scheme or full planning application.

RELEVANT PLANNING HISTORY

There is no relevant planning history to this site.

SUMMARY OF REPRESENTATIONS

5 letters of representation have been received and the issues raised are summarised as follows:

- Site has developed from a village into a small town without the necessary Additional public services and facilities are needed

178 - Development will have a detrimental affect on the people of Mosborough - Traffic congestion - Number of mature trees on site, which also provide a wildlife habitat. - Over-population of the area. - Concern that an access road is to be provided through the site to Moss Way - There is little green space in the area - Impact on local wildlife - Loss of trees - Impact on privacy - Impact on view - Noise implications

SUMMARY OF CONSULTATIONS

Sport England – No objection to the proposed development. The existing changing facilities on site are excluded from the application site as are the playing field, which is welcomed. However a small area of hard playing surface/court, which is enclosed by existing school buildings, forms part of the development site. The replacement school and sporting facilities that are to be provided at Eckington Way (04/04478/FUL) outweigh the loss of playing field land under this application.

South Yorkshire Archaeology Service – No objections.

SYPTE – Welcomes residential developments in locations that are accessible by public transport and close to the existing network. Concern with the accessibility of the site given that it is 400 metres to the nearest bus stop and the service frequency being relatively poor. The 50 and 53 provide half hour frequency service that link to Sheffield and Waterthorpe. To compensate for walking distance it is essential that a comfortable waiting environment is provided and shelter upgrades should be provided at existing stops on High Street and Station Road. The provision of quality waiting environments will increase the attractiveness and feasibility of public transport. Additionally a public footpath link should be provided form Westfield Crescent as it would provide access to services operating on High Street.

PLANNING ASSESSMENT

Policy Issues/Land use

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area. Policy H10 ‘Development in Housing Areas’ states that within such areas housing is a preferred use of land.

Policy H4 ‘ Housing for People On Low Incomes’ identifies that housing for people on relatively low incomes will be promoted. When a need is identified, the provisions of affordable housing will be encouraged as a proportion of large housing scheme, the scale and means of provision should be negotiated with the developer.

179 Policy G2 of Adopted SPG: Affordable Housing seeks to ensure that an appropriate proportion of affordable housing is provided on development sites.

Policy H7 requires 25% of housing to be provided to Mobility housing.

Policy H14 Conditions on development in housing areas seeks to ensure, good quality of design of new developments in scale and character with the surrounding area, adequate amenity and privacy for future residents, safe access to the highway network.

Policy H15 ‘Design of New Housing Developments’ seeks to ensure ease of access to homes for people with disabilities, adequate private or communal garden space is provided as appropriate, adequate daylight, privacy and general amenity is provided for all residents and comply with the provisions of other unitary development plan policies.

Policy BE5 principally seeks good design within new developments and the use of good quality materials.

Policy GE4 seeks to ensure that the scale and character of any new development, which is conspicuous from the greenbelt, should be in keeping with the area and wherever possible conserve and enhance the landscape and natural environment.

Policy GE10 seeks to protect green links from new development, which would detract from the mainly green and open character or would cause serious ecological damage.

Adopted national guidance contained in PPG 3 Housing indicates that priority should be given to re-using previously developed land within urban areas in preference to the development of greenfield sites. The site is predominantly occupied by built form and therefore is considered to be previously developed land. The application sites fall within the allocated housing policy area as defined in the Unitary Development Plan. The housing area boundary as drawn on the Unitary Development Plan proposals map crosses at an angle away from the existing buildings on site incorporating a small area of land which is set to grass which is located on a slightly higher plateau than the land to the north and east. An open space assessment has been carried out with overall provision in the catchment area well above the minimum guidelines. This small area will not significantly affect overall open space provision in the locality, the land is also of little recreational value due to its close proximity to the housing area. The development is therefore not considered to conflict with the provisions of policy LR5 and the principle of the use of the site for housing purposes is considered acceptable.

Affordable Housing.

The applications were submitted prior to the 26th July 2006 and therefore are subject to the provisions of Policy H4 of the Unitary Development Plan, which requires the provision of affordable housing on large housing sites and policy G2 of the adopted SPG: Affordable Housing which identifies the site as falling within an area where there is a need for affordable housing. Each application site is less

180 than 1.5 hectares in area however, subject to the site being developed at a density of 40 dwellings per hectare which accords with national planning guidance contained in PPG3, the development site as a whole could potentially accommodate 120-150 dwellings. The Westfield School site as a whole is approximately 3.5 hectares in size and therefore the provision of affordable housing is required as part of the development of the site as a whole and the breaking of the site into three separate applications does not negate the need for affordable housing. It has been identified that there is specific need in this area for low cost home ownership and older persons accommodation. In accordance with the adopted SPG and Unitary Development Plan policy H4, 20% of the properties developed on site should be transferred to a registered Social landlord, this will be secured by condition.

Highways Issues/Footpath.

Existing access to the School is taken from Westfield Crescent, however this access is not suitable to handle the proposed volume of new traffic that would be associated with developing the site for residential purposes, therefore a new junction and access road is to be formed from Moss Way.

The proposed access road from Moss Way crosses a definitive public footpath with runs along the eastern boundary of the site and then crosses Moss Way further to the north. Improvements to the existing footpath involving crossing facilities, surfacing and lighting can be secured by condition. Alterations to the existing pedestrian footpaths adjacent to Moss Way will also be required. These alterations will improve the ease of pedestrian movements adjacent to Moss Way and will not be detrimental to highways or pedestrian safety. A pedestrian/cycle link will be required through the site linking Moss Way and Westfield Crescent.

The applicants have submitted a travel plan, which includes measures to encourage the use of more sustainable transport measures other than the private car.

Access to Playing fields/loss of playing fields.

In order to ensure the continued use of the existing playing fields, which fall outside of the application site, an access link road off the new road to be formed form Moss way has been provided. This will ensure the general public will continue to have direct access to the sports pitches. Sport England have been consulted and have not raised any concern with the loss of a small area of play space hard court with the site boundary as compensatory and improved facilities will be provided in the catchment area at Eckington Way when the new school is completed. A community use agreement has also been drawn up as part of the Eckington way approval, which will ensure that the local community also have access to the sporting facilities outside of normal schooling hours.

Archaeology

There are no significant archaeological remains on this site that require mitigation measures.

181

Public Art

In accordance with Policy BE12 the provisions of public art works will be encouraged as integral part of the design within larger developments. This will be secured by planning condition and will submitted as part of any future development scheme.

Mobility Housing

Policy H7 requires that minimums of 25% of dwellings are provided to mobility standards.

Landscaping

The site contains a number of existing landscape features including trees and hedgerows, some of which define the boundaries of the site. Policy GE15 requires developers to retain mature trees and, copses and hedgerows wherever possible and replace any trees, which are lost. The existing hedgerows that enclose the site along the west and south boundaries can be retained without significantly restricting the developable site area. In order to gain access to the site a new junction will be formed with Moss way, which will cross the highways verge and necessitate the removal of a small section of the boundary hedge and some tree planting adjacent to the public footpath. Replacement planting will acceptably compensate for the loss of this small area of landscaping.

The majority of existing trees on site are grouped centrally within the site. A tree survey has been undertaken with a number of the trees within the site worthy of retention and incorporation in any future development scheme. Some are worthy of protection by tree preservation order, which will be undertaken separately from this application by Environmental Planning.

The northern boundary of the site adjoins the Green Belt policy GE4 seeks to ensure that any development which is conspicuous from it should be in keeping with the area and wherever possible conserve and enhance the landscape and natural environment. Therefore the sensitive design and siting of dwellings is required adjacent to the Green Belt, which will be determined at reserved matters stage. However in order to minimise the visual impact of any new development on the Green Belt some supplementary planting and establishment of a landscaped boundary treatment is necessary again this can be secured by condition.

Subject to the imposition of conditions requiring retention and protection of existing trees and boundary treatment during construction the and provision of additional planting on the north and eastern boundaries of the site proposed development is acceptable from a landscaping perspective.

Residential Amenities

The site is of a reasonable size to accommodate residential development. The detailed design and layout of the scheme will be considered at reserved matters

182 stage. There is an existing floodlit multi games area located to the north of the site on the existing playing fields. The floodlighting is approximately 12/15 metres high and is not restrictedly cowled or baffled in order to minimise light spillage/dispersal outside of the playing area. Therefore subject to layout the amenities of future residents of the site who may live close to the northern boundary of the site could potentially suffer disamenity caused by light spillage. The applicants have therefore agreed to replace/improve the floodlighting to ensure the future residents are not detrimentally affected by light spillage.

Financial Contributions

The application site lies in an area where a contribution to the improvement of open space is required. As the application is in outline only no calculations of the financial contribution can be made at this time as both house types and numbers have not be defined. Therefore details will be secured by condition to be submitted with the reserved matters application, in line with Policy H16 of the UDP.

Education

No educational contributions are required provided the development site accommodates between 100 and 150 dwellings as there is adequate provision at Mosborough Infant/junior School and secondary schools in the locality.

Ecology

There is evidence of a protected species in the locality of the site who forage in the area. In order to minimise the impact on the species it is recommended that a Wildlife Tunnel is provided under the proposed access road to negate and disruption or disturbance of their natural habits. A green link runs along the eastern boundary of the site. This area of land is currently characterised by vehicle access roads, parking areas, hard standing and buildings some of which are residential. Green links can be relatively narrow spaces such as hedgerows and railway sidings. There is a mature hedgerow along the western boundary of the site, which can be retained by condition. No ecological objections have been raised in respect to the green link and it is considered that with the retention of the hedge and additional landscaping which will form part of the development of the site the green link will not be detrimentally affected.

SUMMARY AND RECOMMENDATION

The three applications seeks outline-planning permission for residential development of the site with means of access to be considered only at this stage. All other matters are reserved for subsequent approval.

The application sites are located in the housing policy area as defined in the adopted Unitary Development Plan where the preferred use of land is for C3 housing purposes.

The proposed access arrangements are acceptable from a highways perspective with some off site highways works required which will be secured by condition.

183 Suitable access has also been provided to the adjoining playing fields and the changing facilities have been excluded from the application site.

The buildings that currently occupy the site are of no architectural value and redevelopment of the site provides an opportunity to enhance the appearance the visual amenities of the areas and contribute to the character and appearance of the adjoining Green Belt land, whilst providing a mixed-use scheme which positively responds to the setting and environment and contributes to the vitality of this area.

The proposed development is therefore considered acceptable and it is recommended that outline planning permission is granted conditionally on each of the application sites.

184

Case Number 06/02755/RG3

Application Type Application Submitted by the Council

Proposal Residential development, new road and access to sports field (Outline planning permission)

Location Westfield School Westfield Crescent Mosborough Sheffield S20 5AQ

Date Received 17/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

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

4 Details of affordable housing, as defined in Sheffield City Council Policy H4 of the Unitary Development Plan and Supplementary Planning Guidance, which shall be no less than 20% of the total number of units developed on site (unless otherwise agreed in writing by the Local Planning Authority) shall be included with the reserved matters submission for the siting of the dwelling houses herby approved. This condition shall not preclude an agreement being reached with the local planning authority for some alternative means of providing the requisite affordable housing either on another site or by way of a contribution towards the alterations or extension of existing housing needs defined above on another site in the locality.

In order to comply with adopted Unitary Development Plan and Affordable Housing SPG

One bedroom Dwelling £247.20 Two bedroom dwelling £731.30 Three bedroom dwelling £916.70 Four bedroom dwelling £1019.70

To ensure an appropriate quality of development and compliance with policy H16 of the Unitary Development Plan.

6 The site shall be developed with separate systems of foul drainage for foul surface water on and off site.

In the interests of satisfactory and sustainable drainage.

186

To ensure the development can be properly drained.

To ensure that no foul or surface water discharges take place until proper provisions has been made for their disposal

To ensure that the development can be properly drained

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

To ensure satisfactory drainage arrangements.

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

13 Construction or demolition works that are audible at the site boundary be carried out only during the following hours: 0800 to 18.00 Monday to Friday 0800 to 1300 on a Saturdays

187 with no works carried out on Sundays or public Bank Holidays Deviations of these hours should be agreed in writing by Sheffield City Council Environmental Protection Service

In the interests of the amenities of adjoining property.

In the interests of the safety of road users.

In the interests of the amenities of the locality.

16 Prior to the commencement of development details of a Badger Tunnel to cross the proposed new vehicle access road taken form Moss way shall be submitted to an approved in writing by the Local Planning Authority. The Tunnel shall then be provided in accordance with the approved details prior to the occupation of the first dwelling on site.

For the protection of badgers and local wildlife.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

188 Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

a. Clear and unambiguous objectives and modal split targets;

c. 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. d. And should incorporate measures such as: - Car club - A financial contribution to aid implementation and/or provide first year membership for one person for each unit - Commitment to fund their implementation of bays including traffic regulation order and marking son road - Promotion commencing at initial contact events, sales suites, estate agents etc - Public Transport - Incentive re public transport season tickets either - Part funding discounted season tickets - Provision of one-year travel master in conjunction with South Yorkshire PTE - Financial voucher to be spent on Public Transport - Cycling - Incentive - Voucher to be spent at a local cycle shop - Free bike. Alternatively provide each unit with a sustainable voucher up to a value to be spent as the occupant desires on a sustainable travel shopping list (list to be agreed with the City Council) The voucher allows for more flexibility and inclusion of more than one occupant.

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.

189 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.

To ensure an appropriate boundary adjacent to allocated green belt land.

22 Notwithstanding the submitted tree survey prior to the commencement of development a tree constraints plan shall be submitted illustrating root protection areas.

In the interests of the amenities of the locality.

In the interest of the amenities of the locality.

24 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

190 Highway Improvements:

2. Removal of the Bus Drop-off area on Station Road and provision of alternative lay-by facilities with shelter.

3. Provision of new footway/cycle routes adjacent to Moss Way to link the new estate with existing provisions on the east.

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

29 No works to start on site until full details of a footpath/cycle link joining the new estate with Westfield Crescent, have been submitted to and approved by the Local Planning Authority (no vehicle access except potential emergency service vehicle access, shall be permitted between the new estate and Westfield Crescent).

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

191

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

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

192

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

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

8. 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

193 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.

194 Site Location

See Application 06/02752/RG3 for Report

195

Case Number 06/02758/RG3

Application Type Application Submitted by the Council

Proposal Residential development, new road and access to sports field (Outline application under Reg3 - 1992)

Location Westfield School Westfield Crescent Mosborough Sheffield S20 5AQ

Date Received 17/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

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

In order to comply with adopted Unitary Development Plan and Affordable Housing SPG

To ensure an appropriate quality of development and compliance with policy H16 of the Unitary Development Plan.

6 The site shall be developed with separate systems of foul drainage for foul surface water on and off site.

In the interests of satisfactory and sustainable drainage.

197 To ensure the development can be properly drained.

To ensure that no foul or surface water discharges take place until proper provisions has been made for their disposal.

To ensure that the development can be properly drained.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

To ensure satisfactory drainage arrangements.

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

198 Deviations of these hours should be agreed in writing by Sheffield City Council Environmental Protection Service.

In the interests of the amenities of adjoining property.

In the interests of the safety of road users.

In the interests of the amenities of the locality.

For the protection of badgers and local wildlife.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

199 Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include: a. Clear and unambiguous objectives and modal split targets; b. 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; c. 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. d. And should incorporate measures such as: - Car club - A financial contribution to aid implementation and/or provide first year membership for one person for each unit - Commitment to fund their implementation of bays including traffic regulation order and markings on road - Promotion commencing at initial contact events, sales suites, estate agents etc - Public Transport - Incentive re public transport season tickets either - Part funding discounted season tickets - Provision of one-year travel master in conjunction with South Yorkshire PTE - Financial voucher to be spent on Public Transport - Cycling - Incentive - Voucher to be spent at a local cycle shop - Free bike. Alternatively provide each unit with a sustainable voucher up to a value to be spent as the occupant desires on a sustainable travel shopping list (list to be agreed with the City Council) The voucher allows for more flexibility and inclusion of more than one occupant.

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.

200 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.

To ensure an appropriate boundary adjacent to allocated green belt land.

22 Notwithstanding the submitted tree survey prior to the commencement of development a tree constraints plan shall be submitted illustrating root protection areas.

In the interests of the amenities of the locality.

In the interest of the amenities of the locality.

24 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

201

Highway Improvements:

2. Removal of the Bus Drop-off area on Station Road and provision of alternative lay-by facilities with shelter.

3. Provision of new footway/cycle routes adjacent to Moss Way to link the new estate with existing provisions on the east.

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

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

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

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

203 people with mobility impairments. Know as ¿mobility housing¿, further details are available together with guidance notes from the Access Officer on (0114) 2734197 or from Planning Enquiries on (0114) 2734215.

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

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

204

205 Site Location

See Application 06/02752/RG3 for Report

206

Case Number 06/02875/FUL

Application Type A Full Planning Application

Proposal Erection of 33 apartments, new vehicular access and associated car parking

Location Site Of Vernons The Bakers And Bankside Works Archer Road Sheffield S8 0JT

Date Received 18/07/2006

Team SOUTH

Applicant/Agent Spawforth Associates

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In order to ensure an appropriate quality of development.

3 Before the development is commenced full details including elevation drawings of the proposed boundary wall adjacent Archer Road shall be submitted to, and approved in writing by, the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 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 be capable of achieving the following noise levels:

Bedrooms: LAeq 15 minutes - 30 dB (2300 to 0700 hours),

207 Living Rooms: LAeq 15 minutes - 40 dB (0700 to 2300 hours),

In the interests of the amenities of the future residential occupiers of the building.

5 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.

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 LPA. Such Validation Test shall:

(a) 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 LPA before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the LPA before the use is commenced and shall thereafter be retained.

(b) Be carried out in accordance with an approved method statement,

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

7 In order to provide protection against heavy metal ground contamination a capping layer of 600mm of clean soil should be provided in all gardens and landscaped areas.

In the interests of residential amenity.

8 In order to protect against ground gases a ventilated sub-floor layer should be installed in all properties in addition to the basic radon protection.

In the interests of the amenity of future occupiers.

9 Prior to commencement of the development further sampling shall be carried out to determine if leachate from the site has contaminated groundwater and the River Sheaf. Details of the sampling and any appropriate attenuation measures should be submitted to and approved in writing by the Local Planning Authority.

In the interest of the local environment.

208 10 To protect site workers should ashy, odorous, brightly coloured or apparently contaminated material be found on the site, this should be tested to check if it is contaminated. If the material is found to be contaminated it should be removed from the site and the Local Planning Authority informed of the findings.

In the interests of the amenity and safety of persons in the locality.

11 On completion of the ground contamination remediation works and prior to construction a validation report should be submitted to the Local Planning Authority confirming that the required remediation works have been completed.

In the interests of the amenity of the locality.

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

To ensure satisfactory drainage arrangements.

13 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works, have been submitted to and approved by the Local Planning Authority.

To ensure that the development can be properly drained.

14 Unless otherwise agreed in writing with the Local Planning Authority, detailed proposals for surface water disposal, including calculations to demonstrate a 20% reduction compared to existing peak flow , shall be submitted to and approved in writing by the LPA prior to the development being commenced.

In order to mitigate against the risk of flooding.

15 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 approved surface water drainage works.

To ensure that no surface water discharges take place until proper provision has been made for their disposal.

16 This permission shall relate to the application as amended by the plans received by the Local Planning Authority on 4th October 2006.

For the avoidance of doubt as to what is permitted and to ensure a more satisfactory development of the site.

17 Before the development is commenced, details of exterior lighting and samples of hard landscaping materials shall be submitted to, and approved in writing by, the Local Planning Authority.

209 In the interests of the visual amenities of the locality.

18 Before the development is commenced full details of the buildings housing the refuse compounds shall be submitted to, and approved in writing by, the Local Planning Authority.

In the interests of the visual amenities of the locality.

19 The apartments shall not be used unless the visibility splays (2.4m x 70m), as indicated on drawing no 390601 rev c (Sanderson Associates), have been provided. When such visibility splays have been provided, thereafter the visibility splays shall be retained and no obstruction to the visibility splay shall be allowed within the visibility splays above a height of 1 metre.

In the interests of highway safety.

20 The apartments shall not be used unless turning space for vehicles has been provided within the site in accordance with the approved plans. Thereafter such turning space shall be retained.

In the interests of highway safety.

21 The apartments shall not be used unless the car parking accommodation for 33 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 providing adequate off-street parking.

22 The gradient of the access road/driveway shall not exceed 1 in 10, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of highway safety.

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

In the interests of highway safety and the amenity of the locality

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 highway safety and the amenity of the locality.

210 25 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 highway safety.

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

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

27 The apartments shall not be used unless the cycle parking accommodation for 21 cycles as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

In the interests of the amenity of future occupants.

28 Before any work is commenced on site a dilapidation survey of the surrounding highways shall be jointly carried out with the Highway Authority and prior to the occupation of the flats any remedial works required shall have been carried out to the satisfaction of the Local Planning Authority.

In the interest of highway safety and the amenity of the locality.

29 Before the development is occupied details of the location of a grit bin shall be submitted and approved to the LPA and the grit bin shall be provided and thereafter retained.

In the interests of highway safety.

30 Notwithstanding details shown on the approved plans, details of the setting out of the undercroft parking to Block A and the dedicated disabled space for Block B are not approved. Before the development is commenced revised details shall be submitted to, and approved in writing by, the Local Planning Authority.

In the interests of highway safety.

31 Before the development is commenced, details of the entrance doors to the undercroft parking of Block A shall be submitted to, and approved in writing by, the Local Planning Authority so that the doors are easily accessible a disabled driver.

211 In the interests of the amenities of future occupants.

32 Unless otherwise agreed in writing by the Local Planning Authority all ramps and steps within the site shall be designed and constructed in accordance with BS83090.

In the interests of the amenities of future occupants.

33 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.

34 The existing trees, shrubs or hedges within the site of the development, other than those trees indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees 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 other than 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.

35 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield

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

BE2 - Views and Vistas in the Built up Area BE5 - Building Design and Siting H5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H16 - Open Space in New Housing Developments GE11 - Nature Conservation and Development GE15 - Trees and Woodland GE17 - Rivers and Streams

Attention is drawn to the following directives:

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

2. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

3. 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.

213 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.

6. 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.

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

8. 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.

214 9. The developer is advised that a Traffic Regulation Order is required and is requested to contact Mr E Wilson (0114 273 6178) in respect of this matter.

10. The Applicant is advised to consult with YEDL Diversions, 94 Aketon Road, Castleford, WF10 5DS before commencing any work on site. If a new supply or alteration to an existing supply is required the Applicant should contact IUS New Connections, Cargo Fleet Lane, Middlesborough, TS3 8DG.

Site Location

LOCATION AND PROPOSAL

The application relates to a site formerly occupied by a series of industrial buildings, one a former bakery, the other a furniture manufacturer. The buildings that occupy are substantial structures, the furniture manufacturers building being

215 single storey and the former bakery rising to a height of approximately two domestic storeys.

The site is allocated as a Housing Area in the Sheffield Unitary Development Plan. The site is bounded to the south-east by the rear gardens of terraces fronting Ulverston Road and to the south west by Archer Road itself. To the north west the site is flanked by the River Sheaf and to the north by a recently developed residential scheme accessed from Woodseats Road. The street scene of Archer Road varies greatly along its length but in the immediate locality there are two storey terraced houses adjacent the site to the west, though these give way to three storey flats at the junction with Smithy Wood Crescent.

Development immediately opposite the site on Archer Road is limited to the access and car parking for the Esporta gymnasium, the gym building itself being remote from the immediate street scene. The car parking then gives way to two storey dwellings further to the south.

To the north, the River Sheaf lies within a steeply sloping, heavily wooded valley, with a light industrial estate beyond.

There is a general fall in land level from south to north across the site. This fall is more pronounced immediately adjacent Archer Road and at the rear of terraces at the west end of Ulverston Road. In these locations the level difference equates to approximately a domestic storey. Further into the site to the north the levels flatten out somewhat so that the site is only marginally lower than the rear curtilages of properties fronting Ulverston Road. However a further significant fall in level occurs at the boundary with the adjacent site to the north east. This amounts to approximately a 4 metre fall.

This is an application for full planning permission for the erection of 33 apartments in two blocks. The 33 units would include 16 one bed and 17 two bed flats. The larger of the two blocks (Block A) would front Archer Road and would contain 21 flats. This would feature undercroft parking raising the building level so that it would present three storeys relative to the footway of Archer Road.

The second block (Block B) within the site would occupy a smaller footprint but would also be three storeys high though with no undercroft parking.

Both blocks are positioned such that their principal elevations (those containing main aspect windows) are oriented north east/south west. These elevations exhibit strong gable features and service cores that are emphasised by the use of extensive glass panelling.

RELEVANT PLANNING HISTORY

An application for the erection of 34, 2 bedroom flats was withdrawn on Officer advice in 2003 (03/01887/FUL)

This application related to the Vernons bakery site alone. i.e. did not include the Penrose section of the site. The Officer advised withdrawal principally because the

216 scheme would have involved the new residential scheme sharing an access with a continuing B1 light industry use. However, because of the more restricted nature of the site at that time the scheme also suffered from a variety of design and layout shortcomings. The possibilities of solving these problems were not explored at the time of the application because of the fundamental problem with the Housing/Industrial access situation.

An application for the erection of 30, 2 bedroom apartments in 2 three storey blocks was withdrawn in May 2006 (06/00624/FUL). It was considered that the scheme was overly utilitarian in appearance, would likely lead to considerable future pressure for tree felling on the bank-side and the layout did not take advantage of the sites natural features. The item appeared on the Board Agenda on 30th May 2006, but was not considered due to the late withdrawal by the applicant.

REPRESENTATIONS

There have been 5 letters of objection to the proposal.

SUMMARY OF POINTS RAISED

Proposal

- Will be too tall compared to neighbouring properties - Will increase vehicular activity in the locality - Has insufficient off street car parking - Will result in noise pollution - will block out light to neighbouring dwellings - will compromise privacy of neighbouring dwellings - will result in propagation of contaminated dust towards neighbouring properties - Will affect natural drainage of the site

Other matters

Will breach Human Rights Act Will cause settlement in neighbouring properties Piling for foundations could cause damage to neighbouring properties

NATIONAL PLANNING POLICY

Planning Policy Guidance Note 3 ‘Housing’

PPG3 seeks to encourage new house building on previously developed land, to increase the density of new housing development with the objective of minimising land-take and also in order to support a higher level of local services. It advises that housing should not be developed at densities of less than 30 dwellings per hectare. In this case the density level equates to approximately 68 dwellings per hectare, which is above the guidance level and therefore in line with national policy.

217

Planning Policy Guidance Note 13 ‘Transport’

PPG13 states that Local Planning Authorities should ‘not require developers to provide more spaces than they themselves wish, other than… where there are significant implications for road safety’

UNITARY DEVELOPMENT PLAN POLICY

Policy Issues

The site lies within a Housing Policy Area, and as such the proposal should be assessed with regard to Policies:

H5 “Flats, bedsitters and shared Housing” H10 “Development in Housing Areas” H14 “Conditions on Development in Housing Areas” H15 “Design of New Housing Developments” and H16 ‘Open Space in New Housing Developments’

Also relevant in this assessment are policies having regard to the natural environment, namely Policies:

BE5 ‘Building Design and Siting’ BE6 ‘Landscape design’ GE11 ‘Nature Conservation and Development’ and GE15 ‘Trees and Woodland’ GE17 ‘River and Streams’

Policy H5 “Flats, Bed-Sitters and Shared Housing” states that:

Planning permission will be granted for the creation of flats 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.

Policy H10 identifies housing as being the preferred use in such an area.

Policy H14 ‘Conditions on Development in Housing Areas’ states that: In Housing Areas, new development or change of use will be permitted provided that: a. new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and c. the site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and

218 d. it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and e. it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and

Policy H15 “Design of New Housing Developments” states that:

The design of new housing development and residential institutions will be expected to:-

- provide adequate private gardens or communal open space to ensure that basic standards of daylight, privacy and security and outlook are met for all residents;

Policy H16 ‘Open Space in New Housing Developments’ requires on-site open space provision or a financial sum to improve off-site provision.

Policy BE5 ‘Building Design and Siting’ states that: Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. The following principles will apply: Physical Design a. original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings. b. in new developments comprising more than one building there should be a comprehensive and co-ordinated approach to the overall design; d. in all new developments, design should be on a human scale wherever possible, and, particularly in large-scale developments, the materials should be varied and the overall mass of buildings broken down; f. designs should take full advantage of the site's natural and built features; Policy BE6 ‘Landscape design’ states that :

Good quality landscape design will be expected in new developments and refurbishment schemes. Applications for planning permission for such schemes should, where appropriate, include a suitable landscape scheme which: -integrates existing landscape features into the development, including mature trees, hedges and water features

Policy GE11 ‘Nature Conservation and Development’ states that:

The natural environment will be protected and enhanced. The design, siting and landscaping of development should respect and promote nature conservation and include measures to reduce any potentially harmful effects of development on natural features of value. Policy GE15 ‘Trees and Woodland’ states that ‘trees and woodland will be encouraged and protected by: -requiring developers to retain mature trees, copses and hedgerows, wherever possible, and replace any trees which are lost; and -not permitting development which would damage existing mature and ancient woodlands.

219 Policy GE17 – River and Streams – encourages the creation of a continuous public footpath along one bank of major rivers and streams except where this would conflict with nature conservation or public safety.

ASSESSMENT

Principle

Housing is a preferred use in this allocation and as such the principle for residential development is established.

Layout, Design and External Appearance

The proposal represents the culmination of significant re-design from the previously withdrawn scheme and pre-application negotiation.

It is now considered that the scheme represents an appropriate balance in terms of the buildings, car parking, usable external amenity space and retention of natural features within the site.

In respect of scale and massing it is considered that the blocks are on a human scale and are appropriately detailed. Block A is oriented so as to reinforce the street frontage and is sufficiently separated from two storey terraces (Nos. 49-57 Archer Road ) at 24 metres distant so that the difference of one storey will not represent an incongruity in the street scene.

There is a reasonable hierarchy in the fenestration and an appropriate level of architectural detailing.

It is considered that the proposal would contribute to the visual appearance of the locality being a significant improvement over the existing industrial sheds that currently occupy the site. It is therefore felt that the proposal meets the criteria set out in Policies BE2, BE5, H14, GE11 and GE15 of the Unitary Development Plan.

Amenity of future occupants

It is felt that proposed flats would offer adequate internal space and each would have an acceptable level of natural light and outlook. It is considered that there is an adequate provision for communal sitting out areas within the development most notably the large central green space adjacent the river bank. The retention of the tree belt along the river bank also imparts an additional level of visual amenity to the site.

The sole element of the scheme exposed to traffic noise will be the flats fronting Archer Road but this situation is no different from existing terraced properties at Nos. 49-57 and a condition has been included to ensure suitable glazing is incorporated to attenuate for traffic noise.

The former use of the site may have resulted in a degree of contamination. The Environmental Protection Service have confirmed that whilst a level of

220 contamination may exist the introduction of a capping layer across the site should negate any adverse effects of trace elements.

Subject to conditions relating to noise attenuation and potential contamination it is therefore considered that the scheme could provide adequate living conditions for future occupants and thereby satisfy policy H5 (b), H14 and H15.

Amenity of neighbouring properties.

Block A achieves significant distances to neighbouring properties with windows facing the main rear elevations of properties on Ulverston Road achieving a minimum of 25 metres separation. At such distances the proposal is in excess of guidelines specified in Supplementary Planning Guidance to negate overlooking, overshadowing or overbearing aspect.

Block B is closer to the rear elevations of properties on Ulverston Road but has only obscure glazed windows in the east elevation and this would prevent any adverse effect on privacy.

Supplementary Planning Guidance indicates that a two storey gable end should be placed no closer than 12 metres to a main aspect window in another dwelling in order to negate significant overbearing or overshadowing. It is considered good practice to seek to increase separation distance to correspond with increasing height in a proposal but also to introduce flexibility in reducing separation if a proposal lies at a lower level than existing properties.

In this case the three storey block would have a pitched roof, pitching away at eaves level, thereby having a similar effect to a two storey dwelling with a gable end though it would of course have a greater presence than a single dwelling due to the depth of the elevation.

The closest gable wall to the Ulverston Road terraces is that on the south west elevation of Block B and this is 14.5 metres from the main aspect windows in the rear elevation of the terraces. Since the proposed building is a three storey structure which is set approximately 0.5 metres below the terraces it is considered that the increase in separation represents adequate compensation for the increased depth and height of the elevation. The outlook onto the side elevation of Block B should also be softened by the proposed planting of Siver Birch and Ash on the boundary, though these trees are of a type which should not form an overly intrusive or overbearing presence on the back gardens of Ulverston Road terraces.

It was considered that there may be an overlooking potential from the main aspect windows in the uppermost flats in the north west corner of Block B in relation to the adjacent development site which has flats close to the boundary of the application site. As such, despite the presence of screening trees on this boundary it has been considered prudent to introduce oriel windows at second and third floor level with clear glazing offering views of the trees on the river bank in one face but obscure glazing in the other.

221 Concerns were raised on the previous submission with regard to the proximity of off-street parking close to the boundary of the terraced properties though these do not appear in the representations for this application. Nonetheless it is considered that appropriate mitigation has been indicated on the plans in the form of a 1.8 metre high close-boarded fence on this boundary.

With regard to existing levels of residential amenity it should be noted that both existing premises still benefit from historically established industrial use class. This being the case it is conceivable that both could be brought back into use as more intense industrial concerns without recourse to, or control by the planning system. It is considered that the removal of these potential bad neighbours and their replacement with a relatively moderate density residential scheme would represent a significant securing of general residential amenity.

The proposal is therefore considered acceptable with regard to Policies H5 and H14

Highway issues

Access

The current vehicular access to the site would be extremely poor because of its close proximity to the hump backed bridge over the River Sheaf. Highways Officers are satisfied that the proposed new access would be a significant improvement and that the location of the access immediately opposite that for Esporta would not be likely to create highway conflicts.

Highways Development Control do not consider that the volume of traffic generated by the scheme would represent a significant increase in vehicular movements on Archer Road

Car Parking

The proposal indicates that car parking would be accommodated in a combination of surface areas between the residential blocks and additional banks in under-croft form beneath block A. A total of 33 spaces are provided for the 33 apartments.

Unitary Development Plan parking guidelines indicate that a development of this type should provide one space per flat and an additional 1 space per four flats for visitors. This equates to a provision of 41 spaces. The site is well located for access to a frequent public transport service and within 250m of the shops and services of a District Shopping Centre. It must therefore be accepted that any development in this location has significant potential to encourage residents to use alternative modes of transport to the private car.

Advice given in PPG 3 and PPG13 requires a Local Authority to apply parking standards in a more flexible manner and positively discourages specification of minimum levels of on-site parking provision.

222 It is stated in PPG13 that local authorities should not require developers to provide more spaces than they themselves wish, other than in exceptional circumstances which might include for example where there are significant implications for road safety which cannot be resolved through the introduction or enforcement of on- street parking controls

Hence whilst the overall provision of car parking represents a shortfall on Unitary Development Plan guidelines it is felt that the site is in a sustainable location being within walking distance of shops and services and having access to adjacent public transport links. Taking into account national guidance with regard to minimum standards and the location of the development it is considered that there would be adequate vehicle parking for flat residents and enough space to provide cycle parking provision.

It should also be noted that similar ratios of residential units to car parking spaces have been accepted on developments located outside the City Centre but within walking distance of Shopping Centres.

Having considered these matters it is felt that the proposal is satisfactory with regard to PPG3, PPG13 and Policies H5 and H14

Landscape considerations including tree losses

It is accepted that some cropping of bank-side trees and minimal felling will be required but it is felt that the great majority of the tree canopy will be retained. A landscape scheme, including replacement planting, has been submitted and this is considered acceptable.

As such the proposal is considered to satisfy policies GE11 and GE15

Access considerations

The development provides for level access to all ground floor areas and lift access to upper floors in Block A. The lift also enables occupants of Block B to access the basement of Block A and thereby achieve level access, via a dedicated pedestrian footway, to Block B. There are dedicated disabled parking spaces in locations close to entrances and lifts. A large external ramp has been provided from Archer Road. This is required to satisfy Building Regulations and does provide an alternative route to the lift access should this be preferred by an occupant. A further ramp provides an alternative external access for the ambulant disabled.

The development is therefore considered to satisfy requirements for visitability. The access statement submitted as part of the application shows a clear commitment to satisfy disabled standards in compliance with BS8300 and Part M of the Building Regulations.

Riverside walk

It is considered that the provision of a riverside walk along the bank side would be inappropriate in this location due to the necessity to either fell bank side trees or

223 overcome the significant gradient difference between the adjacent site and this. In addition a walk is located on the opposite side of the river.

Open Space Provision

Policy H16 of the Unitary Development Plan requires the developer to make a contribution to the improvement of recreation space in the locality, in line with details set out in the Supplementary Planning Guidance on Open Space Provision in New Housing Development.

The financial contribution for the site would amount to £17,664.50 for the provision of open space within the catchment area.

RESPONSE TO REPRESENTATIONS

It is felt that matters relating to overshadowing, overbearing, overlooking, design, contamination and highways issues have been addressed in the main body of the report.

Other Matters

Human Rights

It is considered that appropriate planning policy and Supplementary Planning Guidance has been applied to the application and there has been a full and careful analysis of the conflicting interests. As such it is not considered that there has been a breach of the Act

Settlement and construction process

These are matters for Building regulations legislation.

CONCLUSION

This is a sustainable location, being in close proximity to a Local Shopping Area and a main public transport arterial route.

It is considered that the proposal represents an acceptable form of development on this site, and would replace a use that was established historically but would now be considered a poor neighbour in such close proximity to residential areas. The height and massing of all elements of the proposal are considered acceptable. The proposal has an acceptable level of off street parking with safe access to the highway. It is considered that an appropriate area of usable amenity space has been accommodated within the site and that natural features have been significantly retained on the river bank.

The proposal is recommended for the granting of planning permission subject to the signing of a Legal Agreement.

224 In the event that a satisfactory Section 106 Planning Obligation covering the Heads of Terms set out in the preceding paragraph is not concluded before the Area Board meeting (in order to meet the Government’s target time for the determination of the application) it is recommended that the application be refused for the failure to make adequate provision in this regard.

Heads of Terms for Legal Agreement

On or before the commencement of development the developer shall pay the sum of £17,664.50 to the Council, to be used towards the provision/enhancement of Open Space within the vicinity of the site.

225

Case Number 06/02744/FUL

Application Type A Full Planning Application

Proposal Erection of a 5 storey building to include A1/A3 use at ground floor level and 25 apartments over (Amended description as per amended plans received 29th September 2006)

Location 72 Russell Street Sheffield S3 8RW

Date Received 19/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sam Thistlewaite

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 Before any operations are commenced, space shall be provided within the site curtilage for site accommodation, storage of plant and materials, parking and manoeuvring of site operatives and visitors vehicles together with the loading/unloading and manoeuvring of goods vehicles, designed, laid out and constructed all to the satisfaction of the Local Planning Authority in advance of construction work commencing and maintained free from impediment throughout the duration of construction works.

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

3 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure

226 that such improvement works will be carried out before the building is brought into use.

Highway Improvements:

i) The adopted footway adjacent to the buildings and/or to the perimeter of the site should be reconstructed including kerbing to comply with Sheffield City Council’s 'Urban Design Compendium'.

ii) The footway adjacent to and for the total length of the perimeter of the site should be reconstructed to provide a minimum width of 2 metres and comply with Sheffield City Council’s 'Urban Design Compendium'

iii) Where the carriageway has cobbles either as an existing surface or covered by tarmac the applicant should retain and make good the cobbled surface and carry out repairs to the road structure, kerbing and ironwork as necessary all to the satisfaction of Sheffield City Council.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

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

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

5 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.

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:

227 1. Clear and unambiguous objectives and modal split targets;

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 The development shall proceed in accordance with the approved Flood Risk Assessment incorporating the accepted mitigation measures into the construction of the development.

To minimise the impacts of flooding.

8 Finished floor levels shall be set no lower than 49.15 metres above Ordnance Datum.

To reduce flood risk, as recommended by the Flood Risk Assessment.

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

To ensure satisfactory drainage arrangements.

10 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved in writing by the Local Planning Authority prior to development commencing.

To ensure satisfactory drainage arrangements.

11 Samples of all proposed external materials and finishes, including windows, window glazing and ground paving, 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.

12 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

228 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.

13 Before the commencement of development, large scale details, including materials and finishes, at a minimum of 1:20 of the items listed below shall be approved in writing by the Local planning Authority:

Windows Window reveals Doors Eaves and verges External wall construction Entrance canopies Brickwork detailing Balconies Rainwater gutters, downpipes and external plumbing

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

14 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.

15 Before the development commences, details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall have been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

16 Before the development commences, the design and location of all new internal and external light fittings shall have been approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

229 In order to ensure an appropriate quality of development.

17 Before the development commences, details of the design and location of all new internal and external signs shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

18 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours),Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours),

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

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

19 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.

20 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,

230 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.

21 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.

22 No later than 2 months after commencement of demolition / enabling works and before the commencement of construction work on the development or any phase thereof, a Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development or any phase, 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 or relevant phase 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 complete.

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

23 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.

24 Before development is commenced details shall be submitted at a scale of not less than 1:50 which demonstrate that a minimum of 25% of the residential units meet the requirements of Mobility Housing - Supplementary Planning Guidance to the Unitary Development Plan for Sheffield.

231 In order to ensure that the development provides a suitable range of accommodation that is easily adaptable for use by disabled persons.

25 Notwithstanding the details on the approved plans, development shall not commence until a scheme detailing inclusive access into and within the A1/A3 element within the building and sanitary facilities to accommodate disabled people, provided at least in accordance with the standards set out in the Council’s Disability Design Standards and BS 8300:2001, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved scheme and retained for the lifetime of the development.

In order to ensure that the development provides a suitable range of accommodation that is easily adaptable for use by disabled persons.

26 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.

27 At all times that demolition, excavation, ground preparation and construction 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.

28 Development shall not commence unless full details of the proposed green (planted) roofs/roof terraces, including a management plan to ensure the long term viability of the roof, has been submitted to and approved in writing by the local planning authority and the building shall not be occupied unless these green roofs have been planted or a time period for their implementation has been agreed in writing by the local planning authority, if it is the latter, then the implementation date shall be adhered to, once in place the management plan shall be implemented at all times.

In the visual and environmental interests of the locality.

29 The A1/A3 use hereby approved shall be limited to an area of no more than 361 square metres unless otherwise agreed in writing by the Local Planning Authority.

232

In the interests of ensuring the development is consistent with PPS6 and the Sheffield Unitary Development Plan.

30 The A1/A3 use shall be used for the above-mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

31 The groundfloor frontages shall be implemented in accordance with the approved plans prior to any flats being occupied.

In order to ensure the commercial frontages are not boarded up pending initial lettings thereby creating an unattractive streetscene and a hostile pedestrian environment.

32 No deliveries to the A1/A3 groundfloor space shall be carried out between the hours of 2300 to 0700 hours Monday to Friday and 2300 hours to 0900 hours Sundays and Bank Holidays.

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

33 No movement, sorting or removal of waste, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours Monday to Saturday and 2300 hours to 0900hours Sundays and Bank Holidays.

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

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas H7 - Mobility Housing H16 - Open Space in New Housing Developments BE5 - Building Design and Siting BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest St. Vincent’s Action Plan

233

Attention is drawn to the following directives:

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

i) No car parking provision is available on site for occupiers of the buildings. ii) Residents car parking permits will not be provided by Sheffield City Council for any person living in the building.

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

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 consent to:-

Head of Transport and Highways Development Services Howden House 1 Union Street Sheffield S1 2SH For the attention of Mr S Turner Tel: (0114) 2734383

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.

234 Site Location

LOCATION AND PROPOSAL

The application site is a corner plot sitting on the junction of Russell Street, Alma Street, Bowling Green Street and Green Lane. The site is bounded to the north by Alma Street and to the south by Russell Street, and consists of land that is currently occupied by ‘Kutrite of Sheffield Limited’ within the Kelham Island Conservation Area. The site is owned by ‘Saunders and Company Limited’.

The building is of a unique shape given its corner position and is constructed from a mixture of brick and sheet-metal materials. The tallest element of the building is the equivalent of approximately 3-storeys high. Inside the building there is industrial, office and factory shop use, which are all related to Kutrite who manufacture scissors and occupy the site on a short-term lease basis.

235

The site occupies a prominent position within the Mowbray Street Character Area and is surrounded by many historic and listed buildings containing operational works and workshops. Indeed, the Kelham Island Area represents the most intact area of industrial heritage within the city. The site is currently surrounded by a variety of buildings/uses. Dominating the rear of the site, and also abutting the eastern elevation, is land and buildings (industrial, warehouse and office use) currently occupied by Richardsons Sheffield Limited – a cutlery business that has operated from the site for many years.

Opposite the north facing boundary of the site, across Alma Street, is a large scale industrial building occupied by MIBA Tyzack and the three storey Fat Cat Public House (a Grade II Listed Building). A large-scale student residential development of five, six and seven storeys is nearing completion on the opposite side of Alma Street.

Opposite the south west facing boundary, across Russell Street is a car park facility that is currently being occupied by the developer responsible for transforming the Cornwall Works into a mixed-use building containing 65no. apartments and groundfloor retail unit (Use Class A1).

Abutting the south eastern boundary of the site is the Kelham Island Tavern, an old and attractive public house that is considered to be an unlisted building of significant interest in the Sheffield City Centre Urban Design Compendium. The building is two-storeys high with an attractive chimney protruding for the buildings roof and contains a small beer garden at the rear.

The building within the site, operated by Kutrite, is unspectacular and is, in essence, a large industrial shed with an office/factory shop attached to its corner. The vehicle entrance to the site is located on Alma Street, however there on-site parking appears extremely limited.

The proposal seeks Conservation Area consent for the demolition of the existing buildings on the site, and Planning Permission for the construction a mixed-use development with the following elements:

- 18 one bedroom apartments - 7 two bedroom apartments - 361sqm Class A1 (Shops) and A3 (Restaurants and Cafes) floorspace.

The A1/A3 elements of the scheme are located at ground floor level on the scheme’s Alma Street and Russell Street frontages of the site.

The scheme comprises a building that rises to a maximum of 5 storeys in height, providing built form on both the Alma Street and Russell Street frontages. Given the site’s location next to the Kelham Island Tavern PH, the scheme has been designed to respect this building of interest. The element of the building next to the tavern is 3 storeys high for one bay, rises to 4 storeys and reaches 5 storeys for the majority of the building. The 5th storey comprises a set back element that shall be constructed from a combination of clear and obscure glazing. The building

236 makes use of the site’s corner position by incorporating a recessed curved corner balcony on floors 1 – 4.

With regard to materials, the building utilises predominantly a corten rainscreen cladding system on the upper levels with colour coated aluminium windows containing a combination of green tinted glass and black opaque glass. At groundfloor level, the building’s tall glazing is separated by Ibstock Fireborn clay facing blocks coloured natural blue.

RELEVANT PLANNING HISTORY

There is no Planning History on the application site, that is of particular relevance to this proposal.

Members are, however, reminded of the significant redevelopment and refurbishment schemes that are occurring within the immediate surrounding area. The majority of these schemes comprise mixed-use development and are briefly listed below:

- Demolition of buildings, erection of 172 Residential units, and 1770 m2 of Business Floorspace (Use Class B1) in buildings of 3, 4, and 5 storeys, reinstatement of Kelham Street and the provision of 116 car parking spaces (Revised scheme - amended description) at Site of Richardsons Cutlery Works. (04/04634/FUL).

This application was granted conditionally by Area Board, in July 2006, subject to a legal agreement.

- Retention and conversion of buildings, erection of new buildings, and demolition of buildings to form 65 apartments, ground floor retail unit (Use Class A1), and associated car parking accommodation (as amended 8 February 2005) at Ebenezer Place (Cornwall Works). (04/04614/FUL).

This application was granted conditionally by Area Board, in October 2005, subject to a legal agreement.

- Demolition of 20th century 2-storey factory units, alterations/conversion of retained 19th century buildings and erection of 2/3/4/5-storey buildings to provide 310 no. 1/2-bedroomed apartments with basement car parking (as amended 10/02/05) at the MIBA Tyzack industrial site.

This application was granted conditionally by Area Board, in June 2006, subject to a legal agreement.

SUMMARY OF REPRESENTATIONS

Original Submission (July 2006)

One letter of representation has been received from the owner of Kelham Island Tavern who objects to the layout of the proposal as it appears too close to the

237 public house and would make it impossible to carry out maintenance work to the buildings north west facing side wall. There is also concern that the development would obstruct air extraction fans, which are located in the north west facing side wall of the pub and extract air from the pub toilets. It is understood that 3 extract fans exist.

English Heritage felt that the original submission was too tall and would adversely impact on the setting of a number of listed buildings nearby. They acknowledge that although the character of most of the city’s more central Conservation Areas is slowly changing in terms of the height of new buildings, the character of Kelham Island has remained that of 3 and 4 storeys. Substantially taller developments have been resisted here and whilst 4 storeys is the ideal maximum, some locations can take five especially if this is a corner element.

With regard to architectural design, English Heritage expressed reservations about the modelling at roof level which contains a high degree of architectural activity here, however the area is characterised by flat frontages and roof lines. It is considered that simplification would be helpful in anchoring the building in the street scene.

With regard to materials, English Heritage considered that a simple palette based on the local vernacular would help to anchor it in the street also.

Sheffield Conservation Advisory Group considered the proposal on 22nd August 2006, and resolved that:

‘The Group felt that the scheme was two storeys too high but felt that the scheme could incorporate a fourth storey, which should be set back from the road. The Group recommended the use of brick rather than corten as the primary external material and considered that off-road space within the scheme might be more appropriate, creating a ‘yard’ effect more in keeping with the conservation area.’

Responses to Amended Scheme (September 2006)

Since the above representations have been received, there have been amendments to the scheme which include a reduction in the building’s overall height from 6 storeys (as submitted in July 2006) to a 5 storeys with set backs and a reduction to 3 storeys next to the Kelham Island Tavern.

English Heritage has been reconsulted on the amended scheme, however no further comments have been received at the time of writing this report. Any new comments received shall be reported to Members at the Area Board meeting.

There have been no further representations relating to this application at the time of writing this report. As above, any new comments received shall be reported to Members at Area Board.

The amended scheme attempts to address the Sheffield Conservation Advisory groups concerns where considered appropriate.

238 PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan as being within a General Industry Area. Within such areas, residential uses are listed as unacceptable, within the terms of Policy IB5. The proposal therefore represents a Departure from the provisions of the Development Plan and has been advertised as such.

Section 54A of the Town and Country Planning Act 1990, states that development proposals should be determined in line with the requirements of an adopted Development Plan unless there are material considerations that indicate otherwise. The policy considerations are assessed in more detail below. Notwithstanding the Departure status of the proposal, the scheme involves in less than 150 dwellings and therefore it will not be necessary, if minded to approve the application, for the proposal to be referred to the Secretary of State.

Policy IB9 encourages new development in Industry and Business areas, and requires that such developments should not cause residents in any residential institution or housing to suffer unacceptable living conditions, and be adequately served by transport facilities, providing safe access to the highway network and appropriate off street car parking.

Policy IB11 relates more specifically to Fringe Industry and Business areas, where housing is an acceptable use. Whilst the site does not lie within such an area, the aims of this policy are relevant to this proposal. The policy states that housing developments in those areas will only be permitted where it would not constrain industrial or business development, and where residents would not suffer unacceptable living conditions including noise and air pollution.

In land use policy terms therefore, there is an in principle Development Plan policy objection to the proposal.

However, in considering the policy context for the site, it is relevant to take account of recent policy work that has been undertaken. The Scotland Street – Shalesmoor Area Study, undertaken by Gillespies was recently endorsed by Cabinet, as a basis for public consultation on the St. Vincent’s Action Plan, approved by Cabinet in December 2004. The Action Plan provides a Planning Framework for the area and forms a material consideration in the determination of planning applications. The Action Plan identifies the site as forming part of a New Housing Opportunity Area, where housing uses are acceptable and can become the dominant use. The Action Plan also requires that tenures be mixed equally (30:30:30) between social rented, private rented/owner occupied and student tenures. Given the content of the scheme, it appears that this scheme will promote private rented and owner occupied accommodation, and whilst this of itself does not provide the broad mix required, there is a substantial student housing and private rented/owner occupied schemes nearing completion within the immediate area, and in combination, they work towards the aims of the Action Plan. Furthermore, apartments available for private sale are to be welcomed in this area

239 given the need to achieve a broad mix of tenures in the area and to offset the heavy numbers of student beds elsewhere in the St. Vincent’s Quarter. In this context it is considered that the proposals relate well to the Action Plan for the area.

In addition, the proximity of the site to listed buildings, and the location of the site within a Conservation Area are such that Policies BE15, BE16, BE17, and BE19 are relevant. These policies seek to ensure that developments affecting Listed Buildings and Conservation Areas preserve and enhance the appearance of those areas and buildings, using a high standard of design with the use of traditional materials. The content of these policies reflect advice contained in Planning Policy Guidance 15: Planning and the Historic Environment.

Policy H7 encourages the provision of a proportion (25%) of mobility housing within a development, except where the physical characteristics of the site or buildings make it impractical.

Policy H16 requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has insufficient space, secure a contribution form the developer towards the enhancement or provision of open space elsewhere.

Policy BE5 is also relevant to this application and encourages good design and the use of good quality materials so as to generate a high standard of built environment and improve Sheffield’s physical appearance.

Planning Policy Guidance 3 – ‘Housing’ promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and close to a range of facilities. The site is clearly previously developed, is well served by a range of public transport services, and is conveniently located for employment and services within the city centre. In this context the proposals is considered to reflect the aims of PPG3.

Building Design/Impact Upon Conservation Area

The development will result in the removal of the site’s existing building, however this structure is considered to be an unattractive and characterless design that does not display sufficient architectural or historic interest to warrant retention. Notwithstanding its prominent position, the existing building on site does not make a significant contribution to the public perception of the Kelham Island Conservation Area and therefore the approval of Conservation Area Consent for its demolition is not considered to be an issue.

The design of the application proposal involves a single structure designed to relate to the road frontages of Russell Street and Alma Street. The roofscape of the scheme has been amended and now comprises a set back 5th storey, which is constructed from glass and the modelling at roof level has been simplified architecturally and is now a flat roof. The scheme includes a number of sets backs on the Russell Street elevation so as to provide some level of interest and, more

240 importantly, reduced massing as the building moves closer to the attractive Kelham Island Tavern. Following the creation of steps within the building design, it is the case that the 3-storey element of the building (abutting the Tavern) shall be marginally lower than the pitch of the pub’s roof and chimney. Whilst the area contains predominantly pitched slate roofs, there is an existence of a variety of roof forms in the immediate locality (Cornwall Works, Richardsons redevelopment for example) and this is a design element that was advocated by English Heritage.

The building ranges between 3 – 5 storeys high, however most of the building has a 5th storey, which is set back from the building line and is constructed from a contrasting material to the lower floors (glass). The proposed height of the development is considered to be typical of the Conservation Area (which are predominantly between 2 – 5 storeys). The Urban Design Compendium advises that buildings should not exceed 5 storeys and the application proposal is considered consistent with this design requirement.

The building has been designed to address the back edge of the footpath and consequently reinforces the historic and existing street pattern in the Conservation Area. The scheme proposes to utilise high quality materials (corten for example), which although modern shall through colour and appearance reinforce the rustic industrial character and heritage of area. The groundfloor element of the scheme incorporates large areas of glazing, arranged in a varied manner and separated by natural blue coloured clay facing blocks (Ibstock Fireborn). A small element of the groundfloor is to be constructed from corten which helps to ground the building. At floors 1 – 3, the windows are arranged in a style that reflects the regular and repetitive patterns of window treatments on historic industrial buildings ion the Conservation Area, albeit in a more modern manner. Glass (varying in colour, tint and clarity) and varied window reveals will give further interest to the elevations.

The design concept of the scheme is contemporary and purposefully utilises its corner location and materials to ensure the development appears a prominent feature addressing two streets within the Conservation Area. The predominant feature of the scheme is the design of its corner, which it proposes a wrap around the junction of Russell Street and Alma Street in a lively and interesting manner. The corner contains recessed curved corner balconies on floors 1 – 4, and this is achieved due to a set back at ground floor level. The apartments that lead onto these balconies contain additional glazing so as to express the corner and create an attractive feature in the streetscape.

The result is a good quality scheme, which reflects the scale and massing of existing buildings within the Conservation Area, which generally range from 2 – 5 storeys in height. It is also considered that the scheme will appear acceptable alongside development schemes that have been recently approved on land surrounding the application site, namely at the site of Richardsons Cutlery Works (04/04634/FUL).

Highway Issues

The site is extremely well located to be served by a significant number of bus services on Shalesmoor, and Corporation Street, the Shalesmoor tram stop is

241 within 500m of the site, and the site is within walking distance of the city centre. The site is therefore considered to be highly accessible, and meets the sustainability requirements of PPG3 in this regard.

The scheme provides no car parking spaces for 25 residential units and 361 sqm of A1/A3 space. Bearing in mind the sustainable location of the site, no car parking provision within this scheme is considered to be acceptable. It reflects the car parking guidance set out in the City Centre Living Strategy (Guideline 15), which states that up to one space per unit will be acceptable. It is acknowledged that vehicles park on the surrounding highway network, which at times can become congested. However, providing residential accommodation in locations such as this provides people with a choice of means of transport, places them close to employment and other facilities, and thereby reduces the need to own a car. It is also noted that a public pay and display car park exists to the south of the application site. In this context it is considered the level of parking proposed is wholly in accordance with the spirit of local and national Planning policy that is designed to encourage alternative and more sustainable forms of travel.

Highway improvements shall be required as part of this scheme, such as reconstructing and windening the public footway adjacent to and for the total length of the perimeter of the site. Furthermore where the carriageway has cobbles, either as an existing surface or covered by tarmac, the applicant will be required to retain and make good the cobbled surface. It is considered that such work will help to improve the appearance of the Conservation Area and restore routes to their previous material.

Amenity of Future Residents – Noise

The site is within an area containing a number of industrial, commercial and traffic noise sources. The adjacent industrial and commercial units include Richardsons, Atkinson Walker, the Almshouses, MIBA Tyzack Ltd. and the Kelham Island Tavern PH.

The applicant has submitted a Noise Assessment which assesses the site against the guidance of PPG24: Planning and Noise and concludes that daytime sound levels at the site falls into Noise Exposure Category A (NEC A) where noise need not be an issue in granting planning permission. The site’s night-time sound levels fall into NEC B whereby noise should be taken into account and, where appropriate, conditions imposed to ensure an adequate level of protection against it. Therefore, mitigating measures are recommended to ensure the residential apartments achieve the internal noise levels recommended in PPG24 and conditions are recommended.

The MIBA Tyzack site is a noise source given its proximity to site. However, the Noise Assessment confirms that noise was audible from these premises during the noise survey. Furthermore, Members are advised that there is a recent grant of planning permission to redevelop this site (see ‘Relevant Planning History’) for mixed-use purposes and it is understood that the factory is likely to be relocated in the future.

242 The applicant is currently conducting a further noise survey to discover the levels of noise generated by the Kelham Island Tavern, which has a beer garden at the rear and licence to open from 9.00am-2.30am (7 days a week), and play live/recorded music until 1.30am. Members will be updated as to the findings of this report, and any consequent amendments to the design of the scheme/conditions, at the Area Board meeting.

Amenity of Future Residents – Outlook/Privacy/External Space

The majority of apartments within this scheme have acceptable outlooks across Russell Street and Alma Street. All habitable rooms are naturally lit by windows and it is considered that the standard of housing environment in terms of separation distances from within this and surrounding schemes is acceptable.

There is an element of concern, however, which relates to the north eastern corner of the development and contains habitable windows to some apartments and a small communal roof terrace (at 1st floor) within close proximity of the Kelham Island Tavern’s rear beer garden. There is concern that future residents of these apartments would be exposed to noise source from the pub until the early hours of the morning, thus creating nuisances and complaints. The noise survey of the pub (discussed above) shall provide details of its noise impact on future residents and changes to the scheme may be required before the Area Board meeting. Again, Members will be updated on this report and any amendments at the Area Board meeting.

With regard to the objectors concerns relating to the building’s proximity to the Kelham Island Tavern and the obstruction of air extraction fans, Members are advised that the Applicant is also attempting to overcome these issues before the Area Board meeting. Once again, Members will be updated regarding the outcome.

Archaeology

The applicant has submitted an Archaeological Desk-Based Assessment of the site, dated July 2006, which states that the site has the potential for buried archaeological remains. It is therefore recommended that a condition be imposed on any permission granted, requiring a programme of archaeological work to be undertaken before development is commenced.

Flood Risk

The applicant has submitted a Flood Risk Assessment (FRA), which has been considered by the Environment Agency (EA). The site lies within the high-risk flood zone as shown on the EA’s Flood Map, however there is no objection to the proposed development subject to conditions requiring development proceeds in accordance with the content of the FRA and a minimum height to the finished floor levels within the scheme of 49.15m AOD.

243 Mobility Housing/Accessibility

The applicant has confirmed that at least 25% of the residential units within the scheme will be constructed in accordance with the Supplementary Planning Guidance – ‘Mobility Housing’ and UDP policy H7.

An Access Statement has submitted in support of the proposals outlining that the development will incorporate elements that assist and cater for the movement of people with disabilities to, in, and around the site and application building. The measures proposed are considered to be acceptable, subject to conditions, in this regard.

Open Space Assessment

The Open Space Assessment for the area surrounding the site has confirmed that there is an under provision of recreation space within the area to meet the needs of people living there. The applicant has agreed to make a contribution to the enhancement of open space within the vicinity of the site, in accordance with the requirements of Policy H16 of the UDP. In this case the contribution is £24,929.55 which is to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

Community Safety

The extension of an existing Street Warden scheme, which operates in the Netherthorpe/Upperthorpe area, is being encouraged in the Kelham Area, in addition to other areas such as St. Vincents, where residential development is occurring and being encouraged. There are examples of recent developments, which have made contributions towards this, and the St Vincents Action Plan makes such a contribution a requirement. Officers have requested that the developer makes a contribution to this initiative in this case, and this has been agreed, with a contribution of £5,000, to be secured by a Unilateral Undertaking.

RESPONSE TO REPRESENTATIONS

It is considered that the issues raised have been addressed in this report.

SUMMARY AND RECOMMENDATION

In summary, the proposal represents a substantial redevelopment, for mixed commercial and residential purposes, of a previously developed site in a sustainable location and in a manner that contributes positively to the character and appearance of the Kelham Island Conservation Area. The proposed accommodation is new build and shall replace an unattractive building that has no characteristics of historical or conservation interest and therefore its demolition shall not be a loss. The development is predominantly 5 storeys with lower elements along Russell Street to respect the adjacent Kelham Island Tavern. The range of storey heights within the scheme reflects the character of the Conservation Area and the design principles set out in the Urban Design Compendium. The detailed design incorporates an appropriate blend of contextual

244 materials in a modern contemporary design that is enhanced by the prominent corner feature including balconies and additional glazing. It is therefore considered that the scheme will make a positive contribution to the character and appearance of the Conservation Area.

The residential use represents a Departure from the provisions of the Unitary Development Plan for Sheffield, but is supported by recently approved St. Vincent’s Action Plan, which is a material planning consideration. The scheme will provide an additional influx of residents to the area further developing the transition Kelham Island is currently experiencing.

There are still outstanding issues relating to noise and nuisance given the site’s proximity to the Kelham Island Tavern PH. However the applicant is currently working hard to try and address these issues and have devised a list of measures to ensure that future residents of the scheme do not suffer noise disturbance and that the interest of this neighbouring commercial use is protected. Officers await details being submitted prior to the Area Board meeting and Member will be updated on the scheme’s progress.

The applicants have not at the time of drafting this report submitted a section 106 agreement and therefore the scheme does not comply with policy H16. This Full Planning application and Conservation Area Consent are considered acceptable in relation to all other matters and subject to an acceptable resolution in terms of the current environmental/amenity concerns. Therefore a duel recommendation is appropriate in this case. It is recommended that the Board grant conditionally in accordance with amended plans received on the 29th September 2006 subject to a legal agreement.

Heads of Terms

1. A financial contribution in the sum of £24,929.55 towards the provision of new recreation facilities within the relevant catchments areas of the application site, including informal recreation space in proportion to the type of accommodation provided within the development, in accordance with policy H16 of the adopted UDP and adopted SPG Open Space Provision New Housing Development.

2. The developer ensuring that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimise noise nuisance provided that the windows are kept closed, and

3. The developer providing a financial contribution to the Council of £5,000 to be used towards the enhancement of the Street Safe Warden Scheme, allowing for the extension of the scheme to streets adjoining the development before first occupancy of the residential accommodation.

In the event that a satisfactory S106 planning obligation covering the Heads of Term set out in the preceding paragraph is not concluded before 20th October 2006 (in order to meet the Government’s target time for the determination of the

245 application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

246

Case Number 06/02746/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of existing building

Location 72 Russell Street Sheffield S3 8RW

Date Received 19/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sam Thistlewaite

Recommendation Grant Conditionally

Subject to:

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

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

2 The buildings shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such development.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

Attention is drawn to the following justifications:

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

247 BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest St. Vincents Action Plan

This informative is intended as a summary of the reasons for grant of Conservation Area Consent. For further details 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

248 Site Location

For report please see 06/02744/FUL

249

Case Number 06/02772/FUL

Application Type A Full Planning Application

Proposal Demolition of caretakers house and erection of 108 dwellings with associated garages/car parking spaces (as amended 27/09/06)

Location Site Of King Ecgberts Upper School Furniss Avenue Sheffield

Date Received 19/07/2006

Team SOUTH

Applicant/Agent Barraton Design Studio Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development constitutes an overdevelopment of the site due to the design, height and siting of the dwellings which results in a cramped form of development which is dominated by car parking and with unsatisfactory relationships between proposed and existing dwellings and the boundaries of the site. The layout of buildings results in a number of overbearing relationships between properties, fails to provide basic standards of daylight and outlook for future residents, does not include sufficient private amenity space to serve the proposed flats and some of the dwellinghouses and does not include sufficient off-street parking to serve Plots 30-33. The proposed centrally located area of informal recreation space is poorly laid out due to the encroachment of vehicular activity at the perimeter of the space. Consequently, the proposed development is contrary to Policies BE5, H5, H14 and H15 of the adopted Unitary Development Plan for Sheffield.

2 The Local Planning Authority consider that the proximity of dwellings to trees adjoining the south-west boundary of the site and in front of Plot 102 is likely to result in the loss of or pressure for subsequent removal of those trees to the detriment of the visual amenities of the locality and amenities of occupiers of adjoining property. Consequently, the proposed development is contrary to Policies BE6 and GE15 of the adopted Unitary Development Plan for Sheffield.

3 The development would create an unacceptably hard edge to the boundary with the playing fields, due to the height of buildings and proposed boundary

250 treatment, which would be out of character with the built and soft environment to the remaining boundaries of the playing fields. Consequently, the proposed development is contrary to Policies BE5 and H14 of the adopted Unitary Development Plan for Sheffield.

4 The proposed footpath link between Plots 73 and 74 is substandard in gradient and is therefore contrary to Policy BE10 of the Unitary Development Plan for Sheffield.

251 Site Location

LOCATION AND PROPOSAL

The site is part of the former King Ecgbert School (Mercia site). The school has been replaced on the Wessex site, off Totley Brook Road and the site has been cleared of buildings. The playing fields to the east of the application site remain and will continue to be used by the new King Ecgbert School.

The site covers approximately 2.84 hectares and has a frontage of approximately 50 metres to Furniss Avenue. It adjoins housing in Furniss Avenue and Bushey Wood Road to the north and south, playing fields to the east and a public footpath beyond which is an area of open space and the grounds of Dore Primary School and Nursery to the west. The land rises to the north and west. Vehicular access is taken from Furniss Avenue. There is an unadopted public footpath link from

252 Furniss Avenue to the north of the playing fields to Wyvern Gardens (east of playing fields).

The application is for 108 dwellings, including 14 flats. A total of 13 units are intended as ‘affordable housing’. Vehicular access is taken from the existing point in Furniss Avenue. Footpath links are proposed to link to existing footpaths to the east and west of the site and there is an element of informal open space within the scheme.

RELEVANT PLANNING HISTORY

Outline planning permission for the residential development of the site was granted in January 2001 (ref.9A/0753P). The permission expired in Jan 2004.

An application by Westbury Homes for 89 dwellings was withdrawn in April 2006 (ref. 05/04521/FUL) The withdrawal was due to officers concerns about the development combined with the applicant’s desire to review the site following Persimmon’s takeover of Westbury Homes.

SUMMARY OF REPRESENTATIONS

143 letters of representation have been received, including objections from Councillors Anne Smith, Mike Waters and Keith Hill. The representations are summarised as follows:

Scale, Density, Design and Layout

- out of character with surrounding area – loss of village character - overdevelopment – cramped and out of proportion for site and surroundings – contrary to UDP Policy H14(a) - density out of keeping – area is 12-15 units/ha - 4 storey block of flats out of character – none near this site – not proportionate to environment – will be prominent and obtrusive from open space and Dore Village - 3 storey dwellings out of character with skyline – prevailing character is 2 storeys - 3 storey designs are poor – seem to be in order to accommodate garages - difficult to see justification for 7 bedroom properties - previous scheme for 89 dwellings withdrawn due to inadequate amenity for new residents and neighbours – this scheme is no better – lack of amenity space and tree cover - boundary treatments create unacceptable hard edge to area which currently affords open views from public footpaths – more separation to boundaries would give a more open feel - proposals are ‘pattern book’ designs – no originality or consideration of community needs - car dominated with few opportunities for green/open space - loss of southern perimeter bank as viewing platform for playing fields - ‘mobility housing’ welcomed but layout does not appear to provide sufficient separation for pedestrians/road users

253 - no provision for eco-friendly design features - large discrepancy in density between proposals and Dore Village Design Statement - fails to meet Dore Village Design Statement aspirations - building line breached in Furniss Avenue and dwellings not in keeping - encroaches onto retained playing field (banked area) - Design Statement is misleading, not relevant to proposals and claims re design/access are not substantiated on plans

Infrastructure

- inadequate infrastructure to support level of development proposed (up to 350 additional residents) – schools, doctors, dentists, drainage, environment, gas/electric services etc - loss of green space and footpaths – loss of amenity for local residents - right of way should be retained immediately to rear of dwellings in Bushey Wood Road - access to playing fields inadequate - drainage problems due to clay base – already inadequate systems in Totley Brook Road (surface water/sewage overflows) - proposals should be read in context with all approved developments in the area

Traffic/Parking

- potential for approx 200 additional cars – will cause congestion in Furniss Avenue and Dore Village – roads already inadequate – buses sometimes can’t get through due to parked cars – particularly narrow in Church Lane with narrow pavements - increased probability of accidents at poor junction of Bushey Wood Road/Abbeydale Road South – use already increased due to new Tesco Express – excessive speeds in Abbeydale Road South - additional traffic will be more hazardous for pedestrians, including schoolchildren - inadequate parking provision – visitors and playing field users will overspill to surrounding streets – up to 100 additional vehicles at weekends when playing fields are used by community sports teams - no parking for adjoining playing fields which are for hire outside school hours - Transport Assessment outdated and inaccurate – no account of emerging traffic volumes and patterns generated by relocation of King Ecgbert School and opening of Tesco Express - 86 vehicle movements per day quoted in TA is misleading – there is capacity for 470 people in development – will result in at least 186 movements - TA has unrealistically separated Bushey Wood Rd/Totley Brook Rd junction from Bushey Wood Rd/Abbeydale Rd South junction – in reality this is one junction of 3 roads - Potential for unacceptable increase in use of Chatsworth Road as a ‘rat-run’ - Speed bumps should be provided outside schools in Furniss Avenue - Single point of access inadequate for scale of development - Any planning gain should be focused on local infrastructure and junction layouts

254 Trees

- buildings too close to trees shown to be retained - trees at boundaries will be lost/affected – loss of valuable screening and green corridor for wildlife - silver birches close to entrance are of merit and should be retained - mature oaks to east of former school are local landmarks and should be retained - may be bats in trees – survey should be required

Amenity

- additional noise and pollution detrimental to health and well-being and to wildlife - overlooking between plots and to/from existing dwellings - proposed garden spaces too small - should be lower buildings and greater separation to boundaries of site – overbearing on adjoining properties - loss of sunlight to bottom of gardens in Bushey Wood Road - no provision for recreation – no destination for commuted sum in lieu of provision - disruption/pollution during construction period

Planning Vision

- reduced scheme (approx 50%) more appropriate for site - should be restricted to 22 units/ha – more in keeping with Wyvern and Durvale area below site - should be more provision for people wishing to downsize but stay in area - design and number of ‘affordable’ units is disappointing – don’t cater adequately for family occupation - (Cllr Keith Hill) – luxury apartments with extensive patios/balconies would be welcome addition to housing stock. Sheltered housing or bungalows for vulnerable would be appropriate to northern side – within walking distance of village centre - site is in attractive location and development should set a ‘signature’ of good design for other suburbs - residents were told that proposals would be contained within footprint of former school - developers have failed to consult with community prior to application – contrary to PPS1 - should tie in more closely with footprint of school - lessons to be learned from Barratts development (Bushey Wood Road) – inadequate provision for residents - flats should be constructed at lower end of site in keeping with other affordable property in the area - site would be better used to provide additional local facilities (only one surgery and one dentist in area)

255 PLANNING ASSESSMENT

Policy Issues

The site lies within a Housing Area as designated in the adopted Unitary Development Plan (UDP). UDP Policies BE5 (Building Design and Siting), BE6 (Landscape Design), BE10 (Design of Streets, Pedestrian Routes, Cycleways and Public Spaces), GE15(Trees and Woodland), H4 (Housing for People on Low Incomes), H5 (Flats, Bed-sitters and Shared Housing), H7 (Mobility Housing), H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), H15 (Design of New Housing Developments), H16 (Open Space in New Housing Developments) and T12 (Traffic Calming) are most relevant in assessing the application. National planning guidance in PPG3: Housing and PPS1: Delivering Sustainable Development is also relevant.

Housing uses are preferred in accordance with UDP Policy H10. The principle of residential development on the site has previously been accepted (ref.9A/0753P) although there is no extant permission for the site.

Density and Mix

In the absence of any special designations, development below 30 units/ha would be contrary to PPG3 for this site.

The proposed density equates to 38 dwellings per hectare. Densities in the immediate area are typically around 12-15 units/ha with a density of approx 20 units/ha in Durvale Court/Wyvern Gardens (opposite side of the playing fields). The density proposed is acceptable, in principle, in this suburban location. It should be noted that a recent development of 19 dwellings off King Ecgbert Road, at a density in excess of 44 units/ha, was granted on appeal.

The applicant has analysed the population in the area in support of the mix of units proposed and concludes that the overall population is ‘affluent and relatively old, with more than 35% being over 65.’ The high percentage of older people in the area suggests that there is likely to be a market for smaller units. This is borne out in the representations received, many of which refer to a need for smaller units to allow for downsizing. Only 12.8% of the units have less than 3 bedrooms and these are restricted to the single block of 14 flats. Of the 3 bedroom houses, 49 of the 61 units have accommodation on three floor levels. This is indicative of the failure of the scheme to provide a range of accommodation which would be likely to appeal to this sector of the market.

The applicant’s supporting submission goes on to find that over 80% of dwellings in the Dore Ward are detached or semi-detached and contends that the ‘higher percentage of flats and terraced housing on this site is a direct response to increase the mix and more importantly the affordability in this location.’ The emphasis on 3 and 4 bedroom properties is intended to address the ‘undersupply of mid market housing’ and to provide affordable housing’. The applicant considers that the mix matches what appears to be the aspirations of people in the area and will meet affordable housing requirements and market demand. The applicant has

256 considered market demand in the light of demand for similar sized properties at Newfield Lane. It should be noted that these properties are currently being marketed at prices starting at £345,000, which does not sit comfortably with addressing the lower end of the market.

Although there is a range of house sizes, the house type mix does not appear to satisfactorily address the findings of the applicant’s research into the market, particularly bearing in mind the high percentage of older people in the area.

Four house types are capable of adaptation to full mobility standards in accordance with relevant design criteria, although some of the house types are laid out with day rooms on different floors. This is sufficient to allow 25% of units to be fully accessible for people with disabilities in accordance with UDP Policy H7.

Design and Layout

National planning guidance in PPG3 and PPS1 advises that poor design and that which fails to appropriately respond to its context should be rejected. UDP Policies BE5 and H14(a), although preceding the national guidance documents, reflect this advice.

The existing properties adjoining the site are generally closely spaced, detached/semi-detached properties on two of the main routes through Dore. The buildings do not have any special architectural merit or local distinctiveness that should inform development in the area. However, they are generally two storeys in height. There are several newer developments in the wider area e.g. Durvale Court/Wyvern Gardens (to the east of the adjoining playing fields) which are typical of many housing developments of their time. The more recent smaller developments at Bushey Wood Grove and site of 107 Bushey Wood Road are more bespoke developments but, again, have no distinct local character. In the circumstances, there is no objection to the use of ‘standard’ house types in this location, outside the Dore Conservation Area.

The layout has been amended during the course of the application in response to officer concerns about the lack of open space within the layout, impact on trees, relationships between buildings and to boundaries, residential amenity, car dominance and the street scene in Furniss Avenue.

Some aspects of the application have improved, notably the provision of an area of informal open space in the centre of the development and a smaller area to the north-east boundary, together with improved design at the entrance to the site. However, the overall layout remains very cramped with a number of units not meeting the space standards normally expected (substandard garden lengths, inadequate separation distances and substandard drive lengths). The cramped form of development is emphasised by the three storey nature of the majority of units, lack of space between the terraced properties, monotonous building lines and seemingly random approach to building heights. There are also a number of awkward pedestrian access routes to the rear of properties, notably to the units adjoining the public footpath to the west of the site.

257 Cars continue to dominate the layout due to the ratio of drive areas to front garden areas as a result of a high proportion of integral garages and the prominent car parking court at the edge of the open space. The layout is unimaginative with no sense of place and, unlike earlier proposals, there is no obvious hierarchy of spaces.

The development fails to respond to the boundaries of the site adequately. This is due to the height of properties and hard boundary treatment (fencing) adjoining the playing fields to the east of the site and the proximity and height of the flats facing the footpath and open space to the west of the site.

Despite advice given in several meetings in respect of this site over the last 2 years, the applicant has failed to produce a satisfactory layout that relates appropriately to its context. The development also fails to provide any renewable energy or innovative design to mitigate the impact of the development on the environment. The developer has restricted these issues to consideration of the requirements of the Building Regulations which is disappointing considering that the major housebuilders should be taking a responsible lead in the quest for sustainable development.

For the reasons given above, it is considered that the design and layout is contrary to UDP Policies BE5 and H14 and guidance in PPG3 and PPS1.

Landscape

The site contains a number of trees, some of which are considered worthy of protection by a Tree Preservation Order (TPO). However there is no TPO relating to the site at present. A Tree Survey and report has been submitted in support of the application and indicates that the majority of trees on site are middle aged or mature and generally in fair to good health. 3 trees are singled out for retention in any development proposals for the site whilst a few are recommended for removal. The report also notes the screening and visual amenity provided by a number of other trees within the site, including a densely planted area to the southern boundary.

Although a number of trees are shown for retention in the revised layout, the trees to the southern boundary, boundary with No80 Furniss Avenue and a mature oak tree within the site (all considered to merit retention) are likely to be compromised and under pressure for removal/heavy pruning in the long-term.

The 3 storey buildings behind screen garden fencing will create a hard edge to the adjoining playing fields and conditions cannot be reasonably imposed to ensure that the trees indicated within the garden areas are retained in the long-term to soften the boundary. It should be noted that there are no properties over 2 storeys in height bounding these playing fields and that permission for the extension of garden areas at the opposite side of the playing fields was conditional upon soft boundary treatment. (The approved treatment of that boundary is timber post and rail fencing with mesh infill and a hedge on the playing fields side of the fencing.)

258 There are very limited opportunities for adequate replacement planting. With the exception of the proposed areas of informal open space, the lack of space within the development will not allow the proposed new trees to satisfactorily mature.

The poor opportunities for retained and proposed landscape features further serve to demonstrate the cramped nature of the scheme and consequent overdevelopment of the site. The proposals are considered contrary to UDP Policies BE5, BE6, GE15 and H14.

Highway Issues

A Transport Assessment (TA) was submitted with the application. The TA is based on a scheme for 113 dwellings and was carried out in Sept 2005 with regard to projected 2006 growth rates. The TA concludes that the capacity of existing road junctions, including the junctions cited in the representations, can accommodate the additional traffic associated with the development.

Although the TA demonstrates that junction improvements are not justified, it is considered appropriate to provide traffic calming measures in Furniss Avenue/King Ecgbert Road due to the increase in traffic, in accordance with UDP Policy T12. It may also be necessary to provide limited measures on Mercia Drive and Chatsworth Road to discourage any rat running.

There is a bus stop directly outside the site. The applicant has agreed to fund the provision of a bus shelter in the interests of promoting the use of public transport. Provision would be secured by a legal agreement.

The estate layout is generally adequate in highway terms. However, a few dwellings are provided with inadequate or remote parking spaces and manoeuvring to or from some plots is awkward. There is potential for excessive lengths of dropped vehicular crossings on the principle estate road and several areas are overdominated by parking spaces. There is no parking provision for visitors and on-street parking is severely restricted by the layout. Vehicular areas dominate the edges of the central area of open space.

The layout includes footpath links to the existing public footpaths to the west and north-east of the site in accordance with UDP Policy H15(d). These links have been significantly improved during the course of the application although the gradient of the link between Plots 73 and 74 adjoining the western boundary of the site is seriously substandard (approx 1 in 7) and therefore contrary to UDP Policy BE10(h).

Overall, the highway/parking solutions again demonstrate the cramped nature of the scheme and consequent overdevelopment of the site.

Residential Amenity

The majority of plots meet the minimum 10m length normally expected for rear garden areas. However, several plots do not meet this standard. Due to small garden areas and the orientation and proximity of 3 storey buildings, a number of

259 plots will receive limited daylight to the rear of dwellings and several plots do not meet the 12 metres separation normally expected between main windows and 2 storey elevations. This distance should be increased where 3 storey elevations are proposed.

The increases in height between some plots results in some relationships being overbearing. In some cases a 45° line taken from main ground floor windows is breached by adjoining buildings and the dwelling to Plot 84 has a double garage within 1m of the kitchen window.

There are uncomfortable relationships between dwellings adjoining the boundaries of existing dwellings in Furniss Avenue and Bushey Wood Road. With the exception of one plot, the relationships meet minimum guidelines. However, the anticipated loss of screening and lack of opportunity for replacement planting, will result in some overlooking (or perceived overlooking) and a significantly reduced outlook for existing residents.

The block of 14 flats has no meaningful private amenity space. The communal space allocated is restricted to a 5m wide strip (approx 115m2) directly between the existing public footpath to the west of the site and the windows to all the habitable rooms to two of the flats. This space does will not afford privacy to occupiers of the flats or users of the communal space. The aspect towards open space provides a satisfactory outlook for the majority of the flats but does not compensate for the inability to utilise a private space.

In view of the above, the proposals are considered contrary to UDP Policies H5 and H15.

Affordable Housing

This application was submitted prior to the requirements of the IPG: Affordable Housing coming into force.

10 three bed houses and 3 two bed flats are proposed as ‘affordable housing’. The houses will be for rent whilst the flats are fixed equity. The contribution equates to 17.5% provision. The old policy requires between 5 and 20%. This contribution has been arrived at following negotiations involving Neighbourhoods and the applicant in order to ensure that the type and range of units being provided represent the particular needs of the area and is satisfactory in accordance with the SPG: Affordable Housing and UDP Policy H4.

Any revised application will need to be considered in light of the new IPG. A 20% affordable housing contribution will be required. This is likely to have a significant impact on the value of the site.

Open Space

A commuted sum of £93,152 is required in accordance with UDP Policy H16 and the relevant SPG for the provision/enhancement of recreation space. This figure

260 takes account of a reduction on the contribution towards informal recreation space in acknowledgement of the on-site contribution.

RESPONSE TO REPRESENTATIONS

Dore Village Design Statement

This document provides the community’s vision for the area. Although in line with government policy aimed at enabling local communities to participate effectively in the planning process, the document has not been adopted by the Council and therefore carries very little weight.

Infrastructure

The site lies outside the designated Shopping Centre where health facilities should ideally be located. There was no requirement for such facilities on this site at outline planning stage in 2000. It would be unreasonable to introduce such requirements on this site as they would not relate to the scale of development proposed. Any subsequent demand led proposals in the area for such uses will be considered on their individual merits. The Children & Young People’s Service advise that the local school should be capable of meeting any increased demand resulting from the development based on current projections.

Car Parking Associated with Playing Fields

There is no evidence that the site was used for parking in connection with the playing fields prior to demolition of the school and there is no obvious parking area on the site now that the building has been demolished. The site has been observed on a recent Sunday morning and the playing fields were not in use. However, it is possible that this is not the norm. As the site has not and is not intended to be used as a car park for the playing fields, and such provision was not a requirement at outline planning stage, it would be unreasonable to make provision within the new development. In order to prevent on-street parking problems associated with the use of the playing fields, waiting restrictions can be considered as part of the traffic calming measures. However, the extent of parking associated with the playing field would need to be studied.

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The principle of residential development was accepted in 2000 in conjunction with the amalgamation of the two school buildings under PFI2. The density of development proposed (38 units/ha) is acceptable in principle having regard to national planning guidance and other developments in the area.

The development includes sufficient units that are accessible for people with disabilities. 13 affordable housing units are proposed in accordance with policy requirements in force at the time of the application submission. The developer has agreed to a commuted sum for the provision/enhancement of recreation space in

261 addition to providing an element of informal open space within the development. The developer has also agreed to facilitating traffic calming measures in the vicinity of the site and provision of a bus shelter outside the site.

Despite the above, the design and layout of the site is considered inappropriate in the context of the site. The site will be dominated by car parking and buildings appear cramped with little space between relatively tall buildings and small garden spaces. No concessions to environmentally sustainable development are included in the application.

A number of units do not meet minimum guidelines relating to space about buildings and there are also a number of awkward pedestrian access to the rear of dwellings. Two areas of informal open space have been negotiated into the scheme. These areas do have merit but the larger area is bounded by several parking areas which detracts from its amenity.

The development also fails to respond adequately to the boundaries of the site, existing trees and existing dwellings and one of the proposed footpath links does not achieve the required gradient.

In view of the above, the proposals represent an overdevelopment of the site resulting in a poor quality scheme. Negotiations have resulted in some improvements but the scheme is considered to remain contrary to UDP Policies BE5, BE6, BE10, GE15, H5, H14 and H15 and it is recommended that planning permission is refused.

262

Case Number 06/02783/FUL

Application Type A Full Planning Application

Proposal Erection of 48 student flats in a 6/10 storey building with Class A1 (Shops) and Class B1 (Business) at ground floor/mezzanine level

Location Rockingham House Broad Lane Sheffield S1 3PP

Date Received 19/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Studio One

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 The student accommodation shall not be occupied until the shell and core of the convenience store and B1: Business Use are in place, this shall include the glazed frontages.

In order to preserve and enhance the character of the area and in the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

263

4 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.

5 The building shall not be occupied unless the cycle parking and bin storage as shown on the approved plans have been provided in accordance with those plans and, thereafter, such facilities shall be retained.

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

6 Prior to the occupation of any unit, details of the external footway resurfacing works to Newcastle Street, Rockingham Street and Broad Lane, including materials to be used, shall have been submitted to and approved in writing by the Local Planning Authority and the said works completed in accordance with those details.

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

7 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the local planning authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

8 The building shall not be used unless a level threshold has been provided to both the Newcastle Street and Rockingham Street entrances into the student accommodation and the convenience store and B1 Business use thereto, in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such level thresholds shall be retained.

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

9 No development shall take place until the applicant, 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

264 that has been submitted to, and approved in writing by, the Local Planning Authority

10 The site shall be developed with separate systems of drainage for foul and surface water on and off the site.

To ensure satisfactory drainage arrangements.

11 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 in writing by the local planning authority prior to commencement of development.

In order to mitigate against the risk of flooding.

12 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey b) Be capable of achieving the following noise levels:

Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: LAeq 15 minutes - 45 dB (0700 to 2300 hours),

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

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

13 Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

14 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved in writing by the local planning authority. Such Validation Test shall:

- Be carried out in accordance with an approved method statement - Demonstrate that the specified noise levels have been achieved.

265 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 future occupiers.

15 Internal noise levels for offices should meet Noise Rating Curve NR40 when measured as a 15 minute linear Leq at the octave band centre frequencies 31.5Hz to 8KHz.

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

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 in writing 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 future occupiers.

17 Before the development is commenced a Phase 1 and Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the 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 the interests of the amenities of the locality and future occupiers.

18 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.

19 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

266 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.

20 Full details, including materials and finishes, at a minimum scale of 1:20 were requested, of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development:

Copper and timber patterns Parapet Walls Pillars Windows Window reveals Doors Eaves External wall construction Brickwork detailing Balconies Stair towers Rainwater gutters, downpipes and external plumbing The underside of the first floor over sail The top and underside of the projecting bay windows

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

21 The retail shop (class A1) 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.

In the interests of ensuring the development is consistent with PPS6.

22 The opening hours of the convenience store shall be restricted to 08.00 and 22.00 on any day unless otherwise agreed in writing by the Local Planning Authority.

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

23 The A1 Retail use shall be limited to a sales area of no more than 280 square metres unless otherwise agreed in writing by the Local Planning Authority.

In the interests of ensuring the development is consistent with PPS6 and the Sheffield Unitary Development Plan.

267

24 The building shall not be used unless the access and facilities for people with disabilities shown on the plans 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.

25 Development shall not commence unless full details of the proposed green (planted) roofs, including a management plan to ensure the long term viability of the roof, has been submitted to and approved in writing by the Local Planning Authority and the building shall not be occupied unless these green roofs have been planted or a time period for their implementation has been agreed in writing by the Local Planning Authority, if it is the latter, then the implementation date shall be adhered to, once in place the management plan shall be implemented at all times.

In the visual and environmental interests of the locality.

26 The finish of the sloping roof fronting Rockingham Street is not hereby approved and before development commences details, including samples if appropriate, shall have been submitted to and approved in writing by the Local Planning Authority, the development shall be carried out in accordance with these details thereafter.

In the visual and environmental interests of the locality.

27 The development shall not be occupied until a scheme to promote the provision of a car club as part of the development has been submitted to and approved in writing by the local planning authority. The car club shall, unless otherwise agreed, be provided in conjunction with the council approved car club operator. The scheme shall include:-

- Arrangements made with the car club operator to provide financial support to the set up and expansion of the Sheffield City Car Club.

- The provision of an appropriate number of publicly accessible car parking bays (which may be omitted where an appropriate number of car club parking spaces already exist adjacent to the site) designated signed and thereafter retained solely for the use of car club vehicles.

- The provision of measures to ensure all eligible site users are encouraged to sign up as members of the car club scheme for a minimum of 1 year.

- Arrangements to ensure ongoing marketing of the benefits of the benefits of car club to site users for a minimum of 3 years.

In the interests of sustainable transport.

268 28 Before development commences details of servicing facilities for the A1 and B1 Business usage shall have been submitted to and approved in writing by the Local Planning Authority, such facilities shall be in place before development commences.

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

29 Before development commences a detailed site layout plan showing all the kerb lines to Newcastle Street, Rockingham Street and Broad Lane shall have been submitted to and approved in writing by the Local Planning Authority, the scheme shall include the full extent of works proposed to Broad Lane.

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

30 Before development commences the applicant shall have submitted details of enhancements to the adjacent transport facilities and such improvements shall be in place before the development is occupied.

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

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; IB11 - Housing & Residential Institutions in Industry & Business Areas and BE5 - Building Design and Siting.

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.

2. 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

269 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

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

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

5. The applicant is advised that modifications to several Traffic Regulation Orders on roads that are adjacent to the site will be needed, which the applicant will be required to sponsor. Please contact Ian Wheeldon on 0114 273 6368 for further information.

270 Site Location

LOCATION AND PROPOSAL

The application site currently houses a two-storey redbrick flat roofed building, which is industrial in character. Although this building retains its architectural integrity, it has fallen into a less than desirable state and is currently unoccupied. The site is set within a Fringe Industry and Business Area, as defined by the Sheffield Unitary Development Plan and is set 15 metres to the south of the Well Meadow Conservation Area.

The topography of the surrounding land sees a steep gradient slope towards the site when approached from West Street, to the south, before the gradient softens adjacent to the site. Beyond the site to the north the gradient once again begins to

271 climb steeply leading to the St Vincent’s area of the city. On Broad Lane, the main highway that fronts the site, the land falls continually from west to east.

Across Rockingham Street are modern light industrial buildings of a similar scale to the building to be replaced. This is also the case across Broad Lane to the north, however a recent consent (06/00765/FUL), which included 143 apartments, 4527 sq. metres of B1 business space and 100 car parking spaces, has been granted on much of this adjacent site. This approved scheme ranges from four to ten storeys on the Broad Lane elevation, facing the application site.

To the west of the site across Newcastle Street are several red brick university buildings, many of these buildings, particularly those fronting Broad Lane reflect the proposed scale of this scheme.

It is proposed to erect a building to house commercial premises at the ground floor and mezzanine level and 48 student flats (224 bed spaces) on the upper floors, the building will range from 6 storeys to ten on the Broad Lane frontage. The commercial use on the ground floor is to be split between B1/A1, the A1 usage will be limited to a maximum of 280 square metres sales area.

SUMMARY OF REPRESENTATIONS

Fagan’s Public House, fronting Broad Lane, 40 metres to the east of the site, have written stating that whist no objections are raised concerning the application the following points should be considered:

- This is an established business area and so all soundproofing required should be provided within the building. - The change of use of the site should not affect the licensed premises in any way. - That work should not begin before 08.00, as there are residents within the public house.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Fringe Industry and Business Area, as defined within the Sheffield Unitary Development Plan and so Policies IB6, IB9 and IB11 would apply.

Policy IB6 identifies the proposed uses:

- B1 - Business, as being a preferred use. - A1 - Retail, is regarded as an acceptable use if limited to small shops with no more than 280 square metres sales area. - C3 - Residential, as being an acceptable use.

Whilst not a preferred use, it is considered that given its central location in close proximity to the University of Sheffield Campus and the changing nature of the area, particularly when the adjacent approval is accounted for, the site would make

272 a suitable location for a residential scheme, subject to satisfactory living conditions, which will be considered later in the report. The City Centre Living Strategy also advocates housing use in such areas, provided that living conditions are satisfactory.

Policy IB9 (a) states that new development would only be permitted where it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area, while Policy IB11 (a) states that housing will only be permitted where it would not further constrain industrial or business development to protect the environment of the new housing.

Policy IB9 (b) states that the proposed development should not cause residents or visitors of residential properties to suffer from unacceptable living conditions and Policy IB11 (c) states that housing (C3) would only be permitted where the development would not suffer from unacceptable living conditions, including air pollution, ground contamination, nearby hazardous installations, noise, other nuisance or risk to health and safety.

Policy BE5: Building Design and Siting states good quality design and materials will be expected in all new buildings.

Design Issues

The application has been subject to substantial pre application discussion given its strategic importance, particularly as it will form a key role as a gateway for vehicles into the future New Retail Quarter.

Scale and Massing

The application is for a building, which is to reach ten storeys when the mezzanine level is accounted for. The scale of the building is similar to that of the highest part of the approved scheme directly opposite, across Broad Lane, and similar to several of the university buildings to the west. Given this similar height in the vicinity, then assuming the massing, articulation and detail is correct the principle of a building rising to ten storeys is viewed as acceptable.

The scale of the building is reduced on the three further elevations reducing to 5/7 storeys along Rockingham Street and Newcastle Street, allowing a suitable height to be set for future development heading towards West Street.

The bulk of the elevations, the Broad Lane frontage in particular, is broken up to ensure the scale of the building is softened. The upper two floors are set back, whilst careful consideration has been given to the overall form of the building, with a large projecting copper corner element for example, further splitting the front elevation up, aiding in removing the emphasis from the building’s scale.

Further features such as glazed stair towers on the east and west elevations and a sloping roof on the Rockingham Street elevation are also welcomed, and reflective of the architectural quality of the building’s form.

273 Detail

As can be seen from the scale and massing section of this report the building is rich in visual interest and is the consequence of the architect being challenged to produce a design that would be of a quality worthy of this key location.

The use of three main high quality materials, red brick, copper faced cladding and timber is welcome. The materials have been used in a way that allows breaks in the building, the use of timber to the upper floors and the copper corner element emphasise this.

The proposal also incorporates copper clad windows projecting out of the elevations, angled balconies on the Rockingham Street corner, with further detail such as random window patterns and glazed stair towers. At pedestrian level the first two floors are to have glazed frontages to serve a commercial and B1 use, this adds welcome interest and ensures constant street level activity.

The level of elevational variation, detail and quality is viewed as being of the highest standard and sets a benchmark for design quality in this key strategic location, whilst being reflective of the quality of architecture achieved on the adjacent site.

The proposal is also to provide green roofs over the majority of the scheme, which is welcomed from an environmental and design perspective.

Highway Issues

The proposed scheme incorporates no parking facilities, whilst not ideal, it is a constraint that is evident of many sites within the city centre. It must be acknowledged when assessing this lack of provision that the site is readily accessible from several modes of public transport, most prevalent being the Super Tram and a number of bus routes. The applicant will also be required to provide details of improvements to local transport facilities and participate in and actively promote the Sheffield Car Club scheme, further easing any pressures.

The provision of a small commercial space, likely to be a convenience store of some description, will provide for the day-to-day needs of users of the area, including existing business and future residents ensuring trip generation to this store will not create vehicle movement.

Any approval of planning permission would be subject to additional conditions relating to servicing of the development, the provision of cycle parking provision and improvements to the footway to be carried out, which would involve surfacing and lighting to Newcastle Street, Rockingham Street and Broad Lane.

Dominance Issues

The proposal will not threaten the overall dominance of B1 Business use in the area, as although it increases the amount of residential and commercial usage, it will also increase the provision of B1 space available. In addition this new B1

274 space will be erected to a modern specification, enhancing the prospect of continued B1 usage on the site.

Effect on residential amenities

The site is located in an area that is predominantly occupied by industrial premises and as such there is a potential risk of noise and disturbance for future occupiers of both office and residential accommodation.

The main source of noise is road traffic noise. A PPG24 assessment was carried out which identified that a majority of the site fell into NEC B. The part of the site closest to Broad Lane and Rockingham Street fell into NEC C. PPG24 states that sites which fall within category B noise should be taken into account when determining planning applications and where appropriate, conditions should be imposed to ensure adequate protection. PPG24 states that sites, which fall within Category C, should not normally be granted. However, if permission is granted, conditions should be imposed to ensure an adequate level of protection is achieved.

It is considered that through the imposition of planning conditions suitable living conditions can be achieved for future residents of the proposed building whilst, as the main source of noise is from traffic the proposal is unlikely to prejudice the activities/operations of existing and future businesses.

Amenity Space

The proposal will provide some balconies for residents, however the main amenity area will be provided through an internal courtyard. This area will be predominantly hard-surfaced, with minimal amounts of soft landscaping. The courtyard would not benefit from high degree of natural sunlight, hence hard landscaping would be more appropriate in this instance. To ensure a safe environment and in the interests of providing a good quality environment which would be well utilised, it is recommended to introduce minimal low maintenance planting. Details of the proposed landscaping works would need to be secured by condition should the development be approved.

Public Art

An element of Public Art will be incorporated into the development, due to its prominent location on Broad Lane and this is conditioned accordingly.

Contaminated Land

Before the development is commenced the applicant will be required to provide a Phase 1 and Phase 2 Risk Assessment, to characterise the contamination on site and propose and remediation scheme to ensure safe redevelopment. This work will have been completed before the site is occupied ensuring issues of contamination are negated.

275 Mobility Issues

The proposal will incorporate level access to both the residential and commercial areas with both areas providing lift facilities, ensuring all areas are accessible to all.

The student accommodation provides a sufficient number of fully accessible bedrooms with suitable sized en-suites.

Open Space Contributions

The financial contribution for the site would amount to £140,640.00 for the provision of open space within the catchments area, which would be utilised following consultation with the relevant area panel.

SUMMARY AND RECOMMENDATION

The scheme is in accordance with Unitary Development Plan Policy, in that it provides an acceptable level of B1 office accommodation. The student accommodation element of the scheme has been well designed and the location is adjacent to the University Campus, providing an obvious correlation.

The proposal offers suitable facilities that ensure ease of access for all, while its sustainable location, within walking distance of the city centre, ensures no significant highway concerns arise.

The proposal presents a standard of detail and massing to justify a scheme of this scale, in this key location, whilst setting a design benchmark for future schemes in the locality to attempt to emulate.

The proposal will be controlled through planning conditions to ensure noise for future residents is kept within acceptable boundaries.

It is recommended that the Board grant conditionally subject to a legal agreement to secure £140,640.00:

Heads of Terms

A sum of £140,640.00 shall be paid to the Council towards the enhancement of open space within the catchment area of the site.

In the event that a satisfactory S106 planning obligation covering the Heads of Terms set out in the preceding paragraph is not concluded before 23 October 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

276

Case Number 06/02834/FUL

Application Type A Full Planning Application

Proposal Erection of 30 flats in 2 x two/three-storey blocks (Terraces 1 and 2) and 9 dwellinghouses (Terrace 3) with car parking spaces and associated landscaping (as amended plans received 2nd and 4th October 2006)

Location Site Of Green Oak View Green Oak Avenue Sheffield S17 4FT

Date Received 21/07/2006

Team SOUTH

Applicant/Agent Adam Khan

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

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

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

277 3 Before work on site is commenced, details of a suitable means of site enclosure and internal boundary fencing shall be submitted to and approved in writing by the Local Planning Authority and the dwellings shall not be used unless such means of site enclosure, and internal boundary fencing has been provided in accordance with the approved details and thereafter such means of site enclosure, and internal boundary fencing, shall be retained.

In the interests of the amenities of the locality.

4 Before the development commences, the design and location of all external light fittings shall have been approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 Notwithstanding the drawings hereby approved and before the development is commenced further details of all external works and hard paved areas shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such external works and hard paved areas have been provided in accordance with such approved details and thereafter retained.

In order to ensure an appropriate quality of development.

6 Before the development is commenced full details of the following facing materials including product information and samples shall have been submitted to and approved by the Local Planning Authority:

(a) Facing brickwork (Terca Super White/Shaftesbury Grey (unless otherwise authorised by the Local Planning Authority) (b) Glass to Balconies (c) Entrance door surrounds to be Timber (d) Handrails (e) All Boundary Fencing (f) Colour of Doors and Garage Doors (g) Flashings (h) Timber Doors and windows

In order to ensure an appropriate quality of development.

7 Large scale details, at 1:20, of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development: a. Balconies b. Doors and Windows c. Eaves detailing d. Reveal depths to door and window openings to all blocks to at least 100mm.

278 Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

8 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.

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

In order to ensure an appropriate quality of development.

10 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

11 The dwellings shall not be used unless all redundant access have been permanently stopped up and reinstated to kerb, footway or verge, 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.

12 Before the development is commenced, details of the signing of the one- way system within the site shall have been submitted to and approved in writing by the Local Planning Authority. The signage shall be provided in accordance with the approved plans before the dwellings are used and thereafter, such signage shall be retained and maintained.

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

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

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

In the interests of the safety of road users.

15 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 dwellings 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 traffic safety and the amenities of the locality.

16 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

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

17 The dwellings shall not be used unless turning space for vehicles has been provided within the site, in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such turning facilities shall be retained.

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

18 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

280 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.

19 Before any work is commenced on site a dilapidation survey shall be jointly carried out and agreed with the Local Planning Authority and upon occupation of the dwellings any remedial works identified shall be completed to the satisfaction of the Local Planning Authority.

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

20 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.

21 Before any work on site is commenced full details of the measures to be taken to protect the existing trees for retention within and/or adjoining the site of the development during construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

22 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.

281 23 The development shall not be occupied unless provided with vegetated sustainable roofs in accordance with the drawings hereby approved, but before the development is commenced full details thereof shall have been submitted to and approved by the Local Planning Authority, and the development shall not be roofed otherwise without prior written approval of the Local Planning Authority.

In the interests of water conservation, air pollution and sustainability generally.

24 The dwellings shall not be used unless the growing medium to the naturally vegetated roofs has been provided to a minimum depth of 70mm, and unless further details of the species have been submitted to and approved by the Local Planning Authority, and thereafter maintained, and any failure shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of water conservation, air pollution and sustainability generally.

25 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 (three) metres either side of the centre line of the sewers, which cross the site.

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

26 The site shall be developed with separate systems of drainage for foul and surface water on and off the site.

In the interest of satisfactory and sustainable drainage.

27 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off site-works, have been submitted to and approved by the Local Planning Authority.

To ensure that the development can be properly drained.

28 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 completed of the approved surface water drainage works.

To ensure that no surface water discharges take place until proper provision has been made for its disposal.

29 The surface water discharge from the site is subject to a reduction of a least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate the reduction,

282 must be submitted to and approved in writing by the Local Planning Authority prior to commencement of the building.

In the interest of satisfactory and suitable drainage.

30 The buildings shall not be used unless suitable access and facilities for people with disabilities, both to and within the buildings and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H5 - Flats, Bed-sitters and Shared Housing H16 - Open Space in New Housing Developments BE5 - Building Design and Siting

Attention is drawn to the following directives:

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

283 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

4. 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. The applicant is advised that amendments will be required to the existing Traffic Regulations on Lemont Road and is asked to contact Mr E Wilson, Traffic Regulations Group tel: 0114 273 6178.

284 Site Location

LOCATION AND PROPOSAL

The application site consists of a 0.5 hectare site in Totley, currently occupied by Green Oak View, an empty and unused old peoples home. The site lies on the corner of Lemont Road and Green Oak Avenue and is allocated within the Sheffield Unitary Development Plan for Housing.

A diverse mixture of building styles, predominantly two storey terraced housing from 1970’s and three storey local authority housing from the 1960’s surrounds the site. Shared parking bays are a common feature in the street scene, along with well maintained gardens and public spaces. To the immediate north of the site is a public library building, a large park to the east and housing to the west and south.

285 Planning permission is sought for the erection of 39 units comprising of 9 x 3 bedroom houses, 6 x 1 bedroom garden flats, 6 x 2 bedroom garden flats and 18 x 2 bedroom flats. The 3 bedroom houses are located in a single terrace facing onto Green Oak Avenue, having large gardens to the rear. The flats are located within 2 terrace blocks facing each other with a new road between and varying from two to three storeys.

PLANNING HISTORY

Planning permission was granted in 2004 for the erection of 10 houses and 12 flats, (Outline application under Reg: 3- 1992) at the Site of Green Oak View Elderly Persons Home, Lemont Road/Green Oak Avenue, S17 (amended plan 27/7/04). Planning Application No. 04/01367/RG3

Planning permission was granted in 1975 for a day centre for old persons home. Planning Application No. 75/01882/FUL

Planning permission was granted in 1972 for the erection of an old persons home with matrons bungalow, flat for deputy matron and community service unit. Planning Application No. 72/00063/FUL

SUMMARY OF REPRESENTATIONS

There have been 21 representations received to date regarding this application to date. Issues raised are:

Councillor Michael Waters and Councillor Anne Smith

- The three-storey block is too high and out of keeping with the street scene and nature of the surrounding area - The bricks and colours used should match the surrounding area - There could be an adverse effect on residents nearby due to light pollution and this could have an effect on peaceful enjoyment of ones own home - There is no environmental assessment of the proposed development - It is not clear whether this is to be a fenced in complex - If the development is approved the following conditions should be put on the application: Wheel wash, road sweeping daily, no parking of construction vehicles or site workers cars in Library car park, All workers/builders to attend induction course as required by HSE, preparation of a method statement, Site secured at night and when not working and with lighting, Portaloos and cabins within the site not on roads or pavements, no burning of rubber or hazardous materials on site, hours of work to be strictly limited in this quiet residential area and no work on Saturday afternoons, Sundays, and public holidays.

Councillor Keith Hill

- The number of units on the site is excessive since it leaves insufficient amenity space - With 27 out of the 40 trees on site proposed to be removed and 57 car parking spaces proposed the visual impact of the site will be horrendous

286 - There are already traffic congestion problems in the vicinity - Much more design work/detail is required to the proposed buildings - Suggest that lifts are installed to render them more attractive to the full range of the market - There is no precedent for white bricks and stainless steel flashings. Cleary these are not in character, which is contrary to policy H14 - There appears to be little intention to offer affordable homes

Other representations

- The density of the flats is too high - Three storeys will mean the loss of light for surrounding properties - The extra number of vehicles will create further problems on the already over crowded narrow local roads - The proposed parking spaces are far too close to existing properties on Green Oak Avenue, causing noise and pollution for residents - The proposed treatment of the buildings is totally out of keeping with the mellow brickwork of surrounding properties, white bricks and stainless steel, and flat roofs would not be suitable - The number of trees to be felled is unacceptable - Would is be possible to incorporate a community centre as part of the development - There are logistics problems with deliveries to the site, causing problems for the ‘link’ bus route along this narrow road - The nine car bays located to the south are too close to the existing houses (headlights and fumes) - The environmental impact of the proposal, - There will be more pollution - The 3-storey buildings are two high and will overlook existing properties making them intrusive - There will be reduced parking for existing residents on Green Oak Avenue and possible obstruction to car park entrances, with visitors to the site parking on the highway - Loss of good healthy trees - Disturbance and noise from construction works - There is no need for executive type apartments, the need is for affordable housing - The idea of a sedum roof on part of the development is an excellent way of both insulation and creating a better environment - Totley is already suffering with housing developments going on everywhere this is putting a strain on our local schools, dentists and doctors - There will be a loss view over Holmesfield

PLANNING ASSESSMENT

(i) Policy Issues

287 the provisions of Policy H10 (Development in Housing Areas) thereof. However the development proposal must also be assessed against the provisions of Policy H14 (Conditions on Development in Housing Areas).

Policy H14 states In Housing Areas, new development or change of use will be permitted provided that:; (a) new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and (b) new development would be well laid out with all new roads serving more than five dwellings being of an adoptable standard; and (c) the site would not be overdeveloped or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and (d) it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and (e) it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and (f) it would provide, where appropriate, an environmental buffer to shield sensitive land uses.

As the proposal is for the erection of 29 flats (and 10 dwellings) Policy H5 is relevant. H5 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.

Policy H16, requires that for site less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site if: provision of recreation space within the catchment area is below the minimum guideline; or recreation space within the catchment area is in need of significant improvement.

Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. Policy BE5 indicates that the following principles will apply for physical design: (a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings. (d) in all new developments, design should be on a human scale wherever possible, and, particularly in large-scale developments, the materials should be varied and the overall mass of buildings broken down; (e) special architectural treatment should be given to corner sites in order to create a lively and interesting environment; (f) designs should take full advantage of the site's natural and built features; (g) the design, orientation and layout of developments should encourage the conservation of energy and other natural resources.

288 distinctions. In short the housing needs of all in the community should be recognised so as to encourage the creation of mixed communities, which offer a choice of housing and lifestyle.

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.

As regards the density of the development; as a guideline PPG3 encourages housing development, which embraces a density of between 30 and 50 dwellings per hectare net. The overall density of development proposed would equate to approximately 78 dwellings per hectare rendering numbers in excess of those cited in PPG3. However with ¾’s of the dwellings consisting of flat development which leads to a higher figure, and the overall footprint of the built form in relation to green space being similar to that found within the surrounding area, it is not considered that the proposal results an over development of the site.

(ii) Highways Issues

There is an existing single point of access/egress onto Green Oak Avenue and single point onto Lemont Road. The access onto Lemont Road is to be relocated slightly to the east of the existing access and will serve the row of two terraces of flats providing 30 off street parking spaces. This allows 1 parking space per flat, however there is an additional 5 parking spaces proposed accessed directly off Lemont Road, which will provide visitor parking. Owing to this visitor parking being accessed directly from Lemont Road, it will also be available to members of the public visiting the area, helping to relieve the existing on street parking problems.

There does appear to be a high demand for on street parking in the area currently, yet this is owing to the majority of properties in the vicinity not having any off road parking facilities. There are a number of small communal parking areas, however not sufficient to meet local needs. Furthermore a large section along the southern side of Lemont Road has parking restrictions, so the introduction of 5 parking spaces available to the public is welcomed.

There is a turning head provided between the two rows of terraced flats, which needs to be enlarged slightly to work efficiently. This can be achieved without detriment to the overall scheme.

The vehicular access to the row of terraced dwellings is gained via a one-way system from Green Oak Avenue. 5 of the 9 dwellings have a single garage with the remaining properties having hard standing for up to two cars to the front. There are a further 9 parking spaces located to the south of the terrace providing additional parking for visitors, including people to the flats.

The creation of this new street creates an avenue to the library from the properties to the south of the site, resulting in the shared nature of the street for parking, vehicular access and as a pedestrian throughway. The surfacing of all hard standing areas, and roads within the site is indicated for key block paving. All hard surfaced are to be subject to a planning condition to ensure appropriate quality.

289

The majority of the parking for the houses and flats is directly outside of the units, on the street, and clearly visible within, and from neighbouring properties, providing passive surveillance to help design out crime. Secure and covered cycle parking is provided within the entrances to either set of flats, creating 24 cycle spaces in total for the 30 flats.

(iii) Design Issues

The scheme has been design to create a mixture of flats and dwelling houses positioned to form three terraced blocks. Between the two terraced blocks of flats lies a new street.

This new street creates an avenue to the library from the properties to the south of the site, resulting in the shared nature of the street for parking, vehicular access and as a pedestrian throughway. The visibility of the street, of the parking and of the public realm from the habitable rooms promotes passive surveillance throughout the day and evening.

The massing of the development utilises the topography of the site, with two storey elements to the terraces, leading to three-storey element towards the southern boundary. This also mirrors the existing situation surrounding the site with existing three storey buildings to the south, with the existing buildings to the north and east of the site consisting of a mixture of 2 and 3 storeys.

Flat roofs are used within the scheme to reduce the overall height and scale of the buildings, and are also used to provide green sedum roofs. Approximately 2/3rd of the roofs to the two terraces of flats feature sedum roofs with the remaining 1/3rd used as amenity space for occupiers of the upper floor flats. A condition will ensure the sedum roofs are planted, retained and maintained.

The elevations are proposed to be constructed from white stock brick with a contrasting plinth. Timber windows are faced with anodised aluminium in a bronze colour, and set in a half brick reveal. The ground floors of the terraces have a projecting bay window to the front with the entrance being recessed. The doors are to be colour stained and sealed timber.

The provision of car parking is integrated into a wider landscaping strategy of safe streets and copious planting. A high quality, safe, shared surface is proposed and made distinct from the traffic roads by material and colour and by a raised footway crossing at the entrances.

(iv) Effect on residential amenities

It is considered that the proposed development does not create any adverse impact on either occupiers of the proposed units or occupiers of existing dwellings surrounding the site thorough adverse overlooking or overshadowing. Small roof terraces are proposed to the two blocks of flats however these are designed to look towards the new street created, and are bound by a 1.1 metre high solid brick parapet.

290

The dwelling houses feature rear garden areas of approximately 65 square metres providing adequate amenity space. Each of the ground floor flats has a private garden area measuring between 35 and 35 square metres. The upper floors of the flats have access to the roof terraces again providing a satisfactory level of outdoor amenity space.

A condition will secure that suitable boundary treatment is erected to protect existing neighbouring properties and occupiers of the proposed development.

(v) Landscaping

The existing buildings on the site are surrounded by a considerable number of mature trees, as detailed on the submitted tree survey plan. The majority of these trees are in relatively poor condition or are diseased. However the trees are young enough to be relatively easy to replace. Therefore there is no objection in principle to the proposed tree removals.

There is a reasonable mix of species of trees detailed in the proposed planting scheme, however no sizes are given. The size or type of tree can be controlled through a planning condition for a detailed planning scheme with a minimum of Extra Heavy Standard (14-16cm girth) trees included.

Adequate protection also needs to be given to the retained trees during construction, which again can be controlled through a condition.

Sedum roof are proposed on both of the blocks of flats, with 2/3rd of the area of the roof covered. This will help to retain and use water and release it slowly reducing peak surge demand on the drainage. Tree planting acts as a further buffer to the rainwater run-off, by absorption, and also provides solar shading, reducing solar gain.

(vi) Open Space Provision

Policy H16 requires for sites less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site. Both formal and informal, and child play spaces are well below minimum guidelines for the catchment area with the priority site for this area identified by Parks and Countryside as being Green Oak Recreation Ground.

The financial contribution therefore required for the development is £44,696.85 and this will be served by the submission of a planning obligation.

(vii) Mobility Housing Provision and Disability Access Advice

The proposed scheme is acceptable in principle; with the development meeting the Councils mobility housing criteria and the 25% threshold.

291 Two disabled parking bays are shown on the plans, however additional disabled parking bays can be easily added if there is a requirement by future occupiers.

Areas of blister surface and tactile paving should be provided in accordance with guidelines, and this can be controlled through condition.

(viii) Other Issues

Yorkshire Water recommend a number of conditions if planning permission is to be granted, including appropriate drainage details with the plan prepared (003/L01/03) not being acceptable. The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow.

It is considered that the likely number of children that a development of this size should yield should be able to be accommodated within local schools, with approximately 3 children per year group from 100 flats.

SUMMARY AND RECOMMENDATIONS

The design of the building is considered acceptable in terms of its visual amenities to the locality, with a high quality scheme proposed. The massing of the development utilises the topography of the site, with two storey elements to the terraces, leading to three-storey element towards the southern boundary.

A new avenue is to be created within the site linking the existing properties to the south with the library building, adding to the amenities of the locality.

It is not considered that there will be a detrimental impact on the amenities of existing occupiers of neighbouring properties or any adverse impact on future occupiers of the site.

The development is therefore considered to comply with the provisions of the adopted Sheffield Unitary Development Plan and planning permission is recommended for approval. The applicants have not at the time of drafting this report submitted a section 106 agreement and without this the scheme does not comply with policy H16, the application is considered acceptable in relation all other matters and therefore a dual recommendation is appropriate in this case. It is recommended that the Board grant conditionally in accordance with amended plans received on the 2nd and 4th of October 2006 subject to a legal agreement (see Heads of Terms below).

HEADS OF TERMS FOR LEGAL AGREEMENT

- On or before the commencement of development, the owner shall pay a financial contribution in the sum of £44,696.85 to the Council to be used towards the provision or enhancement of recreation facilities within the relevant catchments areas of the application site, in accordance with policy H16 of the adopted UDP and adopted SPG Open Space Provision New Housing Development.

292 In the event that a satisfactory S106 planning obligation covering the Heads of Term set out in the preceding paragraph is not concluded before 18th October 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

293

Case Number 06/02893/LBC

Application Type Listed Building Consent Application

Proposal Alterations to building including replacement windows and formation of habitable rooms in roofspace to created 14 one bedroomed flats with 2 disabled persons car parking and cycle stores

Location 6 And 8 Ashgate Road Sheffield S10 3BZ

Date Received 21/07/2006

Team SOUTH

Applicant/Agent Trevor Birchall Design Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The rear parking area shall be surfaced with cobbles, the details of which shall have been submitted to and agreed in writing by the Local Planning Authority. The cobbles shall be in place prior to the occupation of any unit and shall be retained thereafter.

In the interests of the amenities of the locality.

3 The materials to be used externally shall match those of the existing building in colour, shape, size and texture.

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

294 5 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

6 Before the development commences, details of how internal details are to repaired, replaced, altered, reproduced and protected during building works shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

7 Before the development commences, details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall have been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

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.

BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings

This informative is intended as a summary of the reasons for grant of Listed Building Consent. 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

295 Site Location

For report please see 06/02895/FUL

296

Case Number 06/02895/FUL

Application Type A Full Planning Application

Proposal Alterations to building including replacement windows and formation of habitable rooms in roofspace to create 14 one bedroomed flats with 2 disabled persons car parking and cycle stores

Location 6 & 8 Ashgate Road Sheffield S10 3BZ

Date Received 21/07/2006

Team SOUTH

Applicant/Agent Trevor Birchall Design Ltd

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In the interests of the amenities of the locality.

3 Before the development is commenced, full details of the proposed layout and setting out of the cycle parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The flats shall not be used unless the cycle parking accommodation has been provided in accordance with the approved plans and thereafter, such cycle parking shall be retained.

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

4 The materials to be used externally shall match those of the existing building in colour, shape, size and texture.

297 In order to ensure an appropriate quality of development.

5 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

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

In order to ensure an appropriate quality of development.

7 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

8 Before the development commences, details of how internal details are to repaired, replaced, altered, reproduced and protected during building works shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

9 Before the development commences, details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall have been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

10 Two apartments shall be provided that fulfil the objectives of the Mobility Housing Supplementary Housing Residence. The layout should include:

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All doors to have a 300mm clear length of wall to the opening edge of the door; Room for wheelchair manoeuvring to the apartment hallways, kitchen and bathroom; Communal routes to be a minimum of 1.2 metres wide; Disabled parking bays to be laid out in accordance with B.S.8300.

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

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. 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.

299 Site Location

LOCATION AND PROPOSAL

6-8 Ashgate Road is at the southern edge of the Broomhill District Shopping Centre and comprises the two properties at the eastern end of a fine terrace of listed Georgian terraced houses. They are all brick with sash windows and a shallow, pitched roof. They are three storeys high, elevated from the frontage with a modest garden at the front. At the rear, there is a cobbled access road serving the terrace leading onto small amenity/parking areas.

Across Ashgate Road from the site is a private area of open space called Summerfield. Remaining uses around the site are mainly residential with retail and food uses to the north which are associated with the District Shopping Centre.

300 The application is part retrospective, in that conversion to the flats has already started without planning or listed building consent and has continued through the processing of the applications. The applicant has been made aware of the risks involved in doing this.

Prior to the conversion works, the two buildings contained a total of 20 bedsits and were run on the basis of a bed and breakfast hostel. The interior of both buildings had been allowed to deteriorate into a poor state, this still being evident. The application is to convert each of the two buildings into seven single bedroomed flats (14 in total). The three main floors would each accommodate two flats with one in the roof space. This would be a car-free development apart from two spaces for disabled car parking at the rear. A cycle store is also proposed.

Members should be aware that the accompanying listed building application is also on this agenda but all matters will be set out in this report.

REPRESENTATIONS

Two letters from local residents have been received:

- this scheme will be targeted for students, which will result in noise and disturbance - the existing parking problems will be made worse by an increase in people - work has started on the development prior to the application being submitted - it is important that the works respect the listed building status of the buildings - concern over clutter from bins which cause street clutter and pavement blockages.

PLANNING ASSESSMENT

Policy Issues

The site is part of a housing policy area and is also within the Broomhill Conservation Area. This information is shown on the Unitary Development Plan (UDP) Proposals Map and both 6 and 8 Ashgate Road are Grade 2 listed buildings.

Policy H10 – Development in Housing Areas – states that housing is the preferred use.

Policy H14 – Conditions on Development in Housing Areas – states that the site should not be overdeveloped or deprive residents of light or privacy, nor should the character of the neighbourhood be harmed. There should be appropriate parking and safe access to the road network.

Policy H5 – Flats, Bedsitters and Shared Housing – says that consent should only be granted if a concentration of these uses would not cause serious nuisance to neighbours, living conditions for future occupiers would be satisfactory and there would be appropriate car parking.

301 Policy H16 – Open Space in New Housing Developments – requires a commuted sum for off-site open space improvements where five or more dwelling units are proposed. This is controlled by a legal agreement.

Policy BE5 – Building Design and Siting – expects a high quality of design and materials.

Policy BE16 – Development in Conservation Areas – states that development will be allowed only where it preserves or enhances the character of the Conservation Area.

Policy BE19 – Development Affecting Listed Buildings – expects new development to preserve and enhance the character of the buildings including original details and features of interest.

Impact on the Listed Buildings and Conservation Area

There is little alteration being made to the layout, this being the creation of parking for disabled at the rear and the introduction of a cycle store here. The bulk of the development is the conversion work within the buildings. The terrace is comprised of 8 identical three storey Georgian terrace houses. They have an exterior of dark red brick with a shallow pitched slate roof behind a low pier. There are sash windows in all properties at the front and rear.

With respect to the exterior of the buildings, these would not alter. The original proposal was for double glazed windows but these were unacceptable because of the adverse impact on the listed buildings. The applicant had already removed some of the sash windows as part of the unauthorised development, but this ceased after intervention by your officers. Agreement that the small paned sash windows shall be matched by the same type with single glazing has been reached with the applicant so the windows in the whole terrace would remain the same.

The external brickwork is retained without alteration apart from being repointed with a mortar to match the existing material.

Velux windows are proposed for the roof. Generally, the inclusion of these is not acceptable where there are no existing windows in roofs. However, due to the pier and the shallow pitch of the roofs, the roof lights cannot be seen from anywhere around the site so it would not be reasonable to resist them in this instance.

With respect to the interior, many of the original features were lost prior to or during the conversion to the bed and breakfast hostel. The original staircase is being retained and extended into the roof using the same design. All remaining fireplaces, coving and cornices and panelling are also being retained. Each of the two houses has an attractive archway in the entrance hall and these are also being retained.

With respect to the sub-division of principle rooms, this has already occurred throughout the house and the current proposals do not harm the interior any more than has already happened. Also, given that all internal sub-division is being done

302 with plasterboard, this is reversible and the original spaces can be restored in the future.

The external appearance of the listed buildings would remain unaltered and the rear amenity/parking area would be surfaced with cobbles to match the access road. Consequently, the exterior would continue to contribute to the overall quality of the listed terrace. The acceptable quality of the scheme also contributes to the preservation and enhancement of the Broomhill Conservation Area. The internal layout is also acceptable as all remaining features are being incorporated into the new scheme. It is considered, therefore, that the application satisfies the requirements of Policies BE16 and BE19 of the UDP.

The treatment of the exterior is acceptable and meets the needs of Policy BE5.

Amenities of Existing and Future Residents

The position of windows will not change with this application. Those at the front face onto the area of open space and the side of Ashdell Lane across Ashgate Road. At the rear, the windows face onto the rear of shops and flats. There would be no alteration to the existing relationship between windows. The velux windows inserted into the roof would not result in any overlooking.

Some concern has been expressed about noise from students who may occupy the flats. The conversion of the buildings is into single bedroom flats that will be for sale on the private market. Students generally rent properties so it is unlikely that this development will be for students. The former use was for a hostel for 20 people. The proposal is for 14 flats, so the number of people likely to live there are comparable, so any potential for noise and disturbance would not alter.

It is concluded that the new development would not result in any loss of privacy or noise and disturbance so there would be no conflict with Policies H14 and H5 of the UDP.

Possible Unacceptable Concentration of Flat Uses

Policy H5 of the adopted UDP states that nuisance to local residents should not result from a concentration of flats. In this instance, that would not occur because the proposals is for 14 modest flats with the former use being 20 bedsits, so there would be little or no change.

Parking, Access, Highways and Transportation

There is no parking for the future residents apart from two spaces at the rear for people with disabilities. Consequently, the scheme is almost car free, which is acceptable given that parking is self-regulated by the residents’ parking scheme which is now in place. The site is at a sustainable location, being next to a District Shopping Centre and close to good bus connections to other parts of the city. It is also possible to walk to and from the city centre from the application site.

303 A covered cycle store is proposed at the rear of the site, which would be controlled by an appropriate condition.

Consequently, the parking and transport proposals are acceptable, meeting appropriate policy criteria.

Open Space Contribution

Policy H16 requires that a financial contribution be made by the developer to improve off-site open space provision. In this instance a sum of £6417 is appropriate, which would be controlled by a legal agreement.

Disability Access

The proposal is considered to be acceptable subject to 2 of the flats being constructed to Mobility Housing provision, allowing conversion for use by people with disabilities. The conversion would be possible without compromising the quality of the interior of the listed building and would be controlled by a condition.

RESPONSE TO REPRESENTATIONS

There is no evidence that this development would be targeted for students or that there would be any significant noise or disturbance resulting from the scheme.

The parking situation would not be made worse as there is a residents’ parking scheme in place which is self-regulating.

It is noted that work has already started and the applicant has been made aware of the risks associated in doing this.

The works do respect the listed building status.

With respect to possible clutter from bins, details of this issue will be the subject of a condition.

SUMMARY AND RECOMMENDATION

The proposal is to convert Nos. 6 and 8 Ashgate Road, Broomhill into 14 one bedroomed flats. The scheme would be car free, apart from two disabled spaces and a covered cycle store is included. The buildings are both listed Grade 2 being the end of a terrace of 8 listed buildings. The work has already started on the site so the applications are part retrospective. Both the interior and exterior will be developed in a sympathetic manner to the listed building status and the site’s location within the Broomhill Conservation Area. Internal features will be retained and the small paned sash windows, which are in place, will remain or be replaced. Your officers have visited the site during the conversion works and it is confirmed that the internal and exterior works are in accordance with the plans submitted with the applications.

304 The parking proposals are acceptable and there would not be an adverse impact on the amenities of existing residents.

The part retrospective planning and listed building applications are considered to be acceptable and are recommended for conditional approval, the planning application being subject to a legal agreement controlling the submission of the commuted sum for off-site open space improvements.

HEADS OF TERMS FOR LEGAL AGREEMENT

- On or before the commencement of development, the sum of £6,417.00 shall be paid to the Council to be used towards the provision and/or enhancement of open space within the locality of the site.

In the event that a satisfactory Section 106 Planning Obligation covering the Heads of Terms set out in the preceding paragraph is not concluded before 3rd November 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for failure to make adequate provision in this regard.

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Case Number 06/02808/FUL

Application Type A Full Planning Application

Proposal Erection of 1 x 4/5-storey building comprising A1/A3 (Retail/Restaurant) at basement, ground & first floor with 27 residential units over

Location Site Of 65-69 Division Street Sheffield

Date Received 24/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Harris Partnership

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

2 Samples of all proposed external materials and finishes, including windows and balconies, 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 Notwithstanding the approved plans, prior to the commencement of development large scale details of the following items at a minimum scale of 1:20 shall be submitted to and approved in writing by the Local Planning Authority:

Windows (including details of recess); Doors; Eaves and verges; Entrance details; Retail frontage (section);

Thereafter, the works shall be carried out in accordance with the approved details.

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In order to define the permission.

4 The use of the ground and first floor shall be in accordance with Classes A1 and A3 of the Town and Country Planning (Use Classes) Order 1987 (as amended) as shown on the approved plans.

In order to define the permission.

5 Prior to the commencement of development, further details of lighting to the building shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter retained.

To ensure an appropriate quality of development and to promote personal safety and security in accordance with Policy BE5.

6 The proposed restaurant use (Class A3) shall only be used between 0900 hours and 2330 hours, Mondays to Saturdays and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

7 The A3 (restaurant) outlet shall not be used unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. But before such equipment is installed, details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

8 The residential dwellings hereby approved shall not be occupied unless sound insulation measures from flat to flat and between the A1/A3 units and the flats above have been implemented, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

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

9 The residential accommodation and A3 outlet hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:-

(a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey;

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(b) Be capable of achieving the following noise levels: Bedrooms - Noise Rating Curve NR30 (2300 to 0700 hours); Living Rooms - Noise Rating Curve NR35 (0700 to 2300 hours)

(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz), and include a system of alternative acoustically treated ventilation to all habitable rooms. Before the scheme of sound attenuation works is installed full details thereof shall first be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future residential occupiers of the building.

10 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; and (b) Demonstrate that the specified noise levels have been achieved.

In the interests of the amenities of the future residential occupiers of the building.

11 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of restricting noise breakout from the building to the street to levels not exceeding:

(i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq,

(ii) any octave band centre frequency by more than 3 dB when measured as a 15 minute linear Leq.

308 Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

12 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

13 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment

14 Before the buildings are occupied, the footpaths adjoining the site on Division Street, Division Lane and Rockingham Lane shall be resurfaced in accordance with the secondary palette of materials set out in the Urban Design Compendium unless otherwise approved in writing by the Local Planning Authority.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

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

To ensure satisfactory drainage arrangements.

16 Prior to the commencement of development details of the proposed means of disposal of foul and surface water drainage, including details of any balancing work, shall be submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented as approved.

To ensure satisfactory drainage arrangements.

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17 A minimum of 25% of the apartments shall be designed to mobility standards unless otherwise agreed in writing by the Local Planning Authority.

In order to meet the housing needs of people with disabilities in accordance with UDP policy H7.

18 Prior to the commencement of development, full details of suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the following:

A plan to demonstrate level access to all parts of the new development; Details of manifestation to full height glazing and glazed doors in accordance with BS8300;

And shall have regard to information provided in the Council's Disability Design Standards.

The development 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.

Attention is drawn to the following justifications:

S3 - Development in the Central Shopping Core S10 - Conditions on Development in Shopping Areas H12 - Housing Development in the City Centre H16 - Open Space in New Housing Developments BE5 - Building Design and Siting

310 Attention is drawn to the following directives:

1. The applicant is advised that the signage indicated on the submitted drawings is not approved as part of this permission and will require separate Advertisement consent. To discuss arrangements for obtaining such consent, and to request application forms, the applicant should contact the Planning, Transport and Highways on Sheffield (0114) 2734215.

2. The applicant is advised to note the contents of the response from Yorkshire Water by letter dated 1st August and 6th April 2006 in respect of the need for localised pumping and storage due to the height of development and pressures within the area.

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. 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.

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

(a) No car parking provision is available on site for occupiers of the building,

311 (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

The application site comprises a rectangular block that is currently occupied by the property at 65-69 Division Street. The site is bounded by Division Street to the north, Rockingham Lane to the east, Division Lane to the south and the adjacent buildings at 71 (Green and Benz jewellers) and 73-75 Division Street (Public House) to the west.

The existing two-storey building provides retail at ground floor with offices above. It is of relatively bland design (circa 1960s) and built in predominantly brown brick

312 with a traditional glazed shopfront to Division Street. Significantly, the building is substantially set back from the road with a pavement width of 6.2 metres fronting Division Street. The adjacent building at 71-75 Division Street is set back 1.6 metres from the back edge of pavement so that the pavement in front of the application site is 4.6 metres wider, thus ensuring that the flank wall of 71 Division Street is clearly visible. A brick built plant bed is situated on the corner of the flank wall.

To the rear of the property onto Division Lane, four undercroft parking spaces are provided. Division Lane is approximately 1400mm lower than the level threshold onto Division Street.

The surrounding area is mixed in character with a range of traditional three to four storey buildings and a number of more modern four storey office developments in the locality. The entire site falls within the City Centre Conservation Area and lies within the Devonshire Quarter, as identified in the Urban Design Compendium. It is also relevant to note that to the rear, the site adjoins the New Retail Quarter (NRQ) development and the proposed multi-storey car park.

This is a full planning application for the demolition of the existing buildings (for which a separate Conservation Area Consent has been submitted) and the construction of a modern five storey development (with top floor setback) comprising two floors of commercial floorspace (A1/A3) fronting Division Street with three floors of residential accommodation above to provide 27 units (21 studio apartments and 6 x 1 bedroom apartments). The commercial floorspace comprises two units to the ground floor (152 square metres of Use Class A1 retail space and 181 square metres of Use Class A3 Restaurant space) with a third unit (403 square metres of Use Class A3) at first floor level.

The application has been revised since the original submission in an attempt to address concerns regarding the scale of development, the architectural merit of development and the proposed choice of materials. As currently proposed, the application seeks the erection of a five storey modern ‘rectangular’ block with a top floor set back from the main façade onto Division Street of 1.8 metres as well as 0.7 metres from both flank elevations. Part of the top floor fronting Division Street is set in a further 6.3 metres from the flank wall to the western elevation to ensure a more appropriate relationship to the scale of the adjacent properties at 71-75 Division Street.

A variety of materials are proposed including red brickwork, which is consistent with the Conservation Area, black brick, metal cladding panels to the front and rear elevations and zinc cladding to the top floor. The development incorporates extensive areas of glazing to the ground and first floor and also the east elevation along Rockingham Lane, given its prominent corner frontage.

The application proposes a car-free development on the basis of its sustainable location within the City Centre. The principal pedestrian access to the commercial units is achieved from Division Street with the residential apartments accessed from the rear via Division Lane.

313 RELEVANT PLANNING HISTORY

The relevant planning history is summarised below:

06/00798/CAC: Demolition of the existing buildings (unlisted buildings within the Conservation Area) (considered as the next item)

06/00797/FUL: Demolition of existing building & construction of 1 x 5 storey building comprising A1/A3 (Retail/Food & Drink) at basement, ground & first floor with 30 residential units. Withdrawn: June 2006

This application was submitted in March 2006 but was withdrawn following concerns raised with regard to design, scale and massing. The current application represents a revision of this proposal.

06/00798/CAC: Demolition of the existing buildings (unlisted buildings within the Conservation Area): Withdrawn: June 2006. This application was submitted in connection with the above planning application.

00/00926/OUT: Erection of a four-storey office block with conference, café and retail facilities. Granted conditionally 18.06.01

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. One letter of comment was received from the operator of a licensed sex shop at 68 Division Street who requested that the planning application be considered in the knowledge of the operation at No.68 and that the residential scheme not be used as a basis for objecting to renewal of their licence in the future.

PLANNING ASSESSMENT

This application proposes the demolition of an existing two-storey building within the City Centre Conservation Area to provide a modern five-storey development comprising a mix of retail, food and drink and residential uses. The principal issues to consider in the determination of this proposal include the following:

(i) Principle of development – Policy and land use (ii) Design and the impact on the City Centre Conservation Area; (iii) Traffic and highways.

The Council is also required to consider issues received as a result of the public consultation exercise.

Principle of development

The application site is designated within the Central Shopping Area, as defined in the Adopted Unitary Development Plan. Policy S3 of the UDP advises that within

314 such areas, shops (Use Class A1), food and drink and housing (Use Class C3) are the preferred uses and in this respect, the application fully complies with Policy S3.

It is, however, relevant to note guidance within the Devonshire Quarter Action Plan, which seeks to provide A1 (retail) rather than food and drink uses and advocates a maximum of one third of the linear ground floor frontage on any block to change to a non-shopping use. In this case, approximately 53% of the ground floor frontage is proposed for food and drink use, which, taking this unit on its own, fails to meet the recommendations of the Action Plan as it exceeds one-third of the frontage. The adjacent building at 71-75 Division Street, which forms the remainder of the block, is also part-retail, part food and drink. It is considered, however, that the existing building is predominantly in non-retail use and the existing retail unit was, until recently, vacant. As such, this scheme will provide a substantial modern retail unit and there will be an overall gain in retail accommodation in relation to the current situation. The principle of development in this instance is therefore considered acceptable.

Design and impact on the City Centre Conservation Area.

The site lies within the City Centre Conservation Area and, as such, the architectural merit of the development and the quality of materials are key issues.

With regard to the UDP, Policy BE15 relates to areas and buildings of special architectural and historic interest and advises that development that would harm the character or appearance of Conservation Areas will not be permitted. With specific regard to Conservation Areas, Policy BE16 advises that redevelopment of sites that detract from a Conservation Area will be encouraged where it would enhance the character or appearance of the Area. Policy BE17 confirms that a high standard of design using traditional materials will be expected for new buildings. Policy BE5 of the UDP relates to building design and siting and advises that good design and the use of good quality materials will be expected in all new developments. It seeks to achieve original architecture and a design on a human scale with varied materials that break down the overall mass of development.

With regard to the scale of development this application represents a revision of the scheme originally submitted in order to achieve a more appropriate relationship to adjacent development. Accordingly, the eaves height of the proposed development corresponds to the eaves height of the traditional 3-storey building at 45 Division Street. The introduction of a set back to the top floor ensures that the visual effect of the development to Division Street is effectively of a four storey building that is consistent with the majority of buildings in the locality of the site. The revised scheme also introduces a more substantial set back to the top floor adjacent to 71 Division Street, which is a traditional three-storey block. The new development therefore steps down to the scale of the existing buildings. Moreover, the building is set back 4 metres from the frontage of No.71 Division Street so that it will be visually recessed to ensure an appropriate relationship between the two buildings. This is considered to be in accordance with Policy BE5 of the UDP in terms of achieving a development that respects the scale, form and architectural style of surrounding buildings.

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Architecturally, the proposed development is modern in approach comprising a series of vertical bays, reflecting the vertical emphasis of adjacent historic buildings. It also provides some horizontal detailing in the use of cladding panels, which reflects detailing in the adjacent traditional building at 45 Division Street and some of the more modern buildings in the locality. The main elevations to the front and rear provide articulation in the form of recessed windows, balcony details and the palette of materials, which extends from red brick to a series of cladding panels in varying shades of grey. Particular emphasis is focused upon the bay at the corner of Division Street and Rockingham Street, which is prominently sited on Division Street and visible from the wider area. As such, this element is constructed in a palette of black brick (reminiscent of the Sinclair Building) and extensive areas of metal-framed glazing. This provides a very open development where it will be possible to view activity within the building to promote vitality to the streetscene. The remaining elevation to Rockingham Lane comprises a combination of red brick and metal cladding panels with glazing to the stair tower within the building, which serves to provide some interest to the elevation and natural surveillance over Rockingham Lane. The western elevation is predominantly blank comprising red brickwork and the zinc cladding to the top floor. This is, however, considered appropriate in the context of the adjacent public house.

A separate Conservation Area Consent application for the demolition of the existing buildings has been submitted for this site, which is considered in the subsequent report. However, it is relevant to note that the existing building is not considered to be significant in the context of the Conservation Area and neither preserves or enhances its character. In this respect, the application complies with Policy BE16, which encourages the redevelopment of sites that detract from a Conservation Area. Moreover, it is considered that this proposal will deliver a high quality modern development that will improve upon the existing site building and enhance the character of the Conservation Area. It is thus concluded that the development is appropriate in scale, form and design in accordance with Policies BE5, BE15, BE16 and BE17 of the UDP.

Residential Amenity

There are no key issues with regard to residential amenity as the site is surrounding by predominantly commercial buildings at this stage. However, it is relevant to note that to the rear of the site on Division Lane is an area designated within the New Retail Quarter outline planning application as a new multi-storey car park. Consideration has therefore been given to the impact of the proposed car park on the residential amenity of future occupiers of this block, principally in terms of daylight. On the rear elevation the residential accommodation is provided on floors three to five only, which should be at a sufficient height to ensure that the residential units will receive adequate daylight. Conditions are also proposed in respect of noise insulation and ventilation to further protect the living quality of future occupiers. Finally, is relevant to acknowledge that the existing building currently occupies the entire site area and it is very narrow at 17.6 metres in depth. Thus, it was not considered reasonable to request a set back from the back edge of pavement on Division Lane purely on the basis of the NRQ car park proposal.

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Traffic and Highways

This application proposes no car parking on the basis that it is a highly accessible location with excellent access to local services and facilities and to public transport. Guideline 14 of the City Centre Living Strategy advises that residential developments that do not have car parking facilities will be acceptable in the City Centre although it will be expected to provide disabled parking provision on the basis that Policy T21 of the UPD requires the provision of parking to meet the needs of people with disabilities, as well as cycle parking. In this case, it is considered that the provision of car parking accommodation to the rear would have the effect of sterilising a principal façade, as the existing car parking currently does, resulting in a predominantly blank frontage. It is therefore considered acceptable to accept an entirely car-free scheme given its proximity to the City Centre and wider parking provision.

Highways Development Control advise that in principle the proposals do not give rise to significant highway implications but identify a number of issues that require further consideration in terms of servicing provision, a concern about the narrow footway on Division Lane and the need for cycle storage facilities. With regard to cycle storage and servicing provision a condition is proposed requesting further details; it is anticipated that the servicing of this building will reflect the current servicing proposals of the existing building and adjacent properties. In terms of the narrow footway, it is considered that this is an existing footway and it is not reasonable to request a wider footway given the already restricted depth of the site as noted above. A condition is proposed, however, requesting the resurfacing of all footways adjacent to the site to the standard identified in the Urban Design Compendium.

Open Space

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £25,055.65 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

Accessibility

Policy H7 of the UDP encourages all new housing to be provided with at least 25% of the accommodation to be Mobility Housing, which will be sought as a condition of this approval.

In terms of access, the application advises the intention of the applicant to make the scheme as accessible as possible in line with planning policy and DDA requirements. It is proposed, however, to attach a condition requesting further details and clarification of the accessibility of the site, which will be developed in the course of the detailed design process.

317 RESPONSE TO REPRESENTATIONS

In respect of the comment from the licensed sex shop on Division Street it is considered that this is not a planning issue but is rather a licensing matter and residential development must be expected within the vicinity of the site given the mixed-use character of the area.

SUMMARY

The proposed development will result in the demolition of an existing building that fails to enhance the character or appearance of the City Centre Conservation Area and the delivery of a modern mixed-use development that will provide new retail space and a food and drink use to add to the vitality to Division Street. The application is therefore considered to be acceptable and complies with relevant within the Sheffield Unitary Development Plan as detailed in the report above.

RECOMMENDATION

The application is recommended for approval subject to the conditions set out below and subject to a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £25,055.65 to be used for the provision of open space in the locality of the site.

318

Case Number 06/02817/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of building

Location Site Of 65-69 Division Street Sheffield

Date Received 24/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Harris Partnership

Recommendation Grant Conditionally

Subject to:

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

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

2 The buildings identified for demolition shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the CIQ Conservation Area.

Attention is drawn to the following justifications:

BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the

319 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

Site Location

LOCATION AND PROPOSAL

320 The existing two-storey building provides retail at ground floor with offices above. It is of relatively bland design (circa 1960s) and built in predominantly brown brick with a traditional glazed shopfront to Division Street. Significantly, the building is substantially set back from the road with a pavement width of 6.2 metres fronting Division Street. The adjacent building at 71-75 Division Street is set back 1.6 metres from the back edge of pavement so that the pavement in front of the application site is 4.6 metres wider, thus ensuring that the flank wall of 71 Division Street is clearly visible. A brick built plant bed is situated on the corner of the flank wall.

The entire site falls within the City Centre Conservation Area.

This is a Conservation Area Consent application seeking the demolition of this unlisted building within the City Centre Conservation Area.

RELEVANT PLANNING HISTORY

The relevant planning history is summarised below:

06/02808/FUL: Erection of 1 x 4/5-storey building comprising A1/A3 (Retail/Food & Drink) at basement, ground & first floor with 27 residential units Concurrent application for the proposed redevelopment of the application site, considered as the previous item.

This application was submitted in March 2006 but was withdrawn following concerns raised with regard to design, scale and massing. The current application represents a revision of this proposal.

00/00926/OUT: Erection of a four-storey office block with conference, café and retail facilities. Granted conditionally 18.06.01

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. No letters have been received in connection with this Conservation Area Consent application.

PLANNING ASSESSMENT

This application proposes the demolition of an existing two-storey flat roof building within the City Centre Conservation Area to provide a modern five-storey development comprising a mix of retail, food and drink and residential uses.

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The existing building is of circa 1960s design constructed in yellow and brown brick with a traditional glazed shopfront to the Division Street/Rockingham Lane elevation. To the rear elevation, there are four car parking spaces recessed at ground floor level with the remaining façade constructed in a varying shades of brickwork interspersed with large metal framed windows. It is currently used for predominantly office use with a small element of retail.

The key issue to consider in the determination of this proposal is the appropriateness of demolishing the existing building to enable the redevelopment of the site for the scheme submitted in accordance with application 06/002808/FUL, considered in the previous item.

Principle of demolition

Policy BE15 of the Unitary Development Plan relates to areas and buildings of Special Architectural and Historic Interest and notes that development that would harm the character or appearance of Conservation Areas will not be permitted. Policy BE16 relates specifically to development in Conservation Areas and advises that permission will only be granted for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. In Conservation Areas and Areas of Special Character, Policy BE17 advises that a high standard of design using traditional materials and a sensitive and flexible approach to the layout of buildings and roads will be expected for new buildings.

Also relevant to the determination of this application is PPG15 (Planning and the Historic Environment), which provides specific advice with regard to demolition in Conservation Areas. Paragraph 4.27 of PPG15 confirms that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area. As such, it is expected that proposals to demolish such buildings should be assessed against the same broad criteria as proposals to demolish listed buildings, which has regard to the condition of the buildings and cost of repair, the adequacy of efforts to retain the building and the merits of alternative proposals for the site. PPG15 then clarifies that in less clear-cut cases - for instance, where a building makes little or no such contribution - the local planning authority will need to have full information about what is proposed for the site after demolition. It advises that consent for demolition should not be given unless there are acceptable and detailed plans for any redevelopment. It has also been held that it is relevant to consider the merits of any proposed development in determining whether consent should be given for the demolition of an unlisted building in a conservation area.

The existing building at 65-69 Division Street is a very modern addition to the streetscene in relation to surrounding historic properties and in many respects, it detracts from the character of the City Centre Conservation Area by virtue of its rather rundown appearance. In submitting a PPG15 assessment, the applicant maintains that the existing buildings are in a poor state of repair and serve little, if any, architectural merit to the Division Street and Division Lane streetscape, whilst

322 also offering no positive impact upon the scale and massing of the surrounding area. It is stated that the architectural design and materials of the existing two storey building draw no reference to adjacent properties within the Conservation Area and it is therefore proposed to demolish the building in its entirety and replace it with a building of architectural merit that incorporates a variety of more appropriate materials including a good quality red brick, black brick and natural metal cladding.

It is considered that the application site is a relatively unattractive building that does not particularly enhance the character or appearance of the Conservation Area or make a positive contribution to it. On this basis, the principle of demolition is considered broadly acceptable and in accordance with Policy BE16 of the UDP. However, in recommending its demolition, it is important to ensure acceptable and detailed plans for redevelopment.

As detailed in the previous report, a full planning application has been submitted for the redevelopment of the site, which provides a modern building utilising high quality materials and of a scale that is more characteristic of adjacent buildings within the Conservation Area. Moreover, the proposal is considered to relate in scale and form to the surrounding area and will deliver a development that will make a more positive contribution to the character of the City Centre Conservation Area. Thus, it will not harm the character of the Conservation Area, in accordance with Policy BE15 and moreover, the new development will also ensure the use of more appropriate traditional materials. As such, it is considered to be in accordance with Policy BE17 of the UDP.

It is therefore concluded that the proposed demolition of 65-69 Division Street, in the context of the redevelopment proposal submitted under application 06/02808/FUL is in accordance with relevant planning policy within the adopted UDP and advice contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).

RECOMMENDATION

The application is recommended for approval subject to the conditions set out above.

323

Case Number 06/02824/OUT

Application Type Outline Planning Application

Proposal Residential Development

Location Site Of Ringinglow Fire Station Ringinglow Road Sheffield S11 7TA

Date Received 24/07/2006

Team SOUTH

Applicant/Agent GVA Grimley LLP

Recommendation Grant Conditionally

Subject to:

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

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

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

4 The shall not be used unless the sight line, as indicated on the approved plans, has been provided. When such sight line has been provided,

324 thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.

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

5 The gradients of the access road shall not exceed 1 in 20 for the first 10metres in to the site and thereafter shall not exceed 1 in 12.

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

6 The redundant vehicular crossings shall be permanently stopped up and reinstated as footway / verge and kerb.

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

7 Before the development is commenced, full details of suitable and sufficient car parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such 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 traffic safety and the amenities of the locality.

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

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

9 No buildings or other obstruction, including landscape works or fencing should be placed within 3 (three) metres of the culverted watercourse, which crosses the site, to avoid damage to the culvert, and allow access for maintenance.

To ensure satisfactory drainage arrangements.

10 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 6.0 six (metres) either side of the centre line of the water main, which crosses the site. Alternatively a scheme shall be submitted to and approved in writing by the Local Planning Authority regarding the relocation of the water main, the relocated water main shall be provided in the approved form.

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

325

11 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 10 litres per second. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

12 Development at the site shall be carried out in accordance with the details given in Section 6 (Potential Impacts and Reasonable Avoidance Measures) of the Young Associates Ecology Survey Report, dated July 2006, unless otherwise agreed in writing with the Local Planning Authority.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development.

13 Prior to the commencement of development a survey concerning Great Crested Newts at the site shall be carried out. The objectives of the survey shall be: a) to ascertain whether there are Great Crested Newts within the site b) to provide a schedule of measures to preserve or enhance any identified habitat and shall include details of when such measures shall be carried out The survey shall be submitted to and approved in writing by the Local Planning Authority before any work, including site preparation works, on site is commenced and any approved measures shall be carried out in accordance with the approved schedule.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development.

14 The pond within the site shall be retained as part of any redevelopment at the site, and a scheme shall be submitted to and approved in writing by the Local Planning Authority which provides details of how the site shall be enhanced in terms of its attractiveness to wildlife, which shall include details of future maintenance and management.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development.

15 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

326 16 Prior to the commencement of development a Tree Constraints Plan in line with the recommendation contained in BS 5837:2005, to determine the developable areas and ensure there is sufficient space for the retained trees to develop to maturity, shall have been submitted to and approved by the Local Planning Authority

In the interests of the amenities of the locality.

17 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.

19 Before the development is commenced further assessment of the site shall be carried out and submitted to and approved in writing by the Local Planning Authority. This further assessment shall include (a) the taking of soil samples within the vicinity of the fuel tanks to determine if any ground contamination is present and (b) a geological report through out the site. Should the geological report show there is made ground on the site a Phase II Ground Contamination Report should be carried out and 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.

327

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

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

1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;

2. A package of measures to encourage and facilitate less car dependent living; and,

3. A time bound programme of implementation.

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.

21 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

22 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

328 Highway Improvements:

Shelter upgrade at the existing inbound bus stop on Bents Road.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

23 Details of affordable housing, as defined in Sheffield City Council's Policy H4 of the UDP and Supplementary Guidance, which shall be 5 - 20% of the units (depending upon the type and tenure of the affordable homes to be provided), shall be included with the reserved matters submission for the siting of the dwellinghouses hereby approved. This condition shall not preclude an agreement being reached with the Local Planning Authority for some alternative means of providing the requisite affordable housing either on another site or by way of a contribution towards the alteration or extension of existing houses to meet the needs defined above on another site in the locality.

In order to ensure compliance with Policy H14 of the UDP and Supplementary Planning Guidance.

Attention is drawn to the following justifications:

GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park GE11 - Nature Conservation and Development GE15 - Trees and Woodland H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

Attention is drawn to the following directives:

1. The Local Planning Authority consider that due to the location of the site adjacent to the Green Belt, its close proximity to an Area of High Landscape Value and the existing predominating built form within the site's vicinity, any subsequent submissions relating to the site should incorporate a significant set-back from the rear boundary to the site which is left open and includes no buildings or their curtilages. It is also considered that building heights

329 within the site are limited to equivalent to two storeys. A sufficient setback from the site's southern perimeter and a limit on building heights will aid any subsequent scheme's compatibility with the provisions of national planning guidance and Unitary Development Plan Policies GE4 and GE8, as well as aiding its compatibility within the local built environment.

Site Location

LOCATION AND PROPOSAL

The application site is located to the south of Ringinglow Road and previously served as the fire station. The site ceased to operate as a fire station in April 2006. The site includes the station buildings and hardsurfaced areas which are level with Ringinglow Road, and a grassed area at a higher level which is located to the rear. The site itself is designated as being within a Housing Area in the Unitary

330 Development Plan, and adjoins to the south, west and north (on the opposite side of Ringinglow Road) open countryside which is designated as being Green Belt. Land to the south-west and north-west is classified as being an Area of High Landscape Value (AHLV).

The application seeks outline consent for residential development with all matters except that of the means of access being reserved for subsequent approval. No details of numbers of dwellings are given at this stage. However, in an indicative written statement it is stated that the erection of up to 50 dwellings with building heights of up to 3 and 4 storeys represent the development parameters. The proposed access is shown to measure 5.5metres in width with a 2.0metre footway either side, in a position approximately equivalent to the existing vehicular access to the fire station.

RELEVANT PLANNING HISTORY

There is no planning history relating to the application subject to the current application.

SUMMARY OF REPRESENTATIONS

Following the erection of site notices and direct consultation with neighbouring occupiers a total of fourteen responses have been received. Correspondence has also been received from Councillor Mike Reynolds and Nick Clegg M.P. Additionally, correspondence has been received from the Council for the Protection of Rural England.

The majority of the site is green open space, and application is therefore proposing development of a Greenfield site. Reference made to PPG3 which states that where the footprint of a building occupies only a proportion of the site the whole site shall not be developed. PPG3 also states that developing within urban areas should not mean building on urban green spaces.

Development at the old Folkwood School was allowed on an area equivalent to the footprint of the previously existing school. The development at the Folkwood Grove site includes 27 dwellings, which is suggested as being a more appropriate level.

The site is not within the main urban area, as stated within the Applicant’s statement, but is on its fringes.

Development exceeding two storeys (at three of four storeys in height) or at the indicated density would be unacceptable, given the surrounding dwellings and the location on the edge of the Green Belt. Proposed development should be in keeping with the existing locality and avoid having a harmful impact upon the Green Belt.

Highway safety concerns at a point on a busy, high-speed road. Concerns that the level of cars associated with 50 homes would not be capable of being accommodated within the site and would be parked on Ringinglow Road. Issue of

331 particular concern given the proximity of the proposed access to the existing junction between Ringinglow Road and Common Lane.

Impact upon privacy of surrounding dwellings.

Noise and disturbance created by fifty homes and associated vehicle movements.

Drainage issues on land are discussed, however, not covered is a culvert which runs through an adjoining occupiers back garden and onto the fire station land, this floods in heavy rain conditions. Capability of the existing system to cope with drainage.

A discrepancy between the Arboricultural Survey and the Planning Statement should be clarified, as most of the trees on the site should be retained the preserve the character of the site.

No Environmental Impact Report has been submitted

Any development should be environmentally friendly throughout. No evidence that a carbon and energy audit has been carried out. Several measures to enhance the development’s sustainable credentials are outlined.

Any increase in the number of people should be met with an improved bus service to the area.

Historical features in the site include a stonewell/springhead. Believed that the well has been on the site for many centuries.

Queried whether the 15inch water main running across the site will affect development at the site.

Public transport in the area is not adequate.

No benefit in creating a mixed community within this socially uniform area.

The ultimate layout may include a road running along the boundary with an immediately adjoining neighbour.

Water pressure at this site is of concern given the level at which the site is located. Concern that existing neighbours would suffer harmful impacts because of this proposal.

Apartments proved to not be popular at the Persimmon development on the northern side of Ringinglow Road. The Environmentally Sustainable Housing Strategy should be applied in this instance.

Concern regarding short length of consultation period.

Councillor Mike Reynolds comments can be summarised as follows:

332 50 dwellings at four storeys in height would be completely out of character with the surrounding area, in such a sensitive site adjacent to the Green Belt.

The scale of development could result in an unacceptable loss of trees to the detriment of visual amenity in the area.

Concern regarding traffic generation at a point on the highway which is fast and busy.

No frequent bus service at his point. Nature of accommodation would attract residents with two vehicles, and the level of car parking would be expected to be inadequate for the number of dwellings suggested. Concern that on-street parking would result.

Some interesting historical features exist at the rear of the site, including a pond, stone trough and a possible wellhead. Any development should take these features into account and their retention and refurbishment should be conditioned.

No details given regarding sustainability of the new buildings.

Nick Clegg M.P. comments on behalf of a local resident, that the application is believed to be an over-development. Suggested heights would dominate the area, as it would exceed height of surrounding properties. Concerns regarding inadequate parking for the number of proposed dwellings.

Additionally, comments have been received from the Council for the Protection of Rural England. Their representation can be summarised as follows: Site is within the first area of Sheffield upon entrance to the city. Site is previously developed land as described in PPG3. The fire station and areas of hardstanding are developed areas, and therefore is the site’s entire curtilage. The open grassland cannot be considered as developed. PPG3 (Annex C) states that where a footprint only occupies a proportion of the site, the whole site should not normally be developed to the boundary of the curtilage. Therefore 50 dwellings cannot be accommodated within the site. The layout of the 50 dwellings would have a harmful impact upon the Green Belt, the National Park and the AHLV. The proposal would be contrary to the provisions of UDP policy GE4, GE8 and H14.

PLANNING ASSESSMENT

Policy Issues

The site is within a Housing Area in the Adopted UDP and therefore policy H10 is relevant to consideration of the current application, where Housing is stated as being the preferred use. Policy H14 is also relevant and states, amongst other things, that applications for new development or changes of use will be considered to be acceptable where: (a) new buildings and extensions are well designed and would be in scale and character with neighbouring buildings,

333 (c) they do not over-develop a site or deprive existing residents of light, privacy or security, (d) they provide safe access to the highway network and adequate off street parking (g) it would comply with policies for the Built and Green Environment as appropriate

As the land immediately adjoining the site is within the Green Belt policies GE4 and GE8 are relevant. Policy GE4 states that “The scale and character of any development which is permitted in the Green Belt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment” Policy GE8 states that “In Areas of High Landscape Value, protection and enhancement of the landscape will be the overriding consideration. Development which is permitted: (b) on land conspicuous from AHLV or the Peak National Park; must protect, and wherever appropriate enhance, the appearance and character of the AHLV and Peak National Park”.

Existing Status of Site

Central Government guidance given within PPG3-Housing requires maximisation of the re-use of previously developed land, in order to promote regeneration and minimise the amount of Greenfield land taken for development. The definitions within this guidance amplify this point and state that because land is within a previously developed curtilage the whole of it should not therefore be developed. An example is given where the footprint of a building occupies only a proportion of a site, with the remainder as open land, it is stated that the whole site should not normally be developed to the boundary of the curtilage. It is not considered that this element of the guidance provides the authority to restrict development of the site to the footprint of the existing building and hardsurfaced area.

The buildings within the site and the land to the rear are considered as being Brownfield/previously developed land. Therefore in principle, based upon the details of PPG3, development of the site would be considered to be acceptable.

Relationship to Neighbouring Green Belt

The development of the site would also be required to be assessed under the provisions of GE4, GE8, H10 and H14. As discussed above the complete site is allocated within a Housing Area under the UDP, therefore housing would be the preferred use at the site. Consequently, the outline proposal for residential development is considered to be acceptable in regards to this policy.

GE4 states that any development which would be conspicuous from the Green Belt should be in keeping with the area, and wherever possible conserve and enhance the landscape and natural environment. The site adjoins the Green Belt along its southern and western perimeters. Views of the site from the Green Belt can be achieved, and it is therefore considered to be important that any development at

334 the site avoids resulting in a built form which in visual terms would appear to constitute over-development. The built form within the area includes detached dwellings in generously sized plots, and the recent development on the opposite side of Ringinglow Road is made up of two storey apartment buildings and a number of detached dwellings. It is therefore considered that any development exceeding two storeys in height would not comply with the character of the area. Any buildings above this approximate height would fail to accord with the existing nature of the area and be visually obtrusive. As such it is recommended that the maximum number of storey heights should be limited to two. Another factor in the avoidance of an appearance of over-development would be the relationship of any development to the boundary between the site and the Green Belt. It is considered that any development which included development abutting the boundary, in the forms of buildings or associated curtilages, would fail to respect the visual characteristics and open nature of the Green Belt. It is therefore considered that any development at the site should incorporate a zone which does not feature built development, which would result in a more sensitive relationship to the Green Belt.

Views of the site from the north and north-west would be achieved from longer distances and the existing fire station building is currently seen from these directions. These views are therefore not considered to be as sensitive as views from the south/west. As such any development would not be expected to have a significantly greater harmful impact than the existing situation. In a number of the representations received it has been commented that development at the site should be restricted to an area equivalent to the footprint of the existing building and the hardsurfaced area. A restriction to this extent would not be considered to be reasonable for the following reasons. The site is located in a Housing Area and it would be inappropriate therefore to seek to deal with it in the same manner as development within the Green Belt itself. Also the visibility of the site from the Green Belt to the south and west is restricted. The topography in this direction is such that views of the site can only be viewed from limited vantage points. The existing line of trees running along the southern boundary to the site contributes to screening and the limiting of possible views.

Furthermore, it should be taken into account that PPG3 which provides specific guidance on this matter states that in situations similar to this the whole site should not normally be developed to the boundary of the curtilage. This guidance is therefore interpreted as precluding development throughout the complete site, rather than limiting development to the footprints of the buildings and hardsurfacing at the site. This guidance therefore affirms the need to restrict development so to provide a band where development would not be allowed to take place.

Policy GE8 requires development conspicuous from AHLV to protect and wherever appropriate enhance the appearance and character of the AHLV and Peak National Park. It is considered for reasons similar to those outlined above that a setback from the site’s southern perimeter would enable any development at the site to avoid having a harmful impact on the appearance and character of the AHLV when viewed from the south and south-west. As addressed above views of

335 the site from the north and north-west are not considered to be as sensitive due to the existing buildings on the site.

Policy H14(a) requires new buildings and extensions to be well designed and in scale and character with neighbouring dwellings and part (c) states that the site should not be over-developed. It is considered that the suggested limitations covered above would result in the specific elements of these policy criteria being satisfied.

It should be noted that whilst number of dwellings is given within the documentation supporting the application no actual figures are being considered as part of the outline development. The possible imposition of a maximum number of dwellings upon any decision is not considered to be reasonable, in addition to a limit upon the maximum storey numbers and a separation zone from the site’s southern boundary.

Overall, it is considered that residential development of the site would be acceptable and accord with the requirements of national planning guidance and Unitary Development Plan policies GE4, GE8 and H14(a) and (c).

Impacts upon Amenities of Neighbouring Occupiers

Since the application seeks outline consent without any indication of dwelling numbers or layouts; it is necessary to establish whether residential development of some form would be capable of being accommodated within the site without harmfully impacting upon neighbouring occupiers. The neighbouring dwelling most likely to be affected would be the dwelling (315) adjoining the site’s western perimeter. The dwelling to the east (309 Ringinglow Road) is separated by the access bridleway to Silverdale School and is screened by relatively dense tree/landscaping belt. 315 Ringinglow Road has been significantly extended beyond what is revealed on the Ordnance Survey plan, and features three non-obscured windows in its side elevation facing the site. Additionally its front and rear elevations feature non- obscured windows. The Council’s Supplementary Planning Guidance – Designing House Extensions whilst not being specifically relevant to new development provides helpful parameters in assessing the impacts of any potential development in this instance. It is stated that between facing habitable room windows a separation distance of 21m should be provided to avoid harmful impacts on privacy. It is considered that it would be possible to secure development in a form which would avoid having a detrimental impact upon the amenity of the occupants of neighbouring dwellings. On this basis it is considered that the proposal would be acceptable in relation to H14(c) which requires development to not have a harmful impact upon neighbouring residents due to over-development, or a loss of light, privacy or security.

Highways Issues

Following assessment of the proposal by Highways Development Control it is commented that there are no objections to the proposal from a highways point of

336 view. The access details submitted are acceptable for a residential development in this location. It is however suggested that conditions are imposed relating to the provision and retention of the sight lines on the approved plans, stopping up of redundant vehicular access and the gradients of the access road and the site. These conditions are considered to be reasonable.

Since no details of layout or parking details are provided at this stage no comment upon this issue has been made. Notwithstanding this it is considered to be reasonable to impose a required level of parking spaces per unit.

Overall, it is considered that the proposal is acceptable in regards to policy H14 (d).

South Yorkshire Passenger Transport Executive have provided comments upon the application. These can be summarised as follows: the lack of frequent bus service and the distance to local services result in the conclusion that the site is unsustainably located. It would be envisaged that if the development were to go ahead the site would be car dependent. This would be contrary to congestion and air quality goals in an area suffering from increasing congestion.

In relation to this issue it is considered that the distance of approximately 600m to the bus-stop and Local Shopping Centre facilities is a reasonable distance. Immediately adjacent to the site is a public footpath route to Silverdale Secondary School. As such the site is considered to be reasonably located in terms of its sustainability.

It is suggested that were the development to go ahead a condition should be imposed requiring the shelter upgrade at the existing inbound stop on Bents Road. This stop is the closest access point for city bound journeys and therefore it is important that a comfortable waiting environment exists. A contribution toward this improvement is considered to be reasonable. It is also suggested that a residential travel plan should be required to encourage the use of public transport and other sustainable transport modes. These suggested requirements are considered to be reasonable and are incorporated within the recommendation below.

Flood Risk and Drainage Issues

A Flood Risk Assessment has been submitted with the application, the Environment Agency have commented that it includes sufficient information to assess the flood risks at the site. The Environment Agency raises no objections and recommend a condition relating to run-of levels and separation distances from the culverted watercourse.

Yorkshire Water have commented that a water main crosses the site. The main may affect the layout of the site and therefore it is considered to be a material consideration to the application. It is states that the main could be diverted, at the developer’s expense. It is stated that no building should encroach to within 6.0metres of either side of the water main. The Agent dealing with the application has indicated that it may be viable to divert the main at the developer’s expense and in a way satisfactory to Yorkshire Water.

337 Therefore, it is recommended that a condition should be added to any consent granted that allows for this possibility.

The Council’s Drainage Section have commented in relation to the shallow culverted watercourse running along the south side of the site. It is understood that the pipe is in poor condition and will be likely to require re-laying prior to development. It is also stated that discharge of surface water from the site should be limited to a specified rate. Additionally, there should be no buildings or deep rooted trees over or within 3m of the watercourse that passes through the site.

Ecology Issues

An Ecology Survey has been carried out concerning the site. The recommendations made are that the habitats on site are man-made and of negligible nature conservation value, with no plant species of conservation significance. No signs of bats were observed and therefore bats do not represent a constraint to redevelopment of the site. However, the possibility exists for crevice-dwelling bats to take up residence in the future. As such reasonable avoidance measures are suggested, which will reduce the likelihood of disturbing bats and specify what to do if bats are discovered. The pond on the site is not considered to provide good potential for great crested newts, and the likelihood of species being present is considered to be low. However, the possibility cannot be ruled out and formal survey is recommended at the correct time of year.

No evidence of other species has been found at the site although common species of breeding birds may be present. Good practice mitigation in this respect is recommended.

The Council’s Ecology Unit has commented upon the Survey and it is therefore recommended that the Potential Impacts and Reasonable Avoidance Measures are adhered to by the developer. It is also suggested that the Great Crested Newts survey will be carried out at a specified point in time. It is also suggested that the pond is retained within the development, and some work is carried out to make it of increased attraction to wildlife.

The outline proposal is therefore considered to be acceptable in regards to ecology issues at the site, and is acceptable in relation to GE11.

Affordable Housing Issues

The application was submitted prior to the new Affordable Housing Guidance becoming relevant. Therefore, any development at thirty-nine or less dwellings will not be subject to any affordable housing requirements. Should the development include forty or more dwellings an affordable housing contribution would be required. A condition which incorporates this flexibility will be required.

338 Education Provision

The Education Department has been consulted in relation to the application, who comment that the development will fall in the catchment to Ecclesall Infant and Ecclesall C of E Junior Schools. It is not considered that the proposal will give rise to concerns relating to the capacity of existing provisions to address the demands created by the development.

Open Space Issues

Given that the proposal is likely to includes more than 5 dwellings, a commuted sum toward off-site recreation space provision or enhancement will be required under UDP policy H16. This would be covered by an appropriate condition, as is the norm on outline applications.

Landscaping Issues

An Arboricultural Survey has been submitted with the application which states that there is no Tree Preservation Order in place at the site. This is not correct as a group TPO covers trees within the south-west corner of the site. The survey reveals the majority of trees across the whole site as being in category B (retention desirable) and C (trees which could be retained). Two trees are referred to as being healthy specimens which should be retained wherever possible and protected from damage. Certain trees are recommended for removal

The Council’s Landscaping Officer has commented upon this submission, agreeing with its recommendations. It is commented that Category A and B trees should be retained, particularly trees T11 and T43. It is considered that some Category C trees could be retained, however, any removed would be mitigated for by new tree planting. A method statement and tree constraints plan in line with the recommendations contained within BS 5837:2005 will be required at detailed design stage to ensure protection of trees during development. This will then ensure that there is sufficient space for the retained trees to develop.

Therefore, the proposal is considered to be acceptable in relation to the existing trees within the site, and is satisfactory in regards to UDP policy GE15.

Land Contamination Issues

A Phase 1 report has been submitted. The Recommendations made are as follows: On available information it is considered that no further works are required to determine the ground contamination risk at the property. However, it is likely that an intrusive site investigation will be required to confirm foundations across the site given its differing geology. Impacted soils and the former fuel tanks are likely to require removal prior to redevelopment of the site. Asbestos containing materials have been identified and the relevant license will be required for removal.

The Council’s Environmental Protection Service have commented that it is proposed to remove two underground fuel tanks at the site. Whilst removal is

339 approved concern has been raised regarding potential leakage and resulting ground contamination. It is therefore suggested that further investigation, including soil samples is carried out in the vicinity of the fuel tanks to determine whether any ground contamination is present. In addition should these studies show that the ground is comprised of made-up soil a Phase II ground contamination report ought to be carried out. These suggestions are considered to be acceptable.

COMMENTS UPON REPRESENTATIONS

The majority of points raised within correspondence have been addressed above. A number of points have been raised which relate to the indicative details which the Agent has provided. These are not able to be assessed as part of the outline application. Additionally, a number of points have been raised which are not material planning considerations, and which also are not able to be taken into account as part of the assessment of the application.

SUMMARY AND RECOMMENDATIONS

The application seeks outline consent for residential development for a unspecified number of dwellings. Assessment of the site is subject to the provisions of UDP policies H10, H14, GE4, GE8, GE11 and GE15. The proposal is considered to be acceptable, subject to appropriate conditions dealing with the aspects of the proposal mentioned above.

340

Case Number 06/02833/FUL

Application Type A Full Planning Application

Proposal Erection of 18 flats with basement car parking and associated landscaping

Location Ash House Residential Home Ash House Lane Sheffield S17 3ET

Date Received 24/07/2006

Team SOUTH

Applicant/Agent Axis Architecture

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development represents an inappropriate form of new development in the Green Belt, for which the applicant has failed to demonstrate very special circumstances. As such the proposal is contrary to Policies GE3 and GE5 of the Unitary Development Plan for Sheffield, and to Planning Policy Guidance 2 'Green Belts'.

2 The proposed building has a strong urban form which the Local Planning Authority consider would be out of keeping in this rural green belt location and is therefore contrary to Policy GE4 of the Unitary Development Plan for Sheffield.

341 Site Location

LOCATION AND PROPOSAL

Ash House Residential Home is an isolated building within landscaped grounds in the Green Belt. The site is reasonably well screened, although the building can be seen from Hathersage Road, Cross Lane and Parkers Lane. It covers an area of 0.95ha and is located between two sports grounds (one disused). The boundary of the HSBC sports ground lies on the opposite side of Ash House Lane. Ash House Lodge is located immediately to the south of the building accessed from Limb Lane. Ash House Lane connects Hathersage Road with Limb Lane.

The building is a substantial two storey structure believed to date to the World War I period but with mid 20th century additions. It is predominantly white render with a steep pitched, red tiled roof. The building was originally a private dwelling but has

342 been used as a residential care home for a number of years. The care home was owned by the Council prior to its sale in 1993. It is well maintained and appears to be in sound structural condition. The home has 40 bedspaces.

The application is for the demolition of the building and its replacement with a two and three storey block of 18 flats with basement car parking accommodation.

RELEVANT PLANNING HISTORY

Planning permission was granted for an extension to the residential home to accommodate an additional 10 residents in 1978 (ref 78/01452/FUL).

Tree removal/pruning works were granted in 1995 and 1998.

SUMMARY OF REPRESENTATIONS

One letter of objection has been received from a local resident:

- will set a precedent for other planning applications – erosion of green belt - building can be converted – no need for it to fall into disrepair – owner’s arguments don’t make sense - design more appropriate for city centre/urban area rather than within a view of fields with horses - Dore has lost a number of historic houses to development in recent years

- The Campaign to Protect Rural England (CPRE) has also made representations:

- good views of site from Parkers Lane – contrary to assertions in submitted Design Statement - insufficient evidence of very special circumstances as required by UDP Policy GE1 – no evidence that sale of Ash House will result in replacement facility - does not maintain or enhance the area as required by UDP Policy GE2 – will introduce urban intrusion into predominantly rural landscape - block of flats is out of keeping with character of surroundings – contrary to UDP Policy GE4 - applicant has not shown that building cannot be adapted – contrary to UDP Policy GE9

The applicant has stated that the local community was consulted at a South West Area Panel meeting and are generally supportive of an appropriate scheme in preference to the existing building becoming empty and susceptible to misuse.

PLANNING ASSESSMENT

Policy

The site lies within the Green Belt. UDP Policies GE1 (Development in the Green Belt), GE3 (New Building in the Green Belt), GE4 (Development and the Green Belt Environment), GE5 (Housing Development in the Green Belt), GE9 (Re-use

343 and Adaptation of Rural Buildings), H5 (Flats, Bed-sitters and Shared Housing), H7 (Mobility Housing) and H16 (Open Space in New Housing Developments) are most relevant in are most relevant in assessing the application. National planning guidance in PPG2: Green Belts is also relevant.

The proposals represent ‘inappropriate’ development within the green belt as defined in PPG2. UDP Policy GE1 is a strategic policy setting out the principles for consideration of development in the green belt in accordance with PPG2.

UDP Policy GE3, requires very special circumstances to be demonstrated in order to justify granting planning permission for new buildings for inappropriate uses within the Green Belt. Policy GE5 permits new dwellings only if they are to support agriculture or acceptable uses or represent infill development or replacement of an existing house of a similar size.

Policy GE9 permits changes of use and alterations to buildings in the green belt where, amongst other things, the conversion works can be carried out without significant alteration, extension or rebuilding.

The current use of the building is ‘inappropriate’ in green belt policy terms. The proposals would replace one inappropriate use with another. The applicant submits that the proposal is justified as the proposed building will be less visually prominent than the existing built form and the visual impact will be further mitigated by the proposed materials (including a green roof), the orientation of the building and proposed additional landscaping.

The applicant considers that the proposal will assist the housing mix in the area and will facilitate the relocation of the existing use and residents back into the city. The applicant states that the care home needs to be relocated in order to meet anticipated new government standards and it is unlikely that an ‘appropriate’ use for the site will come forward. Refurbishment to anticipated new standards will create uncertainty for residents and will reduce capacity to an uneconomical level. Relocation will be funded by the proposed development. In the absence of any new use for the site, the building is likely to become vacant and remain vacant until such time as UDP policy may change in respect of Major Redevelopment Sites in the green belt.

The supporting submissions do not explore the possibility of the re-use of the existing building and the assertions about refurbishment are not substantiated. On the face of it, the building appears to be in good condition and is of sufficient size to be suitable for other uses, some of which may be more appropriate in a rural location, without the need for extension, significant external alteration or rebuilding. Alternatively, reversion to the original use of the building as a single dwelling should be a possibility.

The existing building is clearly visible from Hathersage Road, Cross Lane and Parkers Lane. The proposed building sits within what would be the agreed developable area provided the principle of redevelopment were considered acceptable. The application does not provide sufficient information to demonstrate

344 that the proposed building will be less prominent than the existing building, although further information is expected to be submitted prior to the Board meeting.

In view of the above, the proposals do not demonstrate very special circumstances to justify a departure from UDP Policies GE3 and GE5.

Design

The proposed building is a contemporary structure rising to 3 storeys in height and constructed in stone aggregate, timber and render with a green roof. There are discrepancies between the plans, the key and the Design Statement which make it unclear as to whether the roof is to be a planted green roof or a green metal roof. The roof is flat at the highest level with shallow mono pitches elsewhere. The flat roof appears to be designed to restrict the overall height of the building rather than to enhance the building.

Although the building has some merit, it has a strongly urban form which is considered to be out of keeping in an isolated rural setting. Consequently, the proposals are contrary to UDP Policy GE4.

Highways

Traffic associated with the development would not be expected to have a material impact on the surrounding highway network.

The proposals include 28 undercroft parking spaces and 5 surface spaces for visitors. This level of provision is higher than normally expected in apartments schemes but can be justified given the isolated location of the site away from local amenities.

The application indicates that alterations to the vehicular/pedestrian access are proposed although none are indicated on the plans. Such alterations are not expected to be significant. As the development is expected to generate an increased number of pedestrian trips, a footway link from the site to Hathersage Road should be provided to ensure pedestrian safety. Such provision will erode the rural nature of Ash House Lane.

Residential Amenity

The units provide adequate living conditions for occupiers although there is no natural light to some of the kitchens and all of the bathrooms. There are extensive grounds which would provide good quality external amenity space. The proposals therefore comply with UDP Policy H5.

The accommodation is capable of providing 25% mobility housing in accordance with UDP Policy H7.

Open Space

345 An assessment of recreation space in the area had not been completed at the time of preparing this report. A contribution to provision/enhancement of recreation space is expected to be required in accordance with Policy H16 if planning permission is granted.

SUMMARY AND RECOMMENDATION

The proposal is for the demolition of a residential care home in the green belt and its replacement with a block of 18 flats. The proposals fail to justify a departure from adopted UDP policies designed to protect the green belt from inappropriate new development and the design and appearance of the proposed building is considered too urban for this rural location. It is therefore recommended that planning permission is refused.

346

Case Number 06/02862/FUL

Application Type A Full Planning Application

Proposal Erection of 6-storey building for mixed use developement (Phase 1) including 39 residential units over offices (B1 Use) and associated basement car parking (as per amended plans received 4/10/06 and Agents letter 3/10/06)

Location Charter Works 20 Hodgson Street Sheffield S3 7WQ

Date Received 24/07/2006

Team CITY CENTRE AND EAST

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 three 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 the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

Highway Improvements:

- Highway improvements to all footways adjoining the site including Milton Lane and Hodgson Street consisting of footway widening, improved lighting and repaving/re-surfacing in accordance with secondary palettes as defined Urban Design Compendium.

347 - Review of Traffic Control Orders in the area.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

3 The building 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.

4 Notwithstanding the details on the approved plans, all cellar heads should be abandoned as part of the development.

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

5 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.

6 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.

7 The number of parking spaces allocated to the commercial uses shall not exceed 4.

In the interests of encouraging sustainable access to the site.

8 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

348 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;

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.

9 The cycle parking shown on the approved plans shall be provided before the flats are occupied and thereafter permanently retained.

In the interests of encouraging sustainable access to the site

10 The development shall not be occupied until a scheme to promote the provision of a car club as part of the development has been submitted to and approved in writing by the local planning authority. The car club shall, unless otherwise agreed, be provided in conjunction with the council approved car club operator. The scheme shall include:-

a. Arrangements made with the car club operator to provide financials support to the set up and expansion of the Sheffield City Car Club.

c. The provision of measures to ensure all eligible site users are encouraged to sign up as members of the car club scheme for a minimum of 1 year.

Arrangements to ensure ongoing marketing of the benefits of the benefits of car club to site users for a minimum of 3 years.

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.

349

11 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.

12 The above mentioned landscaping scheme shall include details of the green roof and roof terraces.

In the interests of the amenities of the locality.

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

In order to ensure an appropriate quality of development.

14 Before the commencement of development, large scale details, including materials and finishes, at a minimum of 1:20 scale of the items listed below shall be approved in writing by the Local Planning Authority:

Windows Window reveals and recesses where material change Doors and entrances Ground floor and mezzanine commercial frontage Eaves and soffit details Balconies/balustrades Sliding timber shutter Brise soleil details Extract vents Timber and brick patterns Entrance canopies Rainwater gutters and downpipes

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

15 Notwithstanding the details on the submitted plans, development shall not commence until a scheme detailing how the development shall comply with

350 'Secure By Design' Standards has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include details of window design groundfloor level and the access control to all entrances and lift access. The development shall then be carried out in accordance with the approved scheme and thereafter retained for the lifetime of the development.

In the interests of Crime and Safety and to ensure that the scheme will benefit from being built to Secured By Design Standards.

16 The groundfloor and mezzanine commercial frontages shall be implemented in accordance with the approved plans prior to any of the flats being occupied.

In order to ensure the commercial frontages are not boarded up pending initial lettings thereby creating an unattractive streetscene and a hostile pedestrian environment.

17 Notwithstanding the terms of the General Permitted Development Order 2005, or any statutory instrument revoking or re-enacting that order, there shall be no permitted change of use from classes B1 to storage or distribution class B8 without planning approval having been first obtained.

To ensure that the development does not have a detrimental impact on the amenity of future occupiers of the upper floors and in the interests of the amenity of the locality.

18 The amount of B1 office floor space shall be not less than 817sqm.

In the interests of ensuring that there is a significant office content to the scheme in accordance with UDP Policy IB9(a).

19 Before development is commenced, full details, including floor plans at a scale of not less than 1:50 demonstrating that a minimum of 25% of the residential units meet Mobility Housing standards, as set out in the Supplementary Planning Guidance 'Mobility Housing' shall have been submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved details.

To ensure there is an adequate supply of accessible housing in accordance with Sheffield Unitary Development Plan Policy H7.

20 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 the approved noise survey of the application site including the approved method statement for the noise survey. b) Be capable achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours)

351 Living Rooms: Laeq 15 minutes - 45dB (0700 to 2300 hours) c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

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

21 Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

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

22 Internal noise levels for the proposed offices should meet Noise Rating Curve NR40 when measured as a 15 minute linear LEQ at the octave band centre frequencies 31.5Hz to 8KHz.

In the interests of the amenity of the locality and future occupiers of the residential flats on the upper levels.

23 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 bee 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 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 the proposed dwellings.

24 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 the proposed dwellings.

352

25 Before the development is commenced a Phase 1 and Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the 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.

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

To ensure satisfactory drainage arrangements.

27 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.

28 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 satisfactory drainage arrangements.

29 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

To ensure satisfactory drainage arrangements.

30 The surface water discharge from the site shall be subject to a reduction of at least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved in writing by the Local Planning Authority prior to commencement of the building.

To ensure satisfactory drainage arrangements.

353 31 The development shall not be begun until arrangements have been submitted to and approved in writing by the Local Planning Authority which will ensure that the future occupiers of residential accommodation on site are made aware that should they choose to open windows on the Hodgson Street elevations, they would be subject to noise from traffic/business in the area, and that the scheme has been designed to minimised noise nuisance provided the windows are kept closed.

In the interests of the amenities of future occupiers of the flats and in order to minimise the likelihood of complaints that could impact on adjacent business.

32 No deliveries to the B1 business space shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays

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

34 Prior to the car park to the building being brought into use, details of direction signage to control the operation of the car park shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before the car park is brought into use.

In the interests of the safety of road users.

35 The travel plan framework is not approved as part of this consent and a revised framework shall be submitted to and approved by the Local Planning Authority before any development commences.

In the interests of encouraging access to the site by sustainable means of transport.

36 Before the development commences, details of the design and location of all new internal and external signs shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

37 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

354 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.

38 Samples of all proposed external materials and finishes, including windows, window glazing, ground paving and doors to the car parking area, 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.

39 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.

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas H2 - Locations for Housing Development H7 - Mobility Housing H12 - Housing Development in the City Centre H16 - Open Space in New Housing Developments BE5 - Building Design and Siting St. Vincent's Action Plan

355 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.

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.

3. The developer's attention is drawn to Sections 7 and 8A of the Chronically Sick and Disabled Persons Act 1970, as amended, and to that code or any such prescribed document replacing it. Section 8A sets requirements for access to and facilities at offices and other premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

If you require any further information please contact Mr B Messider on Sheffield 2734197.

4. The developer's attention is drawn to:

(i) Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and

(ii) the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code.

Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

If you require any further information please contact Mr B Messider on Sheffield 2734197.

356

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 .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.

6. You are advised that 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) car parking permits will not be provided by the Council for any person occupying the building.

7. The applicant is advised that the structural design of the walls to the basement car park, which will support the highway will need approval by the highway authority. A licence will also needed from the highway authority for any balance overhanging the highway.

8. The applicant is advised that the Travel Plan should give consideration to the provision for means of travel other than private car. Such means could include the provision of a public transport season ticket for each household and for a period of time to be agreed between the applicant and Local Planning Authority.

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

357 Site Location

AMENDMENTS TO PROPOSAL/LOCATION

The height of the application building has been reduced from 7 to 6 storeys and the number of residential units has been reduced from 40 to 39 flats. The scheme is now in accordance with the amended plans received 4th October 2006.

CONTEXT OF APPLICATION

This application forms Phase 1 of a two-phased residential development for a wider site. The scheme pulls together 3 under-utilised sites, as separate planning applications in a potential joint venture development and provides for the long term expansion plans of Sheffield based print and reprographic business Pinders who currently operate in premises across from the development on Moore Street.

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Phase 2 is also being presented to Area Board with this application and is a 5 storey building for mixed-use development including 68 residential units over offices (B1 use) and associated basement car parking (06/02892/FUL). The Phase 2 site is to the immediate south of the application site fronting Hodgson Street and Milton Lane.

Surrounding development proposals that have already been approved by Area Board are also discussed in the report, namely a mixed-use commercial and residential scheme on the site further to the north east on an unsurfaced private car park and to the immediate north of the application site which was granted in September 2006 (06/00370/FUL).

LOCATION AND PROPOSAL

The site is located in the Milton Street Industrial/commercial area between Fitzwilliam Street and Hanover Way. The site is to the south west of Sheffield City Centre and is currently occupied by Sheffield Artmetal. The site is bounded to the north west by Milton Lane, to the south east by Hodgson Street, to the south west by a factory unit and to the north east by an un-surfaced private car park. A local electrical substation also abuts part of the site’s north east facing boundary.

A single storey 1970s workshop and a two-storey office building currently occupy the site. A gated vehicular access leading to a small area for off-street parking and loading is provided off Hodgson Street and lies to the north east of the office building.

The application site is surrounded by land, which is either subject to current planning applications or benefits from existing recent permissions. The un-surfaced private car park adjacent to the north east of the site and the buildings located in a block to the immediate north of the site have planning permission for a mixed use residential and commercial scheme. The site to the west of the Headford Street also benefits from a mixed-use residential and commercial planning consent. Businesses also remain in the surrounding area and include metal trades, a Stokes tiles depot and Pinders Print shop/offices.

In addition to the above, there is a current planning application relating to the buildings to the south-west of the application site. A 5 storey high mixed-use scheme is proposed at this location and will complete the redevelopment of the immediate area that is defined by Milton Lane, Headford Street, Hodgson Street and Thomas Street. Members are advised that this scheme is also on this Board Agenda.

The application proposes clearing the existing buildings and redeveloping the site with a 6 storey high building. Permission is sought to use the ground floor, incorporating a mezzanine level, for B1 employment space (approx. 817 sqm). It is anticipated that the commercial space shall be occupied by Pinders printers, a Sheffield based print and reprographic business, who have long term expansion plans and currently operate in the premises to the south of the application site on Moore Street. The upper floors would be developed for residential use and contain

359 39 flats, the mix comprising of 23 studio flats and 16 one-bed units. 4no. flats contain a study, which is naturally lit by a lightwell. There will be basement car parking accessed, via a car lift, from Milton Lane with 16no. car spaces in total of which 4no. are allocated as disabled bays. 12no. spaces will be allocated to the flats and 4no. space for the commercial uses. The main pedestrian access to the development is from Hodgson Street and this applies to both commercial and residential elements.

The design approach is contemporary. The Milton Lane elevation follows the back edge of the footpath, although the upper floors (1st to 4th floor) are set back approximately 6.4m to allow for a roof garden on top of the proposed commercial use. The building is to be constructed around the substation that falls outside the application site. With regard to the Hodgson Street elevation, the development follows the back edge of the footpath until the 5th floor, which is characterised by most of the level being set back by approximately 2.4m and a small projecting element that retains the building line of the floors below.

Large glazed shop front type window openings are proposed at ground floor level along the Hodgson Street and horizontal timber cladding is proposed to obscure the mezzanine level. Similar glazing exists along the Milton Lane, however this does not cover the whole of this elevation’s street frontage due to the position of the vehicular entrance and substation. The upper floor windows are generously proportioned and grouped together to create an ordered pattern. Some of the upper floor flats incorporate various projecting bays, terraced balconies and sub boxes; the majority of balconies on the Hodgson Street elevation shall be characterised by sliding timber shutters and brise soleils detail. The projecting bay design is particularly prominent on the Milton Lane elevation.

The frame of the building will be constructed from a fairfaced acid-washed concrete with a white colour finish. The set back 5th floor on the Hodgson Street elevation shall be constructed from a colour coated steel frame of gunmetal grey colour. Feature elements along Milton Lane shall be faced in pre-patinated zinc panels, which shall be laid vertically. The vehicular entrance on Milton Lane is to be horizontal timber clad to match the walling on Hodgson Street.

RELEVANT PLANNING HISTORY

Members may recall that planning consent was granted at the 18th September Planning Board for a mixed-use commercial and residential scheme on the site immediately to the north of the site, which currently contains a 19th century building and a 1960s workshop (06/00370/FUL).

Members are further advised that planning consent was granted for another mixed- use commercial and residential scheme on the former Mercedes dealership site to the west of the site in October 2004 (03/03677/FUL).

Members are further reminded of the current planning proposal to construct a 5- storey high mixed-use scheme on land adjacent to the application site’s south west elevation which is also being presented to Area Board with this application (06/02862/FUL).

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SUMMARY OF REPRESENTATIONS

One representation has been received on behalf of R.J. Stokes & Co Ltd (Stokes Tiles), which states that the adjoining occupier the company will be considerably affected by the proposed development. The comments reflect those made with regard to application 06/00370/FUL and the concerns in terms of noise, traffic and parking (set out below) are considered to be equally relevant to this application.

- Parking provision for the residential part of the scheme is too low which will bring considerable additional parking demands on the scant on-street parking facilities. Either the parking provision should be increased or the scale of the development reduced. Some of the existing parking restrictions are only in force during the normal working day. Overspill parking from the development will use up on street parking and may obstruct delivery access for companies that operate outside the normal working day. The existing parking restrictions should be reviewed in order that no overspill parking occurs on the highway to the detriment of the safe movement of traffic and access to businesses in the area. The development should be designed with off street servicing otherwise the development will further reduce limited on street parking facilities.

- During construction, access arrangements, hours of working, noise, dust and pollution should be controlled.

- Due to the proximity of the residential development normal loading operations relating to Stokes Tiles may lead to complaints about noise and disturbance. The residential properties should be adequately insulated to ensure they do not prejudice the operation and employment at Stokes.

PLANNING ASSESSMENT

Policy Issues

Sheffield Unitary Development Plan (UDP)

The site falls within a Fringe Industry and Business Area in the Unitary Development Plan (hereafter UDP) and therefore Policy IB6 applies. This policy states that preferred uses for development are Business (B1), General Industry (B2) and Warehousing (B8 excluding open storage). The proposed B1 groundfloor and mezzanine use is considered fully in line with Policy IB6.

Housing (C1) is an acceptable use under this Policy IB6 and the justification for this policy advises “the better environment of these Areas might, exceptionally, allow some houses, residential institutions and visitor accommodation. But this will happen only where living conditions are satisfactory and they wouldn’t hinder industrial and business development.” Policy IB11 states that housing will be permitted only where the development would not further constrain industrial or business development and not suffer from unacceptable living conditions, including noise, other nuisance or risk to health and safety.

361 Policy IB9(a) requires that development would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites. Business uses currently dominate the area. The application proposes approximately 2190 sqm of B1 (office) floor space, which is greater than the 1375 sqm (approx.) of business/industrial space currently accommodated at this location. Therefore, it is considered that the proposal would not significantly worsen the balance of employment uses in the area. Furthermore, the scheme would replace areas old unattractive floor space that exists on site with new space, which is more likely to meet current and modern needs. In addition, the design of the building and inclusion of large glazing and groundfloor level would create a more active frontage than currently exists, thereby creating a more attractive environment for future residents and pedestrians. It is therefore concluded that the loss of the current employment uses is outweighed by the commercial floor space that proposes replace it and the wider regeneration benefits of the scheme.

Policy H2 states that the city centre is the main location for housing and Policy H12 promotes city centre housing where existing communities would be strengthened and new communities created that would not suffer from unacceptable living conditions.

Policy H5 allows the creation of flats, bedsitters and multiple sharing houses, if amongst other things, a concentration of such uses would not cause serious nuisance to existing residents, living conditions would be satisfactory for occupants of the accommodation and their immediate neighbours and there would be appropriate off street car parking for the needs of the people living there.

Policy H7 encourages the provision of a proportion (25%) of mobility housing within a development, except where the physical characteristics of the site or buildings make it impractical.

Policy H16 requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has insufficient space, secure a contribution from the developer towards the enhancement or provision of open space elsewhere.

Planning Policy Guidance Note 3: Housing (PPG3)

PPG3 promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and close to a range of facilities. The site is clearly developed, is well served by a range of public transport services, and is conveniently located for employment and services within the city centre. In this context the proposals is considered to reflect the aims of PPG3.

362 The Devonshire Quarter Action Plan

In the Devonshire Quarter Action Plan, the site lies in the Milton Street Industrial and Business Area. The Action Plan identifies Housing Priority Zones, however the application site does not lie within one of these zones.

The City Centre Living Strategy

The City Centre Living Strategy was approved as supplementary planning guidance on 28.4.04. It generally encourages the growth of housing in the central area acknowledging the sustainability, vitality and evening economy benefits. The guidance encourages the growth of housing in most areas of the city centre including the Devonshire Quarter subject to living conditions being acceptable (Guideline 1). Guideline 8 states that planning consent will be refused for developments that are unable, through design, technical measures or separation, to prevent noise and disturbance from affecting residents. Agreed technical measures should ensure that the appropriate level of noise insulation could be achieved in any new development, but if this cannot be achieved, then the amenity of residents should take priority and the development would be considered unacceptable.

The Urban Design Compendium

The Urban Design Compendium identifies the site as falling partially within the Milton Street Character Area, which contains outstanding examples of metal trades architecture. The building that dominates the Headford Street frontage is identified as an Unlisted Significant Building that contributes to the character of the area. The Compendium states that buildings in the quarter should address the street and generally be 2 - 5 storeys to reflect the existing building height and enhance the quarter’s landmark building – West One. It encourages innovative and contemporary design, which will make a positive contribution to the scale and proportion of existing building form. It also advises that in the character areas building materials should be sensitive to the character.

Design Issues

The building has been designed to address the back edge of the footpath and consequently reinforce the historic and existing street pattern. It is intended that a Conservation Area be designated to the north-west of the application site around the core of the historic buildings concentrated on Milton Street and it is likely that back edge of footpath development will be one of the guiding principles for new development.

The Urban Design Compendium advises that buildings should be generally 2 – 5 storeys high. The proposed building is a total of 6 storeys high and the ground floor is taller than the upper floors so as to accommodate the mezzanine commercial floorspace. The majority of the sixth floor of the building is set back on the Hodgson Street frontage as are floors 2 – 6 on the Milton Lane frontage and this is considered to be acceptable so as to reduce the buildings height and impact from ground level. It is also the case that the approved development on the private car

363 park that abuts the site (Thomas Street corner) rises up to 7 storeys with the top 2 storeys set back and therefore the proposed 6 storey height of the application building would provide a gradual and sympathetic step down from this key corner site which is considered to provide an interesting roofscape and is acceptable in design terms. On balance, the height of the building is acceptable as it is consistent with surrounding development, both approved and proposed, and is more remote from the heart of the Milton Street character area. Furthermore, it is likely that the storeys heights will rise towards the Fitzwilliam Street/Moore Street corner when these sites are redeveloped.

The architectural design of the building is contemporary and has a strong vertical emphasis. The elevation details on the Hodgson Street and Milton Lane frontages vary in terms of design, appearance and materials, thus increasing the level of variety and interest in the area. Not all flats have balconies. Given the position of the building and the character of the surrounding locality, the Hodgson Street elevation would be most prominent in the public realm. This elevation is heavily characterised by a fairfaced acid wash concrete frame, and timber walling, sunboxes and brise soleils. The sliding timber shutters with brise soleil detail provide screens to the balconies and help to add interest to the white concrete frame. Given the fact that they are sliding shutters it is considered that this will add diversity to and vary the appearance of the Hodgson Street frontage. The Milton Lane elevation does not include so much timber and, instead, is characterised by a projecting element in the centre of the elevation that is to be constructed from pre- patinated zinc. The projection is not excessive (approximately 2m from the building line of the upper floors) and contains two studios per floor. Either side of this projection the scheme retains its concrete frame; one side with balconies and one side without.

Milton Lane is a narrow street, just over 6 metres wide. Given the approved redevelopment of the block on the opposite side of Milton Lane, there is a danger that the built development along the back edge of the footway on both sides of the street would create a canyon effect resulting in an overbearing and oppressive public environment. However, the set back design of both building’s floors means that the level of street enclosure is relieved above ground level.

The scheme utilises both traditional and modern materials, which is consistent with the Urban Design Compendium. There are large glazed openings at ground floor level on all street frontages, which will create an active and varied street scene. The window openings at upper levels are generous, well proportioned and varied. Overall, it is considered that the scheme would have a strong positive impact on the streetscene replacing the under-used, unremarkable and unattractive buildings that currently occupy the site.

There are 2 entrances to the building on Hodgson Street and 1 on Milton Lane, excluding Fire Exits. There are separate entranced to the residential and commercial space and it is considered that these will contribute to active street frontages during both day and night. The main residential entrance is located on Hodgson Street. The vehicular access point, leading to a single car lift, is on Milton Lane away from the main pedestrian route along Hodgson Street.

364 Amenity for Future Residents

The residential amenity afforded to the application’s proposal’s future dwellers is important and any the scheme must ensure good space about dwelling standards in order to be deemed acceptable. It is considered that the application accords with such standards and provides distances that are generally considered to be acceptable within City Centre accommodation of this nature.

The design of the building, including set backs and varying building lines, at its upper floors are considered to create acceptable distance between this application and the recently approved mixed-use scheme to the north of the site. In particular, a large proportion of the scheme provides a distance of between approximately 22m and 25m between the residential units located on either side of Milton Lane. These areas are also separated by roof terraces/gardens on both developments. Given the city centre location of the proposal, it is accepted that the level of amenity space afforded to residents is not high. Notwithstanding this, it is considered that the applicant has made good use of roofs and it is considered that the allocation of roof terrace/garden and balconies to some flats within the scheme helps to provide some level of amenity space that is considered acceptable.

Highway Issues

The transport assessment reveals that the new development is likely to generate more traffic than the existing development. However it is concluded that this is not likely to have a significant impact on the highway network and there is no justification for any junction improvements.

There are 16 no. car parking spaces proposed as part of this development that would serve both the commercial and residential units. The split consists of 4no. spaces for the commercial uses and 12no. spaces to serve the flats. A good quantity of cycle parking has also been provided with this application. Given that the site is well served by public transport (bus, tram, train) and is within close proximity of shops and services, such an element of car free development is welcomed. The parking provision for the commercial uses is consistent with the Council’s guidelines.

An interim travel plan (including framework) has been submitted with the application, which seeks to minimise travel by private car and promote viable sustainable transport modes. It concludes that the proposed development is located in a sustainable location and that the associated vehicular and pedestrian movements will not have an adverse effect upon the existing highway network. This interim travel plan recommends the submission of detailed surveys and a final travel plan, overseen by a travel plan coordinator, once specific occupiers of the development are known.

As residential uses are being introduced into a predominantly industrial area, it is necessary and reasonable to insist on the public realm being improved in the interests of providing a more attractive and more secure pedestrian friendly environment. It has therefore been agreed that the following improvements will be carried out:

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- Review of Traffic Control Orders in the area.

- In addition to the above, the developer will as part of this development be obliged to:

- Fund changes to the Traffic Restriction Orders on adjacent streets including the provision of Car Club spaces on street.

- Contribute to improved cycle route provision within the area.

Noise Issues

The site falls into Noise Exposure Category (NEC) A and B for both day and night. The part of the site bounded by Hodgson Street and the corner of Headford Street is in NEC B and the area to the rear of the site is in NEC A. PPG24 “Planning and Noise” advises that for NEC A noise, it should not be a determining factor in granting planning permissions, and that NEC B sites are suitable for residential development but noise must be taken into account and steps taken to ensure an adequate level of protection against noise for residential development.

The noise survey indicates that traffic noise was the most dominant noise source and this is consistent with the site’s City Centre location. There are additional concerns in respect of industrial noise from Stokes Tiles and the National Grid electricity sub-station, which are both within close proximity of the application site. This former use has early morning deliveries on the Thomas Street/Hodgson Street frontage and, therefore, the Applicant’s noise consultant has put forward a sound insulation scheme in order to protect future residents against the impact of noise. It is considered that the ventilation works proposed should serve to protect residents against noise disturbance provided that windows are kept closed, however if residents do open bedroom windows this would increase the exposure to noise and there is the possibility of noise complaints. Therefore, a condition is recommended that will require future occupiers to be warned that the flats are in an industrial area and have been designed to have windows closed with ventilation provided by mechanical means.

366 If complaints arise, the Council may be obliged to act under Environmental Protection Act legislation. It is not possible to predict the outcome of this process but it is considered that a business would have a defence if it were using the best practical means of carrying out its operations and presumably the fact that the flats were designed with a specific glazing and ventilation system would be taken into account.

Since the submission of this application, mixed-use development has been granted and proposed to the application site’s north (approved - 06/00370/FUL), north-east (approved – 06/0037-/FUL) and south west (pending consideration – 06/02892/FUL). Whilst there is no guarantee that surrounding development will go ahead, or be approved, the likelihood that the sites will remain in industrial use is significantly reduced.

Archaeology Issues

An archaeological desk-based appraisal has been undertaken which reveals that the site was developed for housing and a small amount of industry in the mid to late C19th. The three-storey back-to-back houses had been cleared and redeveloped by 1969. Since 1974, the site layout has remained unchanged to the present. There are no concerns regarding archaeology issues at the application site and it is not considered that further archaeological investigations.

Contamination Issues

A desk-based assessment has been carried out which recommends that further investigations are undertaken when the buildings are demolished as parts of the site have been used for industrial purposes (e.g. engineering, chemical distribution companies) where potentially contaminating substances have been used. A condition requiring the submission of a Phase 1 and Phase 2 Risk Assessment prior to the commencement of development is required and therefore recommended.

Open Space and Landscaping Issues

Under the terms of UDP Policy H16 and the City Centre Living Strategy, the applicant’s are required to make a contribution in order to meet the open space needs of future residents. In this case the contribution equates to £34, 747.05 and this has been secured by a planning obligation. It has been confirmed that the monies will go to the City Centre Development Team to fund improvements.

Within the scheme itself there is limited provision for on-site open space. Given the nature and location of the scheme there no suitable spaces for private gardens, however there are green roofs/roof gardens proposed and a number of flats have access to small private balconies and terraces. Given the above, and the site’s proximity to Devonshire Green and good public transport links to other nearby parks and locations, the open space provision is considered to be satisfactory.

367 Disabled Access Issues

The Applicant’s Architect has confirmed that 16no. 1 bed units (41% of the total) will be designed and constructed to mobility standards. The commercial units will also be accessible to people with disabilities.

RESPONSE TO REPRESENTATIONS

The following comments relate to the issues that are not already covered in the report.

- During the construction of the development, the control of dust and hours of operation is covered by separate Environmental Protection Act legislation.

SUMMARY AND RECOMMENDATION

The application proposal is considered to be consistent with UDP policies IB6, IB9 and IB11, and therefore the mixed-use nature of this scheme is considered to be acceptable. The loss of existing business/industrial space is outweighed by the benefits of creating a new and higher quality mixed-use environment. Furthermore, the scheme would increase the level of business space that currently exists at this site.

The scale and massing of the scheme is considered to be satisfactory and has an acceptable relationship with approved and proposed schemes on adjacent and nearby surrounding sites. While it is disappointing to lose a building of interest, it is considered that its retention would have a detrimental impact on the wider regeneration of the area. The building design is of a good architectural standard which would not be detrimental to the visual amenity of the locality. The scheme makes good use of various materials that appear both modern and traditional. The Applicant has also confirmed that at least 25% of the flats shall be designed and constructed to mobility standards. The scheme is considered to be acceptable in terms of UDP Policy BE5 and H7.

The site has a sustainable city centre location in accordance with Policy H2 and is well located in terms of access to City Centre shops, entertainment, services and public transport. Furthermore, the scheme, when viewed against the wider surrounding redevelopment in the area defined by Hodgson Street, Headford Street, Thomas Street and Milton Lane, would help to integrate the approved Hanover Way mixed-use scheme (including a 22no. storey tower) more successfully with the City Centre. The scheme is considered to be in accordance with Policy H5 and H12.

The scheme’s environmental quality is considered to be satisfactory for flats given the noise attenuation works proposed. The noise attenuation works have been designed to address the concerns surrounding the proximity of surrounding noise sources. Notwithstanding this, there is still a residual risk of noise conflict between surrounding uses (e.g. Stokes Tiles) and the residential uses, however it is considered that these concerns are not so significant to justify resisting the grant of planning permission given the regeneration benefits of the scheme.

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The applicants have not at the time of drafting this report submitted a section 106 agreement and therefore scheme does not comply with policy H16, the application is considered acceptable in relation all other matters and therefore a duel recommendation is appropriate in this case.

It is therefore recommended that the Area Board grant conditionally in accordance with amended plans received on the 4th October 2006 subject to a legal agreement.

HEADS OF TERMS

- provide on or before the commencement of the development a financial contribution of £34, 747.05 to be used by the Council towards the enhancement of public open space within the vicinity of the site.

- ensure that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimize noise nuisance provided that the windows are kept closed.

In the event that a satisfactory S106 planning obligation covering the Heads of Term set out in the preceding paragraph is not concluded before 19th October 2006 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

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Case Number 06/02892/FUL

Application Type A Full Planning Application

Proposal Erection of 5 storey building for mixed use development (Phase 2) including 68 residential units over offices (B1 use) and associated basement car parking (as per the amended plans received 4th October 2006 and the Agents letter dated 3rd October 2006).

Location Site Of 85-95 Headford Street And Site Of Beckett And Garner Works Hodgson Street Sheffield S3 7WQ

Date Received 24/07/2006

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

Highway Improvements:

Highway improvements to all footways adjoining the site including Milton Lane, Headford Street and Hodgson Street consisting of footway widening,

370 improved lighting and repaving/re-surfacing in accordance with secondary palettes as defined Urban Design Compendium. Review of Traffic Control Orders in the area.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.

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

4 Notwithstanding the details on the approved plans, all cellar heads should be abandoned as part of the development.

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

In the interests of the safety of road users.

7 The number of parking spaces allocated to the commercial uses shall not exceed 16.

In the interests of encouraging sustainable access to the site.

371 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: