Report to City Centre and East Planning and Highways Area Board

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE AND EAST DATE 08/03/2004 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN 2 Application No. Location Page No.

03/03161/FUL Former Education Department Building Leopold 5 Street Sheffield S1 1RJ

03/03162/LBC Former Education Department Building Leopold 34 Street Sheffield S1 1RJ

03/03163/CAC Former Education Department Building Leopold 40 Street Sheffield S1 1RJ

03/03239/FUL 94 Arundel Street Sheffield S1 4RE 42

03/03240/LBC 94 Arundel Street Sheffield S1 4RE 52

03/03280/FUL Land Adjacent To 125 Fitzwilliam Street Sheffield 55

03/03294/FUL Land, Site Of Normanton Springs Hotel, 65 61 Normanton Spring Road Sheffield

03/03867/FUL Bents Green House 40-50 West Street Sheffield 72

03/04161/FUL Land At Rock Mount Road And Site Of 27-39 82 Merton Lane Sheffield

03/04442/FUL Land At Shepcote Business Park, Europa Drive 88 Sheffield

03/04475/FUL Land To The Rear Of 74 Fox Lane And Kildonan 96 Grove Sheffield

03/04663/FUL Old Laundry Building, Brook Hill And Gell Street 105 Sheffield

03/04741/LD2 94 Stradbroke Drive Sheffield S13 8SG 114

04/00055/OUT Land At Merton Road Sheffield 120

04/00195/FUL Former Asda Orgreave Place And Orgreave 127 Road Rotherham Road Sheffield

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 08/03/2004

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 03/03161/FUL

Application Type a Full Planning Application

Proposal Alterations (with some demolition) & extensions to buildings for residential (Use Class C3), hotel (Use Class C1) & bar/restaurant (Use Class A3) with elements of live/work units (Use Class B1) AMENDED SCHEME (Amended plans received 3/2/04)

Location Former Education Department Building Leopold Street Sheffield S1 1RJ

Date Received 05/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent Drivers Jonas (fao Liz Grigg)

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

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

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

5 development shall be submitted to and approved in writing by the Local Planning Authority before the commencement of that phase of the development. Each phase of the development shall thereafter be carried out in accordance with the approved details.

In the interests of preserving the character of this group of listed buildings.

3 The Welfare Office Building shall not be demolished before a binding contract for the carrying out of works of redevelopment of this part of the site is made and planning permission has been granted for such redevelopment, and evidence of such a contract has been supplied.

To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

4 The Firth College lecture hall / gymnasium shall not be demolished before a binding contract for the carrying out of works of redevelopment of this part of the site is made and planning permission has been granted for such redevelopment, and evidence of such a contract has been supplied.

To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

5 The developer shall give a minimum of 21 days notice of the commencement of any work on site to the Local Planning Authority and the South Yorkshire Archaeology Service (Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH tel. 0114 2736428 / 6345). Thereafter, the developer shall afford access at all reasonable times to the staff of the SYAS or such suitably qualified person(s) nominated by them, in order that any works involving ground disturbance or the alteration of building(s) can be observed and any features or finds of archaeological interest recorded.

In the interests of the visual amenities of the locality.

6 Before the development of the individual phases of the scheme is commenced, the applicant, their agent or their successor in title, shall have secured the implementation of a programme of building recording of that phase in accordance with a written scheme of investigation that has been approved in writing by the Local Planning Authority.

To ensure that adequate building recording arrangements are in place.

6 Local Planning Authority for that phase: i) sample panel and specifications of all proposed new external wall materials, pointing and structure, ii) new ashlar : 1:20 details and specification of all new and altered areas of ashlar to existing buildings. Sample of the proposed stone as finished to be submitted, iii) extent and specification of stone repair and cleaning; the standard and specification of mortar joints and pointing.

To ensure that the development preserves and enhances the character and appearance of the conservation area and protects the architectural and historic character and appearance of the listed buildings.

8 Before the development of the individual phases of the scheme is commenced, (unless otherwise agreed in writing) full details of the following shall have been submitted to and approved in writing by the Local Planning Authority for that phase: i) materials, details (1:20 minimum) and specifications for roofs, eaves, soffits and canopies, ii) the extent and source of any replacement roof members and slates; the details and specification of any ridge, valleys, eaves and verge treatments.

9 Before the development of the individual phases of the scheme is commenced (unless otherwise agreed in writing), full details of the following shall have been submitted to and approved in writing by the Local Planning Authority for that phase: i) rainwater goods; new and replacement gutter and downpipe details, specification and fixing, ii) chimneys; details of retention and repair of stacks and appearance and specification of pots, iii) services; location, specification and appearance of meter boxes; outlets and inlets for gas, electricity, telephones, security systems, cable, trunking, flues, fresh and foul water supply and runs, heating and ventilation equipment and duct and pipe runs.

10 Before the development of the individual phases of the scheme is commenced, (unless otherwise agreed in writing) full details and specifications for solar baffles and all other external ironmongery, at 1:20 scale for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

7 11 Before the development of the individual phases of the scheme is commenced (unless otherwise agreed in writing), a full schedule and 1:20 details of new windows and rooflights; repair of existing windows; section sizes at 1:1, reveal depths; secondary glazing material and glass specification for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

12 Before the development is commenced (unless otherwise agreed in writing), a full method statement for the alteration of the triple arched courtyard wall to form a new entrance into the development shall have been submitted to and approved in writing by the Local Planning Authority.

13 Before the development of the individual phases of the scheme is commenced (unless otherwise agreed in writing), full details and design of the abutment of new internal floor and ceiling structures with existing structure for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

To ensure that the development protects the architectural and historic character and appearance of the listed buildings.

14 Before the development of the individual phases is commenced (unless otherwise agreed in writing) full design, details and specifications of all new doors and surrounds, internally and externally and the repair and re-use of any existing doors for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

15 Before the development of the individual phases is commenced (unless otherwise agreed in writing), full details, specification and location of all: i) new fixtures and fittings and elements and new decorative works and floor finishes, and ii) how cornices, mouldings, skirtings, door leaves, architraves, dados, etc, are to be protected or reproduced arising from internal alterations, for that phase, shall have been submitted to and approved in writing by the Local Planning Authority.

8 To ensure that the development protects the architectural and historic character and appearance of the listed buildings.

16 Prior to the installation of all external lighting for the individual phases of the scheme, full details, including design, location and method of fixing for that phase, shall have been submitted to and approved in writing by the Local Planning Authority.

17 Prior to installation, full details of the locations and designs of all new signage and its illumination shall have been submitted to and approved in writing by the Local Planning Authority.

18 The residential accommodation and hotel 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 Sol Acoustic noise survey (Ref No: P0601- REP01-MPF), b) be capable of achieving the following noise levels: Bedrooms - Noise Rating Curve (2300 to 0700 hours) NR25 and Living Rooms - Noise Rating Curve (0700 to 2300 hours) NR30. (Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 63kHz to 8kHz), c) include a system of alternative accoustically treated ventilation to all habitable rooms.

In the interests of protecting the amenities of future occupiers of the residential accommodation.

19 Before the use of the hotel and commercial buildings is commenced, a final scheme of sound attenuation works for the individual phases shall have been submitted to and approved by the Local Planning Authority for that phase, such a scheme of works shall be capable of restricting noise breakout from the commercial units and from the hotel restaurant and bar, at a monitoring point agreed with the Local Planning Authority to levels before 0030 hours not exceeding: i) the background noise levels by more than 3dBa when measured as a 15 minute Laeq; ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq., and to levels between 0030 hours and 0230 hours not exceeding: i) the background noise levels when measured as a 15 minute Laeq; ii) any octave band centre frequency when measured as a 15 minute Leq.

9 In the interests of protecting the amenities of occupiers of the hotel and nearby residential accommodation.

20 Before the use of the individual buildings 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 such buildings in full.

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

21 Before the use of the individual phases 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 Tests 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 a further scheme of 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.

22 Prior to installation, full details of the proposed fume extraction system for each food and drink unit and the hotel, shall have been submitted to and agreed in writing by the Local Planning Authority.

To minimise the likelihood of disamenity due to odour.

23 The development shall not be commenced (unless otherwise agreed in writing) until either:- a) Improvement works to the public highway as detailed below, have been carried out to the satisfaction of the Local Planning Authority, or b) Details have been submitted to and approved by the Local Planning Authority, of arrangements which will secure that such improvement works will be carried out prior to any part of the development being used. Improvements shall consist of:- i) New service lay-by to West Street. ii) Junction improvement works to Townhead Street/West Street junction. iii) Mini roundabout at Leopold Street/Orchard Lane and iv) Service lay-by on Leopold Street.

In the interests of traffic safety.

24 Before the development of the individual phases of the scheme is commenced, details of suitable and sufficient cycle parking provision

10 for that phase of the development shall have been submitted to and approved by the Local Planning Authority, the buildings shall not be occupied until such cycle parking accommodation for that phase has been provided and thereafter retained.

In order to promote sustainable forms of transport.

25 Before the development is completed all redundant accesses shall have been permanently stopped up and reinstated to footway.

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

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 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 Prior to works commencing on site a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council, and the results of which agreed in writing with the Local Planning Authority.

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

29 Before the development of Building 5B is commenced, full details of the proposed works to remove the Supertram OCS poles and replace them with parafil wires attached to the proposed development by anchor stops shall have been submitted to and approved by the Local Planning Authority, such works once agreed shall have been carried out before Building 5B is first occupied unless otherwise agreed in writing by the Local Planning Authority.

11 In the interests of the visual amenities of the locality and the efficient operation of Supertram.

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

To ensure satisfactory drainage arrangements.

31 Before the development of the individual phases of the scheme is commenced details of the proposed means of disposal of foul and surface water drainage for that phase, 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.

32 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works for each particular phase of development have been completed in accordance with details to be submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

33 Prior to the commencement of development, a Framework Travel Plan, 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. The Framework Travel Plan shall include:

1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,

2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.

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.

34 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

12 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 the amenities of occupiers of adjoining property.

35 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.

36 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 Monday to Friday and 2300 hours to 0900 hours Sundays and Public holidays.

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

37 No amplified sound or live music shall be played nor shall loudspeakers be fixed at any time outside the building within the proposed outdoor eating and/or drinking area without the prior approval in writing of the Local Planning Authority.

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

38 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.

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

39 Unless otherwise authorised in writing by the Local Planning Authority, the hours of use of the proposed bars and restaurants (Use Class A3), with the exception of the unit within Building 4A and the hotel facilities, shall be restricted to between 0800 hours and 0230 hours the following day Wednesday to Saturday and any Sunday falling immediately prior to a Bank Holiday (except Easter), and to between 0800 hours and 0030 hours the following day on all other Sundays and on Mondays and Tuesdays. Prior to the occupation of the A3 units full details of the proposed management arrangements to be employed on the site (which shall include security measures and crowd dispersal proposals) shall have been submitted to and approved in writing by the Local Planning Authority and the scheme shall thereafter be run in accordance with the agreed management arrangements.

In the interests of the amenities of future occupiers of the adjoining hotel and residential development.

40 The hours of use of the proposed bar / restaurant (Use Class A3) within Building 4A shall be restricted to between 0800 hours and 0030 hours on any day.

In the interests of the amenities of future occupiers of the residential development.

41 The individual units shall not be used unless suitable access and facilities for disabled persons, both to and within the buildings and also within the curtilage of the site, have been provided to the satisfaction of the Local Planning Authority but, before such access and facilities are provided, full details thereof shall have been submitted to and approved by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

42 Before the residential phase of the development is commenced, full details of the proposed mezzanines in the residential accommodation shall have been submitted to and approved by the Local Planning Authority.

In order to ensure they are not visually intrusive when viewed externally.

43 Before the hotel development is commenced, full details of the proposed alterations to the main Firth College entrance (including

14 doors) shall have been submitted to and approved by the Local Planning Authority.

In order to preserve the character of the Listed Building.

44 Before the hotel development is commenced, full details of the roofplan for the Firth College shall have been submitted to and approved in writing by the Local Planning Authority.

In order to preserve the character of the Listed Building.

45 The scheme shall include details of interpretive material to be incorporated into the project in a manner to be prior agreed with the Local Planning Authority.

In recognition of the historic importance of this group of buildings.

46 The development shall include the provision of a public art commission, the details of which shall be agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

47 Any subsequent changes to the management arrangements referred to in Condition 39 above shall be approved in writing by the Local Planning Authority.

In the interests of the amenities of future occupiers of the adjoining hotel and residential development.

48 Notwithstanding the submitted landscape scheme for the main courtyard, before any work on site is commenced, a revised landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above- mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of ensuring an appropriate setting to the listed buildings and adequate circulation space for pedestrians within the main courtyard.

49 Before the development of each phase is commenced full details of any proposed new boundary treatments and/or gates for that phase shall

15 have been submitted to and approved in writing by the Local Planning Authority.

In the interests of preserving the special character of the listed buildings.

50 Before the development of each phase is commenced a method statement for refuse storage and disposal for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

IB7- Development in Business Areas, IB9 - Conditions on Development in Industry and Business Areas, BE6 - Landscape Design, BE12 - Public Art, 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, BE19 - Development affecting Listed Buildings and H16 - Open Space in New Housing Developments

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Attention is drawn to the following directives:

1. The developer is advised that the development is designated as 'car free' and as such residents of the scheme will not be entitled to a city council residents parking permit.

2. The developer should be aware that this planning approval is subject to the completion of a legal agreement.

3. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (tel: Sheffield (0114 ) 2736677 as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.

16 4. As the proposed development is located near to the track and wires of the South Yorkshire Supertram you are advised to contact South Yorkshire Supertram Limited at 11 Arundel Gate, Sheffield, S1 2PN, (Telephone Sheffield (0114) 2728282) to discuss any necessary licensing arrangements.

5. Advice on the preparation of a Travel Plan is contained within the document "Guidelines for the preparation of Transport Assessment and Travel Plan", and from Rachel Harvey on 0114 273 5828.

6. The developers should be aware that the hours of opening for the A3 uses on the site, referred to in Condition 39 above, have only been agreed on the basis that there will be a presumption towards venues providing food throughout their hours of operation and because of the unique nature of the development with its privately controlled courtyard and the inclusion of a boutique hotel within the same scheme which will ensure the self-regulation of the scheme and also enables a high degree of control over security and crowd dispersal, the main focus of which will be onto Leopold Street which is largely of a non-residential nature.

Site Location

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17 INTRODUCTION

Members will recall that this site has been the subject of an earlier set of applications, which were originally considered and approved in December 2002, subject to the completion of a legal agreement to secure a financial contribution towards the creation or enhancement of public open space in the city centre. The planning application was then brought back to Members in June 2003 to seek approval to alter the wording of one of the conditions relating to hours of opening to the food and drink units. This was also approved.

The revised proposals have been submitted following the formal marketing of the site, to more closely suit the requirements of prospective tenants. The main changes are the deletion of the health club from the scheme and its replacement with an increased number of apartments and an additional food and drink use; the reduction in size of the proposed hotel; and the total redesign of the proposed new-build element of the scheme fronting West Street and its change of use entirely to food and drink. The changes are described in more detail later in the report.

BACKGROUND

The development of this site has been actively promoted over the last three years in recognition of the fact that it is an important site which, if developed for key city centre uses, will lead to significant regeneration benefits in this part of the city. It forms part of the Master Plan for the city and links into other key projects such as Barkers Pool/City Hall, Heart of the City and the proposed new Retail Quarter. The entire complex is within the ownership of the City Council and was vacated in 2002 to make way for this important regeneration project.

There was huge interest in the site when it was first marketed, and in a joint venture between the City Council and Sheffield One a number of prospective developers were short-listed. As part of a limited competition the short-listed groups were required to submit detailed development proposals and these were assessed in terms of their overall suitability, having particular regard to planning/design/conservation and commercial interests.

Ask Development (formerly Westport), in conjunction with Gleeson Homes were chosen as the City Council’s preferred development partner. They have wide-ranging experience of this type of project in other cities.

LOCATION

The three applications involve all of the former Leopold Street Education Offices Buildings. The site is bounded by Leopold Street to the east, Orchard Lane to the south, Holly Street to the west and West Street to the north. The area is of a mixed commercial nature with the majority of buildings

18 surrounding the site being in office use but with ground floors being taken up by a range of shops, financial & commercial, and food and drink uses.

All except the detached two-storey former Welfare Office Building on West Street are listed Grade II and the whole site falls within the City Centre Conservation Area. Furthermore, part of the site is adjacent to the Grade II* listed City Hall, and part of it is opposite the Grade II listed Steel City House on West Street.

The site is occupied by an imposing and impressive series of stone buildings of varied architectural styles forming a very attractive group, distinct from any other group of buildings within the city centre. There are two courtyards within the group of buildings, formed by the encroachment into the site by a wing of the main building fronting Orchard Lane (once the City Grammar School).

HISTORICAL CONTEXT

The archaeological assessment submitted in support of the applications reveals that the Sheffield School Board was formed in November 1870, as a result of the 1870 Education Act. The provision of a central education complex was the principle part of a scheme prepared by Innocent & Brown in 1874 to widen the congested, narrow streets off West Street and Church Street. The School Board Offices, the Central Schools and Firth College were completed in 1879-1880.

The Central School building on Orchard Lane was extended westwards towards Holly Street between 1894 and 1895 to provide further facilities for the teaching of science and technical subjects. At the same time, an annexe was constructed on Bow Street (now known as the Bow Building) to provide additional infant classrooms and two basement gymnasiums.

A new building was also constructed on Holly Street (now known as the Holly Building) and opened in November 1899. It functioned as the Pupil Teacher Centre until 1938.

In 1897 Firth College was amalgamated with the Medical School and the Technical School to form the University College of Sheffield and were relocated in 1905 to become the University of Sheffield.

The last building to be erected was the small, detached building on West Street (which it is proposed to demolish), which was built in 1938 as the Welfare Office (sometimes known as the School Meals building).

During the twentieth century the buildings underwent a series of changes, largely due to the movement of the population out of the City Centre and into the suburban areas. Records show that there were a series of proposals to extend the School Board Offices to provide accommodation for School Attendance Officers.

19 By 1970 all of the buildings were used as offices for the City's Education Department and none were used for teaching. This continued until 2002.

PROPOSAL

The proposal is to refurbish all of the listed buildings within the complex to form part of a mixed-use scheme, providing a range of quality bars and fine dining restaurants, 42 apartments and a boutique hotel. The apartments would benefit from their own private central courtyard and the hotel, bars and restaurants would be grouped around a large landscaped courtyard.

As part of the proposals it is intended to demolish the unlisted Welfare Office Building, referred to above, and replace it with a new building, which would form an extension to the former Firth College and School Board Offices Buildings, which it is proposed to convert into the hotel. The hotel would have 60 bedrooms together with restaurant/bar areas and meeting room facilities and would be able to benefit from an external table/seating area in the courtyard. It is proposed to incorporate food and drink outlets in the new-build extension.

It is proposed to convert the Holly Building, the Bow Building (including a rooftop extension), and the western part of the Central Boards School Building into 42 apartments (one and two bedroom, together with some live/work units) surrounding a private courtyard area. The basement area of the western part of the Central School Boards Building would be converted into a bar, opening out onto the main public courtyard. The flats within this building have been designed such that only corridors and kitchens face the main public courtyard.

The remainder of the Central Boards School Building, fronting Leopold Street and Orchard Lane, would be converted into 5 separate units to provide a range of fine dining restaurants and café bars, including the spectacular former school music room on the top floor of this building.

Throughout the scheme it is intended to retain as many of the original features of the buildings as possible, whilst having regard to commercial considerations. The applications were accompanied by a Sensitivity Report, which highlighted the features, which it was most important to retain, down to those which were not so important (including areas where there have been substantial alterations to the buildings in the past). This analysis was based on the findings of the City Council Conservation Officer's own Internal Heritage Audit of the buildings, which took place in September 2000. An additional detailed justification statement has also been submitted in connection with the proposed demolition of the Firth College lecture hall/gymnasium. Detailed design and listed building considerations are covered later in this report.

The main areas of new-build works are the extension linked to the Firth College Building referred to above, the bedroom block extension to the Firth College building, together with a proposed rooftop extension of the Bow Building to provide Penthouse apartments, and a rooftop infill extension on the

20 Orchard Lane building (to provide a new stair access and plant area to the music room venue). Earlier proposals to insert a lift projecting into the rooftop level at the junction of Leopold Street and Orchard Lane have been dropped. A number of new entrances to the buildings are also proposed to facilitate access to the different venues, mainly from the courtyard area. However a new main entrance door is also proposed to the hotel bar / restaurant (in the Firth College building) from Leopold Street and a series of escape doors are proposed on the Orchard Lane elevation (the most substantial being within the link block section).

PLANNING HISTORY

The recent planning history relating to this site are the earlier approvals referred to above and as detailed below.

02/02552/FUL – Full planning permission granted in August 2003 for a mixed use development consisting of 37 apartments, 134 bedroom hotel, a comedy/live entertainment venue, two café bars, 3 restaurants, health and fitness club and landscaped square.

02/02553/LBC – Listed building consent granted in August 2003 for the above development.

02/02554/CAC – Conservation Area Consent granted in August 2003 for the demolition of the Welfare Office building on West Street.

SUMMARY OF REPRESENTATIONS

Following widespread notification and publicity about the scheme 264 standard letters of objection and 10 non-standard letters of objection have been received to date in connection with the proposals which can be summarised as follows:

- The Firth Building played a unique role in the history of education in Sheffield and as such the lecture hall, which is its central focus and the most important space in the field of education that still exists in Sheffield, should be preserved. - The lecture hall could readily be converted into a banqueting hall or similar and themed to reflect its educational past, which would be an asset to the proposed hotel and preserve the space for future generations to enjoy. - Concern that relevant publicity and consultation has not been given to the proposals, including posting of notices and consultation with the Old Boys Association. - Concern that English Heritage are unaware of the full history of the Firth Building and its lecture hall. - The site as a whole has hosted seven levels of education (from infant through to university college) which could well be unique in the entire country – this makes the Firth lecture hall even more significant.

21 - The Old Boys Association would wish to work with the developer, the council and English Heritage to secure funding for the internal restoration of the lecture hall. - All the existing commemorative plaques should be retained in situ (two bronze plaques on either side of the main entrance to the Firth Building and two plaques inside the main entrance lobby). - Existing decorative carved stonework on the outside of the building should be retained. - The main entrance to the Firth Building should continue to function as a main entrance and should not be allowed to be closed off. - The decorative entrance façade and inner carved lobby to the Holly Building should be retained, together with the commemorative wooden plaque. - Historical photographs and documents regarding the Central Technical School, collected over the years by the Old Boys Association, could be used in the new development to allow a unique interpretation of the site’s history.

Following re-notification after the submission of revised plans a further letter of objection has been received from the Central Technical School Old Boys’ Association re-iterating the above concerns but also adding that they believe a covenant may still exist which may prevent the Firth College building from being developed in the manner proposed. Furthermore, they believe that the scheme could be re-configured to provide a similar amount of bedrooms whilst still retaining the Firth Hall.

In addition to the above, the representations received to date from other interested groups and organisations can be summarised as follows:

Sheffield One

Sheffield One welcomes this investment in the City Centre and have been working closely with the applicants and the City Council from the outset. They support the amendment and request that the City Council gives favourable consideration to the revised proposals.

English Heritage

(22.10.03) ‘We are broadly supportive of the uses proposed and the consequential alterations. Notwithstanding this, we note the advice of your colleagues in the Conservation and Design Team regarding a number of small scale but significant design issues with which we concur.

The application clearly identifies elements of historic interest for retention, alteration and incorporation into the new uses. We note however that internal changes to the building 4b are not detailed as this unit is “subject to fit out”. We would expect any future alteration to reflect the design statement study and again to retain the historic elements whilst inserting the new frame and structure. Also we note an enlargement of the link unit between building 4a

22 and 4b. We would prefer to see this treated in such a way as to reduce its visual impact from Orchard Lane.

Regarding to the proposed new building, we remain of the view that its proportions of solid to void are poorly balanced. The stone frame should look more robust and be held to the ground in a manner which reflects the vertical bay form of the other buildings around the site as the projecting horizontal frame sits uncomfortably with the streetscene at pavement level.

We trust you will secure these small scale yet significant amendments prior to determining the application.’

(3.2.04) ‘Thank you for forwarding the further information brought to your attention by the Old Boys. We have given this information further consideration and confirm that we continue to be of the view that this space as it is now is, does not make a contribution to the architectural and historic interest of the site sufficient to require its retention. We fully understand the significance of the space to those educated at the school and would be fully supportive of means of commemorating the use of the hall so that its part in the school’s life is recorded. However, we do not object to the loss of this space in the context of the overall scheme which clearly seeks to retain most of the historic spaces and architectural elements whilst bringing new uses and life to a significant building within the city centre.’

English Heritage have not commented further on the amended plans. Any additional comments received will be reported verbally at the Board meeting.

Georgian Group

Due to the particular age of these buildings the group defers to the comments of the other amenity bodies.

Twentieth Century Society

The Society’s remit was to look at the demolition of the Welfare Office Building and they have previously confirmed that they do not object to this.

Victorian Society’

We are pleased to note that the amended scheme has addressed many of our original concerns, particularly with regard to the height of the new build…We are however concerned about the number of staircases generally proposed to be removed. Perhaps some modifications could be made to the internal subdivisions to allow for the retention of at least some of the original staircases.

We have not received any details to date of the proposed alterations to the Music Room in the Central Schools building, and re-iterate our request to be consulted on any changes to this impressive space.’

23 Conservation Advisory Group 30.9.03

‘The Group suggested that the feasibility be investigated of retaining the Gymnasium/Lecture Theatre and the Welfare Building for use within the scheme, as the justification for their loss is no longer viable. The Group felt that the proposed lift would have a damaging effect on the Leopold Street elevation. The proportions of the new building on West Street do not echo that of the buildings on either side of it, namely the Firth Building and the Welfare Building and its proportions should follow theirs. The possible reduction in height of the building and its links with the Firth College should be carefully considered. The Group suggested that the new building should be of a modern design but not so stark as the one proposed and it should not be a pastiche, but be guided by the design of the Firth College and Welfare Building.’

PLANNING ASSESSMENT

Policy Issues

The site lies within a Business Area as defined in the Unitary Development Plan, which states that housing is acceptable on upper levels in the City Centre and that hotels and food & drink outlets, and open spaces are also acceptable. This is subject to there not being a concentration of uses which would prejudice the dominance of business in the area and to the provision of a satisfactory living environment. Proposals should also be well designed and be adequately served by transport facilities. As such it is clear that there are no ‘in principle’ policy objections to the proposals.

The site also lies within the City Centre Conservation Area and is largely occupied by listed buildings. As such any proposals should be judged against policies BE15, BE16, BE17, and BE19 of the UDP, which basically state that buildings and areas which are important to Sheffield’s heritage should be preserved and enhanced and developments which would harm their character or appearance will not be permitted. These issues are examined in greater detail later in this report.

Planning Policy Guidance Note 15 (Planning and the Historic Environment) generally re-iterates these principles and recognises that there is a requirement to reconcile the need for economic growth with the need to protect the natural and historic environment. It acknowledges that judgements need to be made on the extent to which proposed works to listed buildings would bring substantial benefits for the community in particular by contributing to the economic regeneration of the area or the enhancement of its environment. It also recognises that economically viable uses need to be found for listed buildings if they are to survive for future generations to enjoy.

Highways Issues

A Transport Assessment was submitted in support of the applications.

24 The site is highly accessible by public transport, being adjacent to the Supertram network and to the numerous bus routes, which run along West Street and along Leopold Street. The development is proposed to be car-free, which is acceptable in the city centre. Cycle parking is, however, proposed as part of the scheme.

The biggest dilemma is how the site will be serviced when it is up and running. A lay-by is proposed on the West Street frontage, in front of the new building. It is proposed to allow service vehicles only, to turn right onto West Street from Townhead Street to access this lay-by. This requires minor alterations to the junction configuration and signals, together with a revision to the Traffic Regulation Order, but it is the proposal that will be least disruptive to the public transport operators. The alterations will be funded by the developer, as part of the overall scheme.

A further lay-by is proposed outside the proposed hotel on Leopold Street to form a drop-off area for visitors to the site. In order to facilitate this, and so that visitors to the site can get to and from the site without abusing the existing bus gate on Leopold Street, a mini-roundabout is proposed to allow safe u- turns on Leopold Street.

It is acknowledged that this is a notoriously difficult part of the city to access and, as such, it is considered that the proposed amendments to the junction and to the Traffic Regulation Order, together with the proposed mini- roundabout on Leopold Street, are essential to facilitate the servicing of the development and the success of the scheme.

Listed Building and Design Issues

Demolitions

The main demolitions proposed on the site are the unlisted Welfare Office Building on West Street and the former lecture hall/gymnasium to the Firth College Building, also fronting West Street, to enable the hotel to be accommodated.

The Welfare Office building is not considered to be of particular architectural merit and is of a much smaller scale than the other buildings on the site. It is considered that the new-build in this area will enable a better enclosure for the courtyard and protect it from the noise of traffic on West Street. It is also needed to ensure the commercial viability of the scheme. Neither English Heritage nor The Twentieth Century Society have objected to the demolition of this building.

The demolition of the Firth College lecture hall / gymnasium is more sensitive and is the main element of the scheme which has attracted widespread opposition (although it should be noted that no opposition was lodged to this proposal when the earlier applications were considered, despite considerable publicity of the scheme). It consists of a two-storey hall with a timber trussed glazed roof and there is an upper timber seating gallery surrounding the main

25 space. It is joined to the remainder of the four-storey building on two sides. The hall is in a very poor condition and has suffered substantial water penetration. It is not readily convertible to a commercial use due to its double height space and would not allow for the creation of additional hotel bedrooms above.

Permission has already been granted for the demolition of this space as part of the earlier proposals and as such the principle has already been established. There have been no changes to planning policy since that time. Testing of the market has established that the hotel market in Sheffield is still not at the competitive level of other centres. As such, to be able to attract quality operators to the city, market requirements dictate that it is necessary to provide a highly attractive and competitive site. Without being able to utilise the space currently occupied by the lecture hall for bedroom accommodation it would be very difficult to secure a hotel operator. This is because it would reduce the bedroom numbers by 30% (19 rooms) and a hotel would become an unviable proposition commercially, jeopardising the success of the scheme as a whole.

In reaching a conclusion on the acceptability or otherwise of the demolition of the Firth lecture hall, recognition needs to be made of the fact that the scheme as a whole will preserve the full listed building group in a co-ordinated way. The lecture hall is the one important space that will not be preserved but as is common with most development proposals involving listed buildings, a balance has to be struck to enable new uses to be found for such buildings in order to secure their long-term viability. To refuse the applications on the basis of the loss of the Firth lecture hall would jeopardise the entire scheme and would potentially result in the buildings lying vacant and falling further into disrepair over the coming months and years, to the detriment of the economic regeneration of the city as a whole. A fundamental planning principle is the promotion of sustainable economic growth and the need to make provision for development that meets the economic and social needs of the community.

Other minor external demolitions are proposed but largely consist of later off- shot additions and are not worthy of retention.

Internally, as would be expected there are fewer alterations in the residential elements of the scheme than in the commercial and hotel elements.

In the Bow Building some internal partitions would be removed but the main staircases would be retained.

In the Holly Building the main staircases would be retained. Mezzanines would be introduced in the apartments and the second floor would be raised by ½ metre to allow adequate headroom.

In the remaining residential element, fronting Orchard Lane and projecting into the site, removal of building fabric would largely consist of non load-bearing elements, often of later construction. The secondary staircase would be removed but the main staircase would be retained. Mezzanines would be

26 inserted and the ornate exposed roof trusses opened up as an imposing feature in the top floor apartments.

In the link between the residential block and the main building on Orchard Lane it is proposed to remove the internal floors and walls to provide a large staircase and lift to access the upper floor unit (former music room). A new rooftop addition is also proposed in this area to accommodate circulation space and to conceal air-handling equipment.

In the main Orchard Lane building (which is to be utilised to accommodate a number of food and drink venues) it is proposed to install a new steel frame, capable of carrying the loads required for such venues, and to replace existing floors with concrete floors for loading and sound attenuation purposes. Substantial elements of main cross walls would be retained, although opened out to provide circulation space.

In the School Board Offices and Firth College buildings (to be occupied by the hotel) the main demolition is the lecture hall/gymnasium as described above. The other important features of these buildings, including the committee rooms, fireplaces, spiral staircase, glazed corridor screens, together with areas of vaulted ceiling are to be retained. The plans have been amended to ensure that the original staircases are retained intact, with minor revisions as necessary to meet the Building Regulations. The main staircases are the grand entrance staircase in the Firth College building and the fine staircase at the southern end of the School Board offices building.

It is also proposed to dismantle and re-construct the stone arches that currently face the entrance to Orchard Square on Leopold Street. This is necessary to facilitate construction access to the site and the developers have appointed a recognised expert to oversee this aspect of the proposals. Given that there were proposed to be significant alterations to the base of the arches to facilitate pedestrian access in any event it is not considered unreasonable to dismantle and re-erect the whole structure.

New Build

There are three main areas of new-build which require careful consideration, namely the main new building to the West Street frontage, the bedroom block extension to the Firth College building, the rooftop extension to the Bow Building, and the infill extension between the residential accommodation and the main commercial building on Orchard Lane. Earlier proposals to add a lift projecting through the feature roof area of the Central School building at the junction of Leopold Street and Orchard Lane have been dropped.

The main elevation to the new building on West Street is of contemporary design and is two and a half storeys high facing West Street (three storeys fronting the courtyard). The main public elevation consists of large areas of glazing set in a structural frame clad in bronze to reflect the character of Steel City House opposite. The basement plinth would be natural stone set within which is a horizontal glazed recessed slot. The storey heights line through

27 with those of the adjacent Bow Building rather than the adjoining Firth College. The transition between the Firth College and the extension is handled in the link section, which is clad in a patinated bronze rain screen. The link is set behind the moulded cornice and string course details on the main building. A frameless etched glass roof screen would hide the proposed roof plant.

The elevation facing the courtyard is of a similar design, but also features substantial areas of ashlar stone cladding, particularly adjacent to the stairs into the courtyard and at ground floor where it meets the external seating area. A diffuse glass louvre panel will be introduced as the linking section between the Firth College and the extension, behind which will be the lightwell serving the bedrooms formed from the removal of the lecture hall.

The design of the proposed bedroom block extension is likely to be visible from West Street because the scale of the new-build has been reduced from the earlier approval. The detailed design of this block is still under consideration and some revisions are being sought, particularly to the upper floor. It is anticipated that an acceptable design solution will be reached before the Board meeting.

The Bow Building currently has a flat roof set behind a substantial parapet. It is proposed to construct a substantially recessed upper floor to provide penthouse apartments with a private terrace area. The proposal is to add a simple box, with overhanging eaves details and largely finished in glass within a bronze frame and lead faced or tern coated steel cladding. A bronze guardrail would be added to the top of the parapet and the existing bell tower would be restored.

The rooftop infill extension between the commercial and residential uses has been amended since the previous application. It is of a simple design and consists of substantial areas of glazing and metal cladding, designed to finish flush with the edge of the parapet to the adjoining building. All rooftop air handling plant would be screened and set below the parapet level.

Rooftop plant on the prominent corner of the Central Schools building at the junction of Leopold Street and Orchard Lane will now be screened by a stone balustrade to match the existing balustrading on the building, behind which will be a lead clad baffle.

The designs of the new-build elements referred to above have been carefully considered. The proposals are all of a contemporary nature but incorporate key features that reflect the scale, massing and quality materials finishes of the existing buildings on the site. As such it is considered that the new-build elements are acceptable and would be an attractive modern addition to the building group, subject to some final clarifications in respect of the bedroom block extension.

28 Courtyards

The smaller of the courtyards will be a private courtyard for use by residents of the apartments. It will also serve as the main access point to the apartments, other than those in the Holly Building. It will no longer be a raised area as was proposed in the earlier scheme because there is not now a health club suite below. The detailed design of this space is reserved by condition. The courtyard will be a secure space and only accessible by residents and their visitors.

The larger of the courtyards will be the main focus of the commercial uses and will be an attractive area with a variety of functions. It will also be the focus for the public art proposals for the scheme in the form of commissions for handrails, balustrades, benches and planters. A substantial water feature is proposed within the scheme and the spaces will be on a series of levels to suit the adjoining buildings. The main materials proposed are natural yorkstone and granite paving and setts of different sizes and types, together with resin bound natural stone aggregate, granite faced walls to features and glass and bronze balustrades and handrails. A number of trees, planters and clipped hedges are proposed in the central area. There are a number of concerns in respect of the details as submitted, not in respect of the quality of the materials proposed, but in respect of the overall layout and design, particularly the presence of some potential pedestrian pinchpoints, accessibility for people with disabilities, and the use of too many materials in a relatively small space. It is, therefore, proposed to seek revisions through the imposition of an appropriate condition.

Notwithstanding the above comments, It is considered that the two courtyard spaces will be a valued and attractive addition to the scheme and a vast improvement on the present tarmacced parking areas.

Accessibility Issues

No lifts are proposed within the buildings that are proposed to be converted into apartments. Furthermore, the existing nature of the buildings is that none of the entrances are level, indeed the majority involve a substantial flight of steps to the raised ground floor areas and would be unsuitable for conversion to wheelchair use. The flats are generally suitable for ambulant disabled people but not for wheelchair users. The level of intervention required to provide improved access would be intrusive and is also likely to result in the loss of a large amount of floor space, which could make the conversion impractical. Given the nature of the buildings and the relatively limited number of apartments this approach is considered acceptable in this instance.

All of the restaurants and café bars will be accessible to wheelchair users. The wheelchair access to the units in the Central School building are taken from the upper terrace level of the main courtyard, which is accessed via a ramp from the courtyard. A lift is required to access the basement unit from this area which is not considered to be entirely satisfactory. This issue is being

29 examined further with the architects to see whether a more acceptable solution can be found.

Wheelchair access to the food and drink use located in the new building can be gained from either West Street or from the central courtyard.

The main hotel reception and lobby area is accessible to wheelchair users from the courtyard at a point directly opposite the main stepped entrance on Leopold Street. An internal lift would take clients up to the reception desk level. The main hotel restaurant will be accessible to wheelchair users, either from the courtyard or from a new entrance from West Street, adjacent to the new-build element of the scheme. This is because there is not enough footpath space to provide a ramped entrance similar to that outside the Town Hall adjacent to the existing grand entrance to this part of the building. However, internal planning of this area has ensured that the wheelchair access links straight into the upper lobby of the main stepped entrance area.

This is a complicated series of buildings and it is considered that, subject to additional detailing, the best efforts have been made to achieve appropriate levels of access to the site and buildings. Final access details are reserved by condition.

External Signage

A signage strategy was submitted with the proposals. It is the intention that signage will be of a low key and high quality design done in a co-ordinated manner. This is the desirable approach from a conservation and design point of view and is to be welcomed.

Environmental Health Issues

There are no objections in principle to the proposal from an environmental health point of view.

The applications are supported by the submission of a noise assessment by Sol Acoustics, which deals with the impact of traffic noise on the residential and hotel accommodation, together with the issue of potential noise transfer from the bars and restaurants to the residential accommodation and hotel.

It is acknowledged that due to the number of uses proposed in close proximity to each other, it is essential that a comprehensive scheme of noise attenuation and ventilation measures are implemented. The developers have agreed to such requirements and the architects have been producing detailed proposals to cover these issues in order to ensure that a scheme of works can be achieved that ensures the retention of the character of the listed buildings.

The most sensitive space which needs to be effectively sound attenuated is the former music room. Current proposals indicate that there is enough space between the rafters in the roof to provide the necessary insulation without affecting the current appearance of the roof structure. This would be coupled

30 with the necessity to provide secondary glazing, as is common throughout the scheme, but it is considered that a satisfactory design solution is achievable for this in all instances.

Members have already accepted the principle of later opening hours on this scheme. Late night noise disturbance can clearly be a considerable nuisance to people living in the city centre. Experience has shown that noise from within venues can be suitably controlled but that it is difficult to control noise and disturbance within the street. The applicants are proposing a strict management regime, including full-time security within the public square, in an attempt to ensure that crowd dispersal is carefully controlled. The previous approval was conditional upon adherence to a management regime to control this issue. It was recognised as part of the earlier applications that the site has substantially different characteristics to other developments within the locality, in particular the enclosed nature of the square from where most of the complex is accessed. One of the uses will be a boutique hotel, which will also ensure through its own agreement that a strict management regime is adhered to in the interests of the comfort of overnight guests at the hotel.

Open Space Issues

Existing public open space within the catchment area of the site, as is common throughout the City Centre, is below the minimum guidelines for recreation space provision. As such, in order to comply with Policy H16 of the UDP (and in line with the Supplementary Planning Guidance on Open Space Provision for Housing Developments) the developer of the residential element of the scheme has to make a contribution towards the enhancement of public open space within the catchment area of the site. In this instance the total amount payable is £24,108.75 and will be secured by way of a legal agreement.

Archaeology Issues

An archaeological evaluation, prepared by Arcus, was submitted in support of the applications. It concludes that the large basement areas to each of the buildings make the possibility of finding archaeological deposits within the footprints of the buildings very low. However, it also concludes that the potential for deposits outside the footprints of the buildings (i.e. in the courtyards) is high. Such remains are likely to be of post-medieval age, most probably from 18th Century housing and workshops which formerly occupied the site. Having regard to this it is proposed to impose a watching brief condition for the proposed excavation works to both of the courtyards.

RESPONSE TO REPRESENTATIONS

It is considered that the issue of the loss of the Firth College lecture hall/gymnasium has been adequately addressed in the main body of the report. All of the necessary statutory publicity, including posting notices on site, notifying adjoining properties, and advertising the proposals in the newspaper was undertaken on the applications. Additional articles about the

31 proposals have also appeared in the press. English Heritage were forwarded copies of the correspondence from the Old Boys Association and are fully aware of the history of the building.

The developers have confirmed that all of the existing commemorative plaques will be retained in-situ, particularly as they will be in public areas of the building and form part of the character of the listed buildings and their history. The applications do not involve removal of any of the intricate stone carved details to the buildings. The City Council’s Legal and Administrative Department have re-examined the Deeds to the Firth College Building and have found that the building was disposed from the University to the Council with no restrictive covenants of the nature described.

SUMMARY AND RECOMMENDATION

The proposed uses of the buildings are acceptable in planning policy terms. An acceptable solution to the access and servicing arrangements for the site was determined as part of the previous approval, requiring the amendment of existing Traffic Regulation Orders and the minor re-configuration of the Townhead Street / West Street junction, together with the construction of a mini-roundabout on Leopold Street.

The main consideration in respect of this proposal has always been to assess the impact of the proposed demolitions (most notably the detached unlisted Welfare Office Building and the listed Firth College lecture hall/gymnasium), the design of the new-build elements (in particular the new-building on West Street) and the external and internal alterations to the listed buildings.

It is considered that these issues have been carefully addressed in the current proposals and amendments have been achieved where officers and English Heritage considered them to be necessary to preserve the most important aspects of the buildings. However, it is recognised that a certain degree of alteration is necessary to ensure a successful re-use of the buildings for commercial purposes, particularly given that the former use of the buildings for offices / teaching accommodation does not always readily lend itself to other uses.

Following detailed, ongoing discussions between the architects and officers it is considered that the current scheme, subject to some minor design revisions, achieves an acceptable balance between the need to preserve the character and appearance of this important and unique complex of listed buildings, and commercial considerations. The new build elements of the proposal are of a high quality specification and detailing, using traditional materials and, although the new building is a very modern addition it is considered that the simplicity of the design works well against the grandeur of the adjoining Firth College building and does not attempt to compete with it.

In conclusion it is considered that the scheme will provide a high quality mixed-use scheme, adding to the ongoing regeneration of the city centre. It is part of a wider strategy, which includes projects to enhance the Barkers

32 Pool/City Hall area, the New Retail Quarter and the Heart of the City. Members are therefore recommended to approve the applications, subject to the referral of the Listed Building Application to the Secretary of State and the completion of a Legal Agreement in respect of the Planning Application.

HEADS OF TERMS FOR LEGAL AGREEMENT

The legal agreement will require the developer to contribute £24,108.75 towards the enhancement of public open space within the city centre, on commencement of the development.

33 Case Number 03/03162/LBC

Application Type a Listed Building Consent Application

Location Former Education Department Building Leopold Street Sheffield S1 1RJ

Date Received 05/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent Drivers Jonas (fao. Liz Grigg)

Recommendation Grant Conditionally Subject to clearance by Secretary of State

Subject to:

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

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 The development hereby approved may be carried out on a phased basis subject to a phasing plan being approved in writing by the Local Planning Authority before the development is commenced. Full details and specifications of details relating to any individual phase of development shall be submitted to and approved in writing by the Local Planning Authority before the commencement of that phase of the development. Each phase of the development shall thereafter be carried out in accordance with the approved details.

In the interests of preserving the character of this group of listed buildings.

34 To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

To ensure that access is available for monitoring work and for recording any finds/features revealed.

To ensure that adequate building recording arrangements are in place.

7 Before the development of the individual phases of the scheme is commenced (unless otherwise agreed in writing) full details of the following shall have been submitted to and approved in writing by the Local Planning Authority for that phase: i) sample panel and specifications of all proposed new external wall materials, pointing and structure, ii) new ashlar : 1:20 details and specification of all new and altered areas of ashlar to existing buildings. Sample of the proposed stone as finished to be submitted, iii) extent and specification of stone repair and cleaning; the standard and specification of mortar joints and pointing.

35 8 Before the development of the individual phases of the scheme is commenced, (unless otherwise agreed in writing) full details of the following shall have been submitted to and approved in writing by the Local Planning Authority for that phase: i) materials, details (1:20 minimum) and specifications for roofs, eaves, soffits and canopies, ii) the extent and source of any replacement roof members and slates; the details and specification of any ridge, valleys, eaves and verge treatments.

11 Before the development of the individual phases of the scheme is commenced (unless otherwise agreed in writing), a full schedule and 1:20 details of new windows and rooflights; repair of existing windows; section sizes at 1:1, reveal depths; secondary glazing material and glass specification for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

36 12 Before the development is commenced (unless otherwise agreed in writing), a full method statement for the alteration of the triple arched courtyard wall to form a new entrance into the development shall have been submitted to and approved in writing by the Local Planning Authority.

To ensure that the development protects the architectural and historic character and appearance of the listed buildings.

37 17 Prior to installation, full details of the locations and designs of all new signage and its illumination shall have been submitted to and approved in writing by the Local Planning Authority.

18 Before the residential phase of the development is commenced, full details of the proposed mezzanines in the residential accommodation shall have been submitted to and approved by the Local Planning Authority.

In order to ensure they are not visually intrusive when viewed externally.

19 Before the development is commenced, full details of the proposed alterations to the main Firth College entrance (including doors) shall have been submitted to and approved by the Local Planning Authority.

In order to preserve the character of the Listed Building.

20 Before the hotel development is commenced, full details of the roofplan for the Firth College shall have been submitted to and approved in writing by the Local Planning Authority.

In order to preserve the character of the Listed Building.

21 Before the development of each phase is commenced full details of any proposed new boundary treatments and/or gates for that phase shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of preserving the special character of the listed buildings.

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.BE19 - Development affecting Listed BuildingsThis 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 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

38 Attention is drawn to the following directives:

1. The developer should be aware that The Royal Commission on the Historical Monuments of England must be notified of all proposals to demolish substantial elements of listed buildings (eg - The Firth College Gymnasium) and given access to buildings which it wishes to record before demolition takes place.

Site Location

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a nk 5 PH st B een TCB We Gr ents Education B e ous S H h e 50 Office l t to e Orchard Square E El Sub Sta 0 r 4 s x c

L h E a 52 O n P g 4 e 5 O Mayfield Court L G D a t e S 3 T 7 w

1-58 R a y

4 E

T 3 E

E 3

Clinic 4 E 4 H T 9 R 5 T 1 T S O S L TCB

E L

W 8 Y 4 1

S 4 9 PH T

T 4

t H o

5 9 O E L AN L D L 5 Y AR RCH 1 L O A PH

PH N

7 3 k Par Car 64

Posts to

7 8 5 5 LANE EET T STR WES

Fountain Precinct

4 1

Car P ark

0 6

L M

G DW R Car P ark E E 8 N o 2 t

C O A 0 L 1 R L City Hall V P Y O E 12 R S O L T L 14 A R S N Q E E U E 6 A 1 T F n R Pond E TCB L

OO 6 P 'S ER RK BA For report please refer to reference 03/03161/FUL

39 Case Number 03/03163/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of former Welfare Office building, Firth College gymnasium and other ancillary buildings (including removal of rear toilet extensions and archway between building 4B and 5) Amended plans received 3/2/04)

Location Former Education Department Building Leopold Street Sheffield S1 1RJ

Date Received 05/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent Drivers Jonas (Fao Liz Grigg)

Recommendation Grant Conditionally

Subject to:

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

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 The Welfare Office Building shall not be demolished before a binding contract for the carrying out of works of redevelopment of this part of the site is made and planning permission has been granted for such redevelopment, and evidence of such a contract has been supplied.

To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

3 The Firth College lecture hall / gymnasium shall not be demolished before a binding contract for the carrying out of works of redevelopment of this part of the site is made and planning permission has been granted for such redevelopment, and evidence of such a contract has been supplied.

To ensure that premature demolition does not take place, which would harm the character and appearance of the listed buildings and City Centre Conservation Area.

40 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.BE16 - Development in Conservation AreasThis informative is intended as a summary of the reasons for grant of Conservation Area Consent. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Site Location

9 77.7m 1 S ' El Su 1 R b Sta C 0 O ar W P ark to 1 3 4

Bank

Bank 1

20 18 14 6 2

Steel City Plaza 82.3m CHURCH STREET

Tramway

9 1 1 2

7 W arehouses 1

1 4

5 3

3 4

o TCBs t 0

3 T

E 3 9 RE 4 ST LD BELLS SQUARE FO 83.5m PIN 6 1

28 8 3

0 Bank 30 Bank 1 PH Walsh Court 5

40 6 to 34 BM 85.33m O

Steel City h

0 a

d 2 3

House S

H 9 e

t 2 7 O 85.6m L FB L 4 Y 1

S T 6 R 1 E l E S E u 8 b T 1

S 3 E 3 1 N ta LA 1 ET to P 1

IP 5 TR 7 e n La 2

a nk 5 PH st B een TCB We Gr ents Education B e ous S H h e 50 Office l t to e Orchard Square E El Sub Sta 0 r 4 s x c

L h E a 52 O n P g 4 e 5 O Mayfield Court L G D a t e S 3 T 7 w

1-58 R a y

4 E

T 3 E

E 3

Clinic 4 E 4 H T 9 R 5 T 1 T S O S L TCB

E L

W 8 Y 4 1

S 4 9 PH T

T 4

t H o

5 9 O E L AN L D L 5 Y AR RCH 1 L O A PH

PH N

7 3 k Par Car 64

Posts to

7 8 5 5 LANE EET T STR WES

Fountain Precinct

4 1

Car P ark

0 6

L M

G DW R Car P ark E E 8 N o 2 t

C O A 0 L 1 R L City Hall V P Y O E 12 R S O L T L 14 A R S N Q E E U E 6 A 1 T F n R Pond E TCB L

OO 6 P 'S ER RK BA For report please refer to reference 03/03161/FUL

41 Case Number 03/03239/FUL

Application Type a Full Planning Application

Proposal Alterations to building to form student accommodation and 2 flats and erection of 6 storey building to form office accommodation and student flats

Location 94 Arundel Street Sheffield S1 4RE

Date Received 28/08/2003

Team CITY CENTRE AND EAST

Applicant/Agent Design Team Partnership

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

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

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

2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 Before any development commences full details of the following matters shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the buildings are brought into use;- Design and materials of frameless glazed entrance lobby including manifestation to the glazing- Design of the conservation roof lights- Details of infill to doors and windows to the workshop buildings to the rear of challenge works and to the loading bays within the archway- Paving to the archway and courtyard to be suitable for wheelchair access including ramped entrances to units 7 and 8- Details of the brick bonding and pointing to the new building- Steel balustrade- Section through front and side elevation of the new building showing the reveals to windows, recessed panels and modelling to the stonework at a scale of 1:20 min.

In the interests of the visual amenities of the locality.

42 4 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.

5 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.

6 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: Noise Rating Curve (NR25) (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),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.

7 The offices 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 Noise Rating Curve NR45 inside the offices at all 15 minute periods during office hours.

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

8 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning

43 Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

9 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:a) Be carried out in accordance with an approved method statement,b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

10 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

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

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

12 Notwithstanding the details shown on the plans, the ground floor and store detailing to the new building shall be in natural stone and not reconstituted stone.

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

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business Areas, H16 - Open Space in New Housing Developments, BE16 - Development in Conservation Areas, BE19 - Development affecting Listed Buildings, Cultural Industry Quarter Action Plan and Cultural Industry Quarter Conservation Area Appraisal and GuidelinesThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Attention is drawn to the following directives:

1. The applicant is advised that the control panel to the lift needs to be designed to be suitable for use by disabled people. Details are available on the Council's web site in disabled access design sheet 11.

45 Site Location

Works 4

3 FURNIVAL SQUARE W o rk Arundel s FR 4 O 7 House G G AT T LA N E

6 7

Multistorey 1

1 Car Park 1

2 1 1 W orks E N A L 0 F 2 U L R E to 66.1m N D 4 IV 1 A N L U S R T A R W orks EE T 66.8m

2 2 68 T 6 E 2 E Furnival W orks TR S 4 N 2 W O 84 R 8 B 2

3 PH

2 0 C 9 2 6 ha 8 l le W ng

o e FU

r a R k 2

1 2 N

s S I 1

2 9 T V 1 A RE L D E

U T

K E 4 Car Park

LA 9

NE 1 7

Warehouse 7 Pers istence Works

EY 4 N 9 ID Works S ET RE ST

1 1

M 7 9

A t

T 2 o IL 0 7 DA 1 6 S 1 T 8 RE 1 ET

0 Works 2

1 to 94 Exchange Works Car P ark 2 ok 1 LB ro 1 r B 63.7m r te Po Works Car P ark

E N A L E Works R Y T E 4 E 1 E 1 R T S L E D 8 Car Park 8 N U to R 0 A 8 BM E 6 N 1 A a .1 L t 1 S m M

A b T L Works 0 L u 9 E A S H 0 l E 9 E R T Warehouse S

NE 6 W Y

1 TO E Works N N L D AN I E S s r k o W n o E W orks Works s W orks k r o 6 61.3m 6 4 11 W

5 1

1 4 9 Works Works 6 7 Works to 2 7 LOCATION AND PROPOSAL

The application site comprises of the vacant 3 storey listed grade II Challenge Works including attached outbuildings to the rear, which face onto Arundel Street. There are two other listed buildings close by, 92A a grade II former Masters house that is attached to Challenge works on the north side and No 92, grade II, Little Mesters workshops associated with the house at No 92. The site also includes a small private car park for approximately 14 cars that is accessed from Eyre Lane and which is approximately 3m higher than Challenge Works.

The application proposes the conversion of Challenge Works into flats and student accommodation along with the demolition of a single storey and two storey out building at the rear. A new 6-storey building is to be erected on the site of the car park and the demolished out buildings.

The new building will provide two office studios on the ground floor and 33 student bedrooms with shared kitchen facilities on the upper floors. The building design is fairly traditional with brick elevations and a mono pitched profiled steel sheeted roof with a flat roofed central section. The Eyre Lane elevation is composed of a stone faced ground floor with large office windows facing the street. Above are four floors of residential accommodation faced in

46 brickwork, the brickwork is relieved by introducing brickwork panels which accommodate the window openings. The top floor is set back slightly behind a steel balustrade and faced in an aluminium framed glazing panel system with obscure ceramic panels. The rear elevation is designed in a similar fashion but is a storey lower as the building steps down at the rear. The side elevations are faced in brickwork with a central panel in a contrasting colour, recessed brick panels and the ceramic obscure glazed panels have been introduced to add visual interest. The roofline is broken up by a series of mono-pitched roofs with projecting eaves.

The listed building is to be refurbished to provide accommodation for 8 student bedrooms and 2 flats, the bedrooms of the flats extend into the roof space and two of the rooms are created by converting the single storey outbuildings at the rear. The roof is to be re-covered in natural slate with two roof lights at the rear. Windows will be retained and repaired, secondary glazing will be introduced to meet sound insulation requirements. The timber doors to the arched entrance are to be renovated, as are the staircases and existing fireplaces, which will be retained. A frameless glazed entrance lobby will be introduced into the archway through to the rear yard.

RELEVANT PLANNING HISTORY

Planning Permission (02/01003/FUL) for a 4 storey office building was granted in May 2002 on the site of the Eyre Lane car park.

SUMMARY OF REPRESENTATIONS

Sheffield Conservation Advisory Group commented on the Listed building application in October 2003. The Group felt that there was no objection in principle to the scheme subject to the retention of the internal details and features within the Listed Building.

The Cultural Industries Quarter Agency is not keen on further student housing schemes within the Cultural Industries Quarter. They would like to broaden the residential offer and encourage 3 balanced communities (business, learning and residential). They are concerned about noise from the Gatecrasher nightclub. Open space contributions should be secured for the Cultural Industries Quarter urban trail and Cultural Industries Quarter Square. The development should also respect the Conservation Area status.

PLANNING ASSESSMENT

Policy Issues

In the Unitary Development Plan the site lies in a Fringe Industry and Business Area. Business, general industry and warehousing are the preferred uses. Housing is acceptable where living conditions are satisfactory and it would not hinder industry. In addition it must not prejudice the dominance to industry and business uses in the area.

47 The office element of the scheme is one of the preferred uses. However it is only a small part of the total floor space, approximately 170sqm out of approximately 1600sqm. Other uses are acceptable provided that the preferred industry and business uses do not fall below 50% of the area. In this instance the development will result in a slight reduction in preferred uses over the current situation, but preferred uses will still account for just over 50% of the area. Therefore whilst this proposal is acceptable in policy terms it is worth noting that future applications for none preferred uses in this area are likely to exceed the 50% threshold.

The environment surrounding the site appears to be suitable for residential development in that the area feels fairly secure given the general level of activity around the site. There are other residential uses near the site, namely Exchange Works student accommodation on Arundel Street. The site is in a mixed area comprising of offices, industrial and commercial uses and is close to the city centre amenities. There don’t appear to be any noisy or un- neighbourly industrial uses that would affect living conditions or might lead to conflicts with residential uses. The existing student accommodation and nightclub near to the site means that there will be activity in the evenings, which helps to create a more secure environment. The Gatecrasher nightclub is near the site and the effect of this on residential amenity is considered below.

The site lies in the Cultural Industries Conservation Area. Unitary Development Plan policies seek to ensure that development preserves or enhances the character and appearance of the conservation area (Policy BE16), proposals for listed buildings are expected to preserve the character and appearance of the building (Policy BE19). The proposal should also be assessed against the Conservation Area Guidelines and the Cultural Industries Quarter Action Plan. These documents state that new infill development shall respect the building height and massing of existing development and should incorporate higher quality design and materials. The Action Plan states that generally low-rise 3-5-storey development is preferable. Proposals for listed buildings should be based on the maximum retention of the historic fabric.

Access Issues

There is no car parking proposed to serve the site. This is not considered to be significant concern for a city centre site where car free residential developments are being encouraged. There is no requirement to provide parking to serve office developments in the city centre.

A covered cycle store will be provided in one of the converted outbuildings forming part of Challenge Works.

8 of the 41 student bedrooms will be designed to mobility standard so that they can be adapted for use by disabled people. This is 20% of units, which is below the 25% of units that is encouraged by policy H7. However this is considered to be acceptable given that the policy wording encourages but

48 does not require this provision. It also acknowledges that reduced provision will be acceptable where buildings make it impractical, which is the case with the listed Challenge Works.

Design and Listed Building Issues

Challenge Works is as an important late C19 century metal trades building, it is listed and identified as having a positive impact on the character of the conservation area. It is proposed to refurbish and repair the building by repairing existing windows, re-roofing with natural slate, cleaning the front faēade, repairing stairs and renovating the existing out buildings and timber gates to the arch. The upper floor is already open to the roof and the insertion of a mezzanine floor that retains the existing roof truss along with introducing 2 conservation roof lights on the rear elevation is considered to be acceptable in principle. A frameless glazed entrance lobby is to be introduced into the archway leading to the rear yard in order that residents can use the shared kitchen/dining facilities without going outside.

The majority of the workshop ranges at the rear of the main listed building are being retained. However it is proposed to demolish a 2-storey workshop and single storey workshop at the rear of the site. Based on a building appraisal and archaeological assessment this is considered to be acceptable as the buildings were not part of the original Mottram’s works that occupied the site but extensions erected in the eighteen twenties. They have also been the subject of significant alteration and are in a poor physical condition. Conversion would be likely to result in the complete rebuilding of the workshops. In addition to the above the applicants have made a case that retaining the buildings would affect the viability the development as a whole as it would compromise the new build element on the rear part of the site.

The new building that is proposed on the site of the Eyre Lane car park is 6 stories high. This exceeds the Conservation Area guidelines, which recommend that development should generally not exceed 5 stories. However the 4-storey office scheme granted permission in May 2002 is of a similar height to the proposal. The eaves levels of both schemes are the same although the roof of the current proposal is 1.3m higher. This is because commercial stories are significantly higher than residential stories. The top floor of the current scheme has been set back slightly which will reduce the visual impact of the upper floor slightly. Given that the building is only a storey higher than the adjacent Jennic building and a similar height to the approved office scheme the scale of the development on the Eyre Lane frontage is considered to be acceptable and in keeping with the conservation area.

The rear of the office building adjoins the back of the Challenge Works and No 92A Arundel Street, which is also listed. There are some reservations about the scale of the building as it relates to the listed buildings on Arundel Street and the massing of the side elevations. However following negotiations the applicants have stepped down the rear of the building by a storey and the staircase extension by a further storey. This helps to reduce the impact of the

49 new building on the listed buildings, as it will gradually step down to the listed range. Given these changes the impact of the development on the setting of the listed buildings is considered to be acceptable. This stepping down of the listed building along with the introduction of brick panels and different materials to the side elevations of the building will help to relieve the massing of the side elevations, which will be prominent from Eyre Lane.

The new building is positioned on the back edge of the Eyre Lane footpath so that it respects the traditional building line in the conservation area. The materials are predominantly traditional comprising mainly of brick with stone detailing. The fenestration is designed so that the building has a vertical emphasis and windows reduce in scale on the upper floors, which is a traditional characteristic of development in the conservation area. The larger scale office windows at ground floor level will create an active frontage on the Eyre Lane frontage and add visual interest.

Amenity Issues

The site is approximately 30m from the Gatecrasher nightclub although the two sites are separated by an intervening industrial building. The recently developed student scheme at Exchange Works is closer to the nightclub than the application site. There is considerable noise on Arundel Street in the early hours of the morning caused by taxis and customers entering and leaving the Nightclub. Conditions are therefore proposed which will ensure appropriate noise levels are achieved in habitable rooms. This will require secondary glazing to be fitted to the listed building and acoustic glazing to the building. A scheme for acoustically treated ventilation to all habitable rooms will also need to be submitted. Provided these measures are in place the environment for residents should be satisfactory.

Open Space Issues

Policy H16 sets out guidelines for the provision of open space to serve new housing development. The catchment area of this site is below the minimum guideline for both informal and formal open space. A contribution is therefore required in accordance with the supplementary planning guidance, which will be used to improve open space in the city centre. This will result in a contribution of £6860.

Contributions are also being sought to upgrade footpaths and lighting in the cultural industries quarter where residential accommodation is being introduced, in order to improve the environment for residents. In the conservation area private sector contributions can be matched by Townscape Heritage funding so that more substantial improvements can be achieved. In this case the applicant has agreed to £4800. The applicant has agreed to enter into a planning obligation to cover both the above contributions.

50 Archaeology

The site has a long history of development for metal trades. The part of the site to be developed for the new building was the location of the earliest buildings on the site. Given that this is an important metal trade site and valuable archaeology may be lost during its development it is considered justified to attach a condition requiring further archaeological investigation and recording of the workshops which are to be demolished.

SUMMARY AND RECOMMENDATION

The proposal is considered to be consistent with UDP policy (IB6) in that the office use is the preferred use and the development will not prejudice the dominance of preferred uses in the area. Housing is considered to be acceptable as the local environment is considered to be suitable and the proposal should not prejudice adjoining businesses. Noise attenuation can be introduced to ensure that the internal noise levels are acceptable for living accommodation.

The restoration of the listed building is to be welcomed and it is considered that the submitted scheme will preserve the character of the listed building (BE19). The demolition of the two rear workshops is considered to be acceptable and their retention is not considered to be essential to the character of the listed building.

The scale and design of the new building is considered to be satisfactory. As it replaces an unattractive car park and facilitates the renovation of the listed building it is considered to preserve the character of the conservation area (BE16). It is therefore recommended that planning consent and listed building consent is granted.

HEADS OF TERMS OF LEGAL AGREEMENT

1. £6860 to be used for the improvement of open space in the Cultural Industries Quarter.

2. £4800 to be used for improving footpaths/lighting to Arundel Street/Eyre Lane.

51 Case Number 03/03240/LBC

Application Type a Listed Building Consent Application

Proposal Alterations to form student accommodation and 2 flats, demolition of part of workshop buildings

Location 94 Arundel Street Sheffield S1 4RE

Date Received 28/08/2003

Team CITY CENTRE AND EAST

Applicant/Agent Design Team Partnership

Recommendation Grant Conditionally

Subject to:

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

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

2 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.

3 The workshops shall not be demolished before a binding legal contract for the carrying out of the works to renovate Challenge Works 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 locality.

52 4 Before any development takes place details of the following matters shall be submitted to and approved by the Local Planning Authority;- Bricks and stone cleaning- Repairs to windows- Secondary glazing and internal insultation and wall finishes- Repairs to timber gates to arch- Repairs to workshops- Infills to window and door openings to workshops- Frameless glazing system to entrance lobby- Gutters and downpipes; any replacements to be in cast iron or aluminium- Repairs to brickwork and stone and repointing- Paving to courtyard and court entrance- The location and appearance at all extracts and flues- Repairs to existing stairs, fireplaces, doors- Details of architraves, skirtings and treatment of trap doors and loading doors- The mezzanine floors and spiral staircases- Colours of paint finishes to windows/doors/gates/rainwater goods- Repairs and renovation and/or replacement of rooflights- External lighting/security equipment and other service inlets

In the interests of conserving the historic and architectural interest of the buildings.

5 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

6 The timber truss at second floor level in Challenge Works shall be retained.

In the interests of conserving the architectural and historic character of the building.

7 The timber loading doors to the court access shall be retained.

In the interests of conserving the architectural and historic character of the building.

Attention is drawn to the following justifications:

1. The decision to 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 and BE19 - Development affecting Listed BuildingsThis 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 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

53 Site Location

Works 4

3 FURNIVAL SQUARE W o rk Arundel s FR 4 O 7 House G G AT T LA N E

6 7

Multistorey 1

1 Car Park 1

2 1 1 W orks E N A L 0 F 2 U L R E to 66.1m N D 4 IV 1 A N L U S R T A R W orks EE T 66.8m

2 2 68 T 6 E 2 E Furnival W orks TR S 4 N 2 W O 84 R 8 B 2

3 PH

2 0 C 9 2 6 ha 8 l le W ng

o e FU

r a R k 2

1 2 N

s S I 1

2 9 T V 1 A RE L D E

U T

K E 4 Car Park

LA 9

NE 1 7

Warehouse 7 Pers istence Works

EY 4 N 9 ID Works S ET RE ST

1 1

M 7 9

A t

T 2 o IL 0 7 DA 1 6 S 1 T 8 RE 1 ET

0 Works 2

1 to 94 Exchange Works Car P ark 2 ok 1 LB ro 1 r B 63.7m r te Po Works Car P ark

E N A L E Works R Y T E 4 E 1 E 1 R T S L E D 8 Car Park 8 N U to R 0 A 8 BM E 6 N 1 A a .1 L t 1 S m M

A b T L Works 0 L u 9 E A S H 0 l E 9 E R T Warehouse S

NE 6 W Y

1 TO E Works N N L D AN I E S s r k o W n o E W orks Works s W orks k r o 6 61.3m 6 4 11 W

5 1

1 4 9 Works Works 6 7 Works to 2 7 For report please refer to reference 03/03239/FUL

54 Case Number 03/03280/FUL

Application Type a Full Planning Application

Proposal Erection of 8 storey building comprising of A1, A2 & A3 uses on the ground and mezzanine floors with 51 flats above and 31 basement car parking spaces

Location Land Adjacent To 125 Fitzwilliam Street Sheffield

Date Received 01/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent DLP Consultants Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the site coverage of the proposed development, which would result in the building excessively intruding into the street scene on Fitzwilliam Street, and in the loss of trees which are part of an established landscape feature of the locality,would be contrary to the approved and emerging Supplementary Planning Guidance and Policy BE6 of the Unitary Development Plan.

2 The Local Planning Authority consider that the proposed development by reason of its height, massing and stepping forward of the established building line on Fitzwilliam Street, gives rise to an unsatisfactory building design, contrary to the approved and emerging Supplementary Planning Guidance and Policy BE5 of the Unitary Development Plan.

55 Site Location

8 3 8 PH 8 5 7

7 9 Trinity Works E L 26 D 8 O 2 N 30 3 3 S T Trafalgar Court R 8 E 3 E T 1

1 2 1 2 1

6 Works 3 80.5m El Sub Sta

TCB

2 8 7

F I 1 T 1 Z 9

E 2 G I 3 E L R L e T IA 1 s O 2 2 u t M Warehouse 1 N o o S

C 2 H

L 4 T 5

O R 3 n S E 1 T o E t E R il T A M F A L Works G A R

1 Telephone R 1

o 78.6m E t 1

1 E 1 7 t B Exchange T l o O l 1 W a LB 2 H 5 D n O to N er S g T E R E E T W orks LB

in 0

i 7 n 1 Eldon g W o House r ks h op Works s 76.5m

Eldon

1 4 l House t Posts o 1 Posts

Works o

W orks t

7 1

76.8m

4 TCB

8 1

O 6 7m M 9 . 9 A R 76 S Works am S p M T B R 74.4m E E T

T Salvation Army EE R T Works S Hostel N 26 O 1 T IL M

W Multistorey Car Park O R Works R E r T e l t R e A h 76.2m H S El Sub Sta C

E N A L N O T IL M

LOCATION AND PROPOSAL

The site of the application is currently occupied by a car sales operation which has been established for a number of years. The cars are traded in the open part of the site and a late 19th century, three-storey, metal trades building is used as the administration offices. The site is enclosed by a wire fence on top of a wall. Fronting Fitzwilliam Street is a landscaped strip of grass containing 5 mature trees. There is an established building line on both sides of Fitzwilliam Street where buildings are set back from the back edge of the carriageway. On the application side it is approximately 4.75m and on the opposite side 8m and these distances have been observed by the majority of contemporary developments.

The uses adjoining the site are mixed in character. From Charter Row to Wellington Street are the Salvation Army hostel, a building with retailing and offices and car parks either side, the site of the application at the corner with Milton Street, the Mad Greek Restaurant, an empty industrial unit, Autoglass windscreen depot, a retail unit and the Washington Public House. On the opposite side are Stokes Tiles, two car sales/repairers, a church and some housing. All the existing buildings are relatively low level, the majority being

56 two-storey. The housing is three-storey and leads into the higher 10 storey West One development next to Devonshire Green.

To the east of the site, the character of the area has been changing from one where uses were predominantly industrial and business towards housing, including student accommodation and other uses, such as the Corporation Night Club. The site to the rear, the former Gremlin Works has a permission which rises up to 8 floors next to the higher British Telecom building. On the western side of Fitzwilliam Street, the uses remain mainly industrial and seem unlikely to change in the immediate future. Buildings are generally three storeys and below.

The application as proposed in the amended plans is eight floors at its maximum to the rear corner at Bowden Street and Milton Street. It drops to 5 storeys on part of the Fitzwilliam Street frontage. The complete building is set on a plinth around a basement car park. The design of the elevations is a contemporary one in a combination of modern materials. The building is set forward of the adjoining established buildings to a point approximately 2.5m from the carriageway. The building as proposed will cover the existing trees and grass area and project in front of the existing buildings on the established line.

RELEVANT PLANNING HISTORY

There are no relevant planning applications recorded for the site or previous informal discussion on schemes prior to this application being submitted.

SUMMARY OF REPRESENTATIONS

None received from the public.

The applicants, through their planning and design agents, have submitted documents and letters in support of the application, setting out a case why the application should be granted in its present form and how it complies with the Council’s planning policies for the area.

PLANNING ASSESSMENT

Policy Situation

Such a complex application must be considered from several aspects in policy terms.

In terms of uses of the building, Policy IB7 Development in Business Areas and IB9 Conditions on Development in Business Areas of the Unitary Development Plan sets out what land uses should be permitted.

Policy BE5 Building Design and Siting, BE6 Landscape Design and BE9 Design for Vehicles from the Unitary Development Plan are most relevant in terms of the detailed design of the building and the site on which it is located.

57 The Council’s agreed supplementary planning guidance for the area, The Devonshire Quarter Action Plan, is also a key factor in setting the building in its context. This guidance has already been effective in shaping the developments at West One and at the former Royal Hospital site for example. Whilst only in draft form at the moment the Sheffield Urban Design Compendium offers some guidance also. This guidance has not been formally agreed by Cabinet but has been through public participation.

Land Use

The plans show approximately 450 sq.ms. of floor space divided into two units on the ground floor for use within Class A of the Use Classes Order 1987 as mainstream retailing, professional offices or as a bar/restaurant. Each unit is less than 280 sq.ms. and are small shops in policy terms. The use would not detract from other larger scale retail developments planned for the City Centre and can be seen as providing local services in a part of the city where housing is increasing in numbers.

There is an issue regarding whether or not the ground floor use increases the non-preferred uses in the Unitary Development Plan Policy Area. The site is already not in Business B1 use and the overall effect of the change would make little difference. However, in the area as a whole B1 uses have declined in favour of housing, following the granting of a series of planning permissions and is now less than 50% of the overall policy area. This application does not make that situation any worse.

The housing at upper levels complies with Policy IB7 where the policy applies in the City Centre.

On this basis both land uses comply with policy.

Design and Layout Issues

The elevations of the building indicate a good contemporary design with a variety of modern materials.

The main issues are around the height of the building and its coverage of the site. The site was not identified as a development site in the Devonshire Quarter Action Plan but was indicated as being on the principal road access into the area. The setting back of the buildings and formation of the planting strip was noted as a feature but not a consistent one. The Plan suggests with a “new planting scheme and repaving, this could become a tree lined avenue leading to the Green.” A sketch in the Plan and a master plan accompanying the document indicate a tree-lined boulevard following the line of existing buildings.

Fitzwilliam Street’s more recent buildings have been set back to allow the development of such a feature. Stokes Tiles and the Salvation Army Hostel are located where the highway widens into Charter Row. A new pavement has

58 been set out and trees planted within the footway to complement the existing ones which run up to the development site. This approach has also been adopted on Eyre Street, Charter Row and Arundel Gate. The new housing scheme which replaced the Broomhall Flats, has a substantial amount of planting on its boundary. Policy BE6 indicates landscaping is expected as a part of new developments. Criterion (c) suggests existing features such as mature trees should be incorporated.

Another effect created by the location of the building so close to the carriageway is to create a building stepping out into what is currently a fairly broad view up to Devonshire Green from Charter Row/Moore Street. While this is not a view identified in UDP Policy BE3 Views and Vistas in the City Centre, the area has grown in importance since the Policy was written and the Plan approved. The Urban Design Compendium which is updating design guidance for the City Centre recognises it as the gateway to the Devonshire Quarter. This draft guidance is supporting the proposals in the already approved Supplementary Guidance but is adding to it by recommending the restriction in the heights of buildings in the area to 2-5 storeys. The massing of the building as proposed would be particularly prominent in this view but not particularly out of context if it were set back on the same lines as existing to allow a wider view along Fitzwilliam Street. The siting of the building as proposed, does not therefore comply with Policy BE5, approved supplementary guidance or the emerging one.

Residential Amenity Issues

The design incorporates a central open area within the building which is nearly 10 metres front to back. Whilst the majority of the flats proposed have their habitable rooms facing outward from the building, some lounges and bedrooms on the three lower floors face mainly a blank wall with narrow windows. The windows face south-west and are unlikely to receive any ambient sunlight until late afternoon. About six flats in total are affected. If the building were to be set back this distance would decrease to the point of being totally unsatisfactory. The normal recommended window to window distance is 21 metres and window to wall distance 12 metres for traditional housing and whilst this is not always achievable in the City Centre, the degree of departure from it, is excessive and outlook in the lower flats would be poor.

Highway Issues

Access to the building does not raise any specific highway safety issues. However, it has been recommended that the access to the car park is widened to 5m and a platform of 5m provided off the highway to allow drivers proper vision when leaving. Car parking is not provided for every dwelling and some may be intended the operators of the retail units. The numbers are acceptable for this part of the City Centre.

Access

There is level access or lifts to all parts of the building.

59 Open Space

Under the terms of Policy H16 the developer would be required to provide a contribution towards the provision of open space in the catchment area of the site, due to the provision of open space in the catchment being well below minimum guidelines.

CONCLUSION

The building as proposed fails to meet the existing and emerging supplementary planning guidance for the Devonshire Quarter of the City. The proposal fails to provide on-site landscaping and protect the existing trees which are part of an important view and way into Devonshire Green which is contrary to Policy BE6 of the Unitary Development Plan and emerging supplementary guidance. The building would intrude excessively into this view and would be of an inappropriate mass and scale, contrary to Policy BE5 of the Unitary Development Plan. Refusal of the scheme in its current form is therefore recommended.

60 Case Number 03/03294/FUL

Application Type a Full Planning Application

Proposal Erection of 9 dwellinghouses, garages and associated car parking accommodation

Location Land, Site Of Normanton Springs Hotel, 65 Normanton Spring Road Sheffield

Date Received 04/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent Barratton Design Studio

Recommendation Grant Conditionally Subject to a Unilateral Undertaking and clearance by the Secretary of State

Subject to:

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

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

2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

61 4 An ecological/landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas, shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use. The ecological/landscape management plan shall be carried out as approved.

In the interests of the amenities of the locality.

5 The dwellings 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.

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 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

8 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

In the interests of the amenities of the locality.

10 Before the development is commenced, cross sections demonstrating the relationship between Plot 9, the adjacent shared footpath and the adjacent public footpath, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

62 11 In respect of Plot 9 as identified on drawing no. 03-010-1 RevC, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E 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 maintaining openness to the adjacent public footpath.

12 No fences, walls or other means of enclosure, shall be erected along the western boundary of the site.

In the interests of maintaining openness of the adjacent public footpath.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.GE1 - Development in the Green Belt, GE4 - Development and the Green Belt Environment, H10 - Development in Housing Areas, H14 - Conditions on Development in Housing Areas and CF1 - Provision of Community FacilitiesThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:Assistant Head of HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

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,

63 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.

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LOCATION AND PROPOSAL

The application site is located on the southern side of Normanton Springs Road, opposite its junction with Haxby Street. The site currently consists of the Normanton Springs Hotel Public House, it’s car park, and a small grassed area to the west of the public house. The site slopes away from Normanton Springs Road, with a level difference of approximately 3.5m from the road frontage to the rear of the existing car park. The site measures approximately 1.35 hectares.

64 To the west of the site is a public footpath, beyond which are a number of residential properties and a small retail unit. To the east of the site are two large residential properties set back from Normanton Springs Road. To the south of the site is an area of open grassland, scrub and woodland. The opposite side of Normanton Springs Road contains predominantly residential development, and an area of green space, which has Outline Planning Permission for residential development, and a Reserved Matters application is currently under consideration.

The proposal seeks Full Planning Permission for the erection of 9 dwellings with a garage block for 4 vehicles and 9 further car parking spaces. The development would require the demolition of the existing public house building on the site. The proposed dwellings are located between 11m and 15m from the Normanton Springs Road frontage of the site. The dwellings are laid out as two separate terraces of four and five properties running east west across the site. The terrace occupies almost the full width of the site. A garage block is located on the Normanton Springs Road frontage.

The curtilages of the proposed dwellings extend to approximately half way down the existing extent of pub car park. The remaining area of redundant car park is intended to contain additional woodland planting and open green space to extending to the existing area to the south of the site.

RELEVANT PLANNING HISTORY

A Planning application for the erection of 11 dwellings was submitted in June 2003, and was subsequently withdrawn in July 2003 (Ref-03/00830/FUL).

SUMMARY OF REPRESENTATIONS

72 letters of objection have been received to the proposals from local residents, on the following grounds:- - the demolition of the pub will be detrimental to the community - Normanton Springs is an isolated community which has lost all other amenities, and the pub is the only place locals can meet socially - no other pubs exist within walking distance - traffic on Normanton Springs Road is very busy with traffic travelling at high speed and crossing is hazardous, particularly for school children. Two additional access points will worsen existing conditions - vehicular access to the site is too close to existing road junctions - the development will erode the Green Belt - the development will adversely affect wildlife in the area, including protected species - the position of plot 9 will result in overlooking of Wheel Cottage and affect privacy - a three storey dwelling on plot 9 would overshadow Wheel Cottage

A 182-signature petition has been submitted by the Normanton Springs Action Group, objecting to the proposals on the following grounds:- - the proximity of the site access to existing road junctions

65 - the presence of a bus stop, used by school children on the site frontage - customers do not use the car park to the pub because of traffic danger - traffic exceeds the speed limit on Normanton Springs Road - traffic has increased on Normanton Springs Road following traffic calming measures on other highways - intrusion into the Green Belt - a housing development on the site would add to already overburdened traffic levels on Normanton Spring Road

A 115-signature petition has been submitted, objecting to the proposals on the grounds that the demolition of the pub will remove the last remaining local facility in the area for meetings and social gatherings, and that the development will encroach onto Green Belt land.

The Campaign to Protect Rural England (CPRE) object to the proposal stating that although smaller than the previous application, it would still have a negative impact upon the Green Belt and the Area of Natural History Interest. They also state that:- - the curtilage of all nine properties would intrude over the Green Belt boundary, - Policy GE1 states that the encroachment of urban development into the countryside is not permitted other than in very special circumstances, - The buildings and their curtilages are not in keeping with the Green Belt landscape, nor are they for an appropriate Green Belt use, and - The proposal would contravene Policies GE10, GE11, and GE13 which are designed to protect green corridors.

Burtonwood Brewery PLC have written in support of the proposals stating that in response to local residents comments on the loss of the pub as a community facility, they would wish to point out the following:- - the premises have for some time traded unsuccessfully, - if sufficient local people had made use of the pub in recent years it would have remained financially viable, - they have tried to sell the property as a public house and had no offers, - regardless of the outcome of the application, the pub will have to close.

PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan for Sheffield as being primarily within a Housing Area, though approximately 30% of the site lies within the Green Belt. Policy H10 identifies Housing as a Preferred Use within Housing Areas, however it is also necessary for the proposals to be assessed against criteria set out in Policy H14, which include the need for new developments to be well designed and in scale and character with neighbouring buildings, for them to avoid over development of the site, and to provide safe access to the highway network.

66 The portion of the site that lies within the Green Belt is subject to the requirements of Policies GE1 which states that development will not be permitted, except in very special circumstances, where it would lead to unrestricted growth of the built up area, contribute towards the merging of settlements, lead to encroachment of urban development into the countryside, or compromise urban regeneration. This policy reflects the basic principles of Government advice on Green Belt development contained in PPG2.

In addition, the development as a whole is subject to consideration of Policy GE4, which seeks to ensure that the scale and character of any development that is permitted in the Green Belt, or would be conspicuous from it is be in keeping with the area and conserves and enhances the landscape and natural environment.

These matters are considered in further sections of the report.

Planning Policy Guidance 3 – ‘Housing’ (PPG3) encourages the development of new housing on previously developed sites, in preference to the development of greenfield sites, and the development of sites that are in sustainable locations, close to existing facilities and that are accessible by a choice of modes of transport.

Green Belt Issues

The development of land within the Green Belt for housing purposes is contrary to the provisions of the Development Plan and section 54A of the Town and Country Planning Act 1990 requires that where the Development Plan contains relevant policies and applications do not accord with those policies, they should not be allowed unless material considerations justify the grant of planning permission. The proposal is considered to represent a Departure from the provisions of the UDP and has been advertised as such. It will be necessary therefore to refer the application to the Secretary of State if approval is to be recommended.

In considering the impact of the proposals upon the Green Belt it is necessary to acknowledge the present condition of the land. The Green Belt boundary currently cuts across the car park to the public house, and a considerable area of open, unattractive surfaced car park lies within the Green Belt.

The proposal would involve the majority of rear gardens to the dwellings being within the Green Belt, occupying approximately 50% of the car park area. The remaining 50% is proposed by the applicant to be planted in accordance with a scheme to be submitted for approval, and to be maintained by the applicant for a minimum period of five years.

The inclusion of the car park, which has existed on the site since at least the mid 1980’s, within the Green Belt is something of an anomaly. The Green Belt boundary at this point does not follow a logical line, and the car park is an unattractive feature within it.

67 The development as proposed would enable a long-term improvement in the appearance of the Green Belt at this point, by removing the unattractive parking areas, and replacing with appropriate planting. The garden areas would ultimately be reasonably well screened from view from the Green Belt area, and the planting would also assist in softening views of the rear elevation of the dwellings.

The dwellings will be conspicuous from the Green Belt but their design is considered to be appropriate in scale and appearance to other buildings in the area, and they would not be significantly more conspicuous than the existing public house building and its car park. The garden areas would not be conspicuous from the Green Belt and the appearance of this particular section would be enhanced by the planting.

In this context, it is considered that the measures proposed represent circumstances which would allow a Departure from the provisions of the Development Plan to be justified.

Site Layout/Design

The site layout is reflective of the pattern of development along the southern side of Normanton Springs Road, in that properties are generally set back from the highway with a perimeter wall detail to the site frontage. The design of the dwellings provides some variation through the terraces, due to varied ridge heights to the dwellings, achieved by use of dormer windows on selected properties.

The properties are three storeys high, but due to the position of the properties, and the change in ground levels on the site, this is considered to be appropriate in design terms. The garage block has elements of visual interest and is designed as part of the boundary treatment to the site. In this context the proposals are considered to be acceptable in design terms and meet the aims of Policy H14 of the UDP in this respect.

Highways and Transportation

The site currently has two access/exit points to Normanton Springs Road, which serve the public house car park. The proposal also incorporates two access/exit points in similar locations to those that exist at present. The access details proposed are designed to an appropriate width standard, with the required visibility achieved.

Car parking provision within the development is at a ratio of two spaces per dwelling. This is in excess of the recommended parking levels of 1.5 spaces per dwelling contained within PPG3 ‘Housing’, but in line with the UDP guidelines that state that a maximum of 2 spaces per dwelling should be provided. In this case it is considered that the parking levels are not excessive, and it is important to ensure adequate provision is made to avoid vehicles being parked on Normanton Spring Road, in the interests of highway safety.

68 It is acknowledged that Normanton Springs Road is a relatively busy road and concerns have been raised in representations, about the safety of access to the site. However, the access points meet the relevant guidelines and the traffic generation from the nine dwellings proposed is likely to be lower than that generated by the public house.

The site is accessible by alternative modes of transport, with bus services operating on Normanton Springs Road, and a bus stop located on the site frontage.

It is therefore considered that the proposals are acceptable in highway safety terms and meet the requirements of Policy H14.

Amenity for Future Residents

The proposals incorporate suitable levels of external amenity space and the properties will have an attractive outlook to Green Belt land at the rear of the site. A Noise report submitted in respect of the previously withdrawn application has formed the basis for assessment of the impact of traffic noise on the future occupiers of the properties.

Planning Policy Guidance 24 - ‘Planning and Noise’ establishes Noise Exposure Categories for considering the impact of traffic noise upon residential developments. The categories (A – D) are used as a guide to identify the suitability of a site for residential development and to determine the need or otherwise for sound attenuation measures. The report identified that large parts of the site fall within Category C, where PPG24 advises that Planning Permission should not normally be granted, but where it is considered that permission should be given, conditions should be imposed to ensure a commensurate level of protection against noise.

In this instance, the development has been designed in a manner that will minimise noise impact, with in particular, the location of the dwellings on the site, and the use of the perimeter wall, the change in levels, and the garage block as mitigating measures, and in these circumstances the proposals are now considered acceptable in terms of noise impact.

Amenity of Existing Residents

The proposed development will not adversely affect the amenities of neighbouring residents. The dwellings to the east of the site are well screened by existing hedges and close boarded fencing. High level windows overlook the site, though these are in excess of 20m from the site boundary.

To the west of the site the existing properties have south facing windows which will prevent the properties being overlooked or suffering from the new dwellings creating an overbearing feature close to the boundary of the site.

69 The replacement of the public house use with dwellings has the potential to improve amenity for neighbouring residents by removal of the car park area and its associated comings and goings, some of which will occur late at night.

Demolition of Public House

The demolition of the public house raises issues both in terms of its impact upon the street scene, and the loss of the facility to the local community.

The building is a traditional stone fronted building typical of many local public houses throughout the city, and the building does make a contribution to the appearance and character of the area, though it is unlisted and has no statutory protection. In discussions with the applicant, officers have requested that consideration is given to the retention of the building and its incorporation into the development. The applicant has stated that this would not be commercially viable proposition.

The UDP does not include public houses in its definition of Community Facilities, although such premises can encourage social contact and community development, which is one of the aims of Policy CF1. The building is one of the few facilities in the immediate vicinity of the site. Other facilities exist, including public houses further a field, and the applicant has submitted supporting information demonstrating that there are three other public houses within 1km of the site and a further six public houses within 1.5km of the site.

Given the presence of other such facilities, albeit some distance from the site, the viability case put forward on behalf of the applicant, the absence of a Policy framework to prevent the loss of the pub use, and that the building itself has no statutory protection, it is considered that there are no reasonable Planning grounds for resisting this element of the proposals.

Open Space Provision

Policy H16 of the UDP requires an assessment to be undertaken of public open space within the vicinity of the site, and where appropriate, to seek a contribution towards the enhancement of such open space. An assessment has been undertaken which concludes that existing recreation space is in need of enhancement, and in line with the requirements of Policy H16, the applicant has provided a Unilateral Undertaking, securing a financial contribution of £8,280 towards this.

SUMMARY AND RECOMMENDATION

In summary, the proposed development represents residential development of a previously developed site, in a location that is accessible by a choice of modes of transport. The site is identified as a Housing Area and within the Green Belt, by the UDP.

The proposals are acceptable in highway safety terms, and raise no significant issues in respect of their impact upon neighbouring residents. The

70 design of the dwellings is considered acceptable in terms of its impact upon visual amenity. The applicant has provided a Unilateral Undertaking to secure a contribution of £8,280 towards the enhancement of open space within the vicinity of the site.

The most significant issues are the impact on the character and function of the Green Belt, and the loss of the public house on the site. It is considered that the proposals represent an improvement in the overall appearance and character of the Green Belt by replacement of an unattractive car park area with a planted strip, and that in these circumstances a Departure from the provisions of the UDP can be justified.

The public house is an unlisted building, and the applicant has stated that its continued use is not viable in the long term. Public Houses are not protected by UDP Policy relating to Community Facilities, and given that several other public houses exist within 1 to 1.5 kilometres of the site, it is considered that it would be unreasonable to refuse Planning permission on this basis.

It is therefore recommended that Planning Permission is granted, subject to no adverse direction following referral to the Secretary of State.

71 Case Number 03/03867/FUL

Application Type a Full Planning Application

Proposal Alteration and extension to form ground floor office and 48 flats (as amended 29.01.2003, 19.02.2004 23.02.2004 and 25.02.2004)

Location Bents Green House 40-50 West Street Sheffield

Date Received 16/10/2003

Team CITY CENTRE AND EAST

Applicant/Agent Turner Investments Limited

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

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

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

2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

3 Before the development is commenced, a sample of the proposed cladding panels to the (a) slab edges, (b) areas above and below the main windows and (c) roof extension 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 building shall be clad in a Technal MC curtain walling system by Technal Ltd., 2-4 Hudswell Road, Hunslet, Leeds, LS10 1AG.

In the interests of the visual amenities of the locality.

5 Notwithstanding the drawings hereby approved and before the development is commenced, further details of the facings to the

72 basement walls below ground floor slab level shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

6 Notwithstanding the drawings hereby approved and before the development is commenced, a revised scheme of access to the building for people with disabilities shall have been submitted to and approved by the Local Planning Authority and the development shall not be occupied until such revised scheme of disabled access has been provided and thereafter retained.

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

7 The following Mobility Housing features shall be provided to the minimum sizes set out below for at least 25% of the residential flats:(a) 1500 mm min manoeuvring space in lift lobbies,(b) 1200 mm min wide corridors with 300 mm wide panels at the side of the corridor doors,(c) double doors to be 1600 mm wide set within an 1800 mm wide structural opening,(d) single doors to be 800 mm wide set within a 900 mm wide structural opening,(e) 1500 mm wheelchair turning circle in bathrooms.

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

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

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

9 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

73 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,(b) Demonstrate that the specified noise levels have been achieved.In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

11 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.

12 The building shall only be serviced by delivery and other similar vehicles from Holly Street.

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 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.

14 Before the development is commenced, full details of suitable and sufficient motorcycle 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 motorcycle parking has been provided in accordance with the approved plans and, thereafter, such motorcycle parking accommodation shall be retained.

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

15 Before the building is occupied, the disabled parking space shown on the drawings shall be provided and thereafter retained.

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

16 Before the development is commenced, details of a scheme of public art forming part of the development shall have been submitted to and approved by the Local Planning Authority, and the building shall not be occupied unless such public art has been provided as approved and thereafter retained.

In order to enhance the built environment of the city in accordance with Policy BE12 of the adopted Unitary Development Plan for Sheffield.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business Areas, IB9 - Conditions on Development in Industry and Business Areas, BE5 - Building Design and Siting, BE12 - Public Art, BE16 - Development in Conservation Areas, BE19 - Development affecting Listed Buildings, H2 - Locations for Housing Development, H7 - Mobility Housing and H12 - Housing Development in the City CentreThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. The 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 A Rylands on Sheffield 2734197.

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

75 out this process at an early stage may result in statutory undertakers refusing to connect services.

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

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.

5. 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.

6. You are advised that residential occupiers of the building should be informed in writing prior to occupation that: (a) Limited car parking provision is available on site for occupiers of the building (b) Residents' car parking permits will not be provided by the Council for any person living in the building

76 Site Location

1 3 0 8 Car P ark to to 1 4 4 2 Bank B Works A I L 2 E 8 Y to 20 S 3 T 2 R E E Steel City Plaza 82.3m T

GPO Tramway

W arehouses

Garages 4

5 3 3 4

o T CBs t

2 0

0 3 T

7 E 3 9 E 4 to R ST 2 LD 6 BELLS SQUARE FO 83.5m PIN 6 1

s 28 8 rk 3 o 0 W 30 Bank 1 r 5 rte Walsh Cour t ho S 6

40 se 5 to ou 34 h O re BM 85.33m a r W c Steel City h

0 a

2 r

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3 e ee TCB 5 W Gr 80 nts Education Be e ous S H h e 50 Office tl to e Orchard Square 0 r 86.6m El SubSt a 4 s L E 52 O 4 P 5 O Mayfield Court L D

S 3 T 7

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T L S TCB E L

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B PH A L M

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3 O 6 P R'S KE AR 2 B 3

LOCATION AND PROPOSAL

This vacant 1960’s building, formerly a social security office, occupies a prominent site at the corner of West Street and Holly Street. It is 6 storeys high with pedestrian access from West Street, and a basement car park accessed off Holly Street. The land falls around the site, presenting a blank basement wall at footway level.

The revised proposal is to refurbish the ground floor office, to convert the upper floors to flats, and to add an extra floor of flats set back behind a roof terrace.

HISTORY

Planning permission was granted on 19 August 2003 for an additional floor, access ramp and overcladding of the office block (Reference 03/01899/FUL).

REPRESENTATIONS

2 Objections received: (1) Residential use will be noise sensitive next to existing late bar, (2) Could prejudice leisure-based regeneration of locality, (3) Could prejudice licence renewal of existing late bar, (4) Residential windows

77 will be within 21 metres of potential residential redevelopment of adjoining site at Anglo Works, (5) Proposal could sterilise development potential of Anglo Works.

Sheffield One: (1) Welcome investment in City Centre, (2) Building needs serious investment to improve this part of West Street, (3) No great concern over loss of office space, as much else on the market of this type and age, (4) Some of building may not lend itself to office refurbishment, as users now require better reception, computer wiring, raised floors etc, (5) Some residential conversion therefore sensible, (6) Sensitive corner site close to listed buildings, and needs very high standard of elevational treatment, (7) Support the proposal in principle.

PLANNING ASSESSMENT

Policy

The sites lies within a Fringe Industry and Business Area in the Unitary Development Plan and Policy IB6 lists Business Use (Class B1) as preferred and Housing (Class C3) as acceptable. Policy IB9 requires that (a) the dominance of industry and business in the area should not be prejudiced, (b) residents should not suffer from unacceptable living conditions, and (c) buildings should be well designed and appropriate to the site.

The site lies within the City Centre Conservation Area. Close by are listed buildings at Anglo Works on Trippet Lane, Steel City House and the former Education Offices on West Street, and the City Hall at the south end of Holly Street.

Policy BE16 requires development in Conservation Areas to preserve or enhance their character and appearance. Policy BE19 requires development affecting the setting of listed buildings to preserve their character and enhance their character and appearance.

Policy BE5 expects good design and good quality materials on all refurbished buildings. Extensions should respect the scale, form, detail and materials of the original building, and special architectural treatment should be given to corner sites.

Policy BE12 encourages public art readily seen by the public as an integral part of the design of major developments.

Policy H2 identifies the City Centre as a main location for Housing. Policy H12 promotes housing in the City Centre where it would (a) strengthen existing housing communities, and (b) create new sustainable communities in areas not suffering from unacceptable living conditions including air pollution, noise, other nuisance or risk to health and safety.

The site does not lie within the City Centre Housing Priority Zone.

78 Policy H7 requires 25% of flats to be Mobility Housing.

Negotiations

Strong reservations were expressed about the scheme initially proposed, which had two extra storeys on the roof, and elevational treatment out of keeping with the original building, and detracting from the historic setting. The disabled access from the street and the basement car park were unsatisfactory, as was the possible impact upon Anglo Works.

Land Use

The upper floors have floor slabs spaced at 3 metres centres, the ceiling heights being somewhat less after deduction of the thickness of the slabs. This gives insufficient room for modern office requirements. Only the ground floor with 3.5 metres is suitable for today’s office use. In addition the upper floors have a pleasant outlook to the nearby listed buildings, and from the upper floors to the hills beyond the city centre. The building would make an attractive flat conversion.

Provided that some office space is retained as proposed the scheme is considered to meet policy requirements.

Height of Building

The revised scheme has only one extra storey instead of two, this being in keeping with the scale of the existing building. A section has been provided through the site from West Street to Trippet Lane. This confirms that adequate daylight will still reach the rear first floor flats over the top of appropriate development likely on the Anglo Works site. The residential use is unlikely to compromise the restoration of Anglo Works.

Design and Materials

The initial drawings contained limited information, but suggested that the overcladding of the floor slabs and provision of balconies would obscure what modelling and character the building does have.

This is not the best of 1960’s buildings, but its best feature is the fine texture of the glazing bars set between the expressed floor slabs. The revised scheme proposes a more advanced cladding system than initially proposed, allowing the slab edges to be clad in contrasting material and edged in projecting fins that defines them as a feature.

The aluminium frames have been rearranged in a more relaxed pattern typical of the building giving a degree of relief to an otherwise smooth finish, with the ground floor glazing lining up with the windows above. This is considered a big improvement. Above and below the windows the finish will be in opaque glazed panels, with a coloured panel to the slab edges. Final details of colour are reserved by condition.

79 Balconies have been deleted in favour of glazed balcony panels almost flush with the main cladding. This provides residents with a pleasant amenity, without unsuitable projections on the face of the building. The glazed panels are now positioned to expose the cladding to the slab edges beneath.

The ground floor windows will be in tinted frameless glazing, allowing visibility through for the first time, and creating a new active frontage. This is welcome. However, the treatment of the basement wall, especially to Holly Street needs further work and is reserved by condition.

The new top floor is faced in a cladding system to the front, and insulated panels to the rear. Details are required.

Mobility Housing

Bathrooms with 1500 mm wheelchair turning circles are provided in 15 of the 48 flats (31%). Corridor widths are generous at 1.8 metres, as are the landings (2.3 x 2.3 metres) outside the new internal lift. This complies with policy.

Access for People with Disabilities

A ramp is not practically feasible in spite of the previous approval, owing to the ground floor being 1.5 metres above footway level at the lowest point. A short rise lift should be positioned close to the main steps, and this is required by condition.

In the revised scheme the new lift now extends down to the basement where there is a disabled parking space. This is acceptable.

Noise

No noise survey accompanies the application. This is required by condition, along with acoustic glazing, alternative ducted ventilation and a Validation Test.

Highways

Ten parking spaces are shown in the basement, giving an 80% car free element. Adequate motorcycle and cycle parking is proposed.

Public Art

To follow.

Open Space

A financial contribution of £23,535 is provided by Planning Obligation towards the provision of open space in the locality of the site.

80 RESPONSE TO REPRESENTATIONS

Objections (1) to (3): Acoustic glazing and alternative ducted ventilation should provide sufficient attenuation to permit opening of late venues in this area until 0030 hours, in line with current practice; (4) A window-to-window distance of about 21 metres from new development at Anglo Works is achievable, (5) See above.

CONCLUSION

The revised proposal will provide an attractive re-use of this run-down building, assisting the regeneration of this part of the city centre. No adverse impact is likely on neighbouring sites or the character of nearby listed buildings. The high quality cladding system now proposed reflects important aspects of the character of the existing building, whilst bringing the building up to date.

81 Case Number 03/04161/FUL

Application Type a Full Planning Application

Proposal Erection of 4 dwellinghouses

Location Land At Rock Mount Road And Site Of 27-39 Merton Lane Sheffield

Date Received 06/11/2003

Team CITY CENTRE AND EAST

Applicant/Agent Gary Greetham Associates

Recommendation Grant Conditionally

Subject to:

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

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

2 The dwellinghouses 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 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, as amended, (or any order revoking or re-enacting that order), the driveway under the proposed canopy shall not at any time be enclosed.

To enable a vehicle to park in front of the without infringing upon the public highway, in the interests of the safety of road users.

4 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

82 5 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the dwellinghouses shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of 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 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.H10 - Development in Housing Areas, H14 - Conditions on Development in Housing Areas and BE5 - Building Siting and DesignThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Attention is drawn to the following directives:

2. The applicant is advised that some buildings in the vicinity of the application site are adversely affected by the migration of methane gas from a former landfill site. It is not possible to predict accurately where the methane gas may be emitted. You are therefore advised to take

83 precautionary measures to exclude gas from the building. Detailed advice can be obtained from the Building Standards Department of the Directorate of Environmental Services and Standards.

Site Location

7 Gardens 1

8 T

1 7 22 5 EE

2 TR 7 CHAPMAN S

28 Gym

8 5 5 M E 8 1 R T

l O

oo N

h R 3

c 1

9 S 5

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in 1 n A 1 i 1

Tra D

6 5

1 E 3 6 IS R 7 N O T R E 3 M 8 1 0

t o

1 1 2 6 1 1 to 5

3 2

2 5 D A sh Tree Court OA T R

N 3 1

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1 RO 5 E 1

1 N 6 2 A L N J O A T

R R

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5 I 2 M 1 N

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1 R 1 E C E C T L E 6 ( S L S 4 4 T

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22 2 as's hom St T rch 4 hu 5 N C E

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.7 D 2 R 7 42 7 JA 6 M

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6 8

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I C H 102 OAD S LL R T A

4 XH R U E VA E l E S

T u b

S t a INTRODUCTION

This site, which was formerly occupied by houses, meets the definition of previously developed land, set out in Annex C of the Government’s Planning Policy Guidance Note 3. It has been the subject of three Regulation 3 applications for residential development, the most recent granted 17th September 2001 and therefore still extant. The application has been amended following clarification of the site boundaries. A piece of land adjoining Rock Mount Road is retained in City Council ownership. This land would be required if the road was widened in the future.

LOCATION

The land is a sloping site falling front to rear by three or four metres and across by four or five metres overall. A particularly steep part adjoining an unmade section of Rock Mount Road is to remain undeveloped. There is an approximate 2m retaining wall to the rear which appears to have previously been a stone building, a window and door still being visible. The land at a

84 higher level is Newman Close, a 1950s housing development. Land next to 7 Newman Close is higher and contains trees and garages. Adjoining the site on Merton Lane and Rock Mount Road is other contemporary Housing. There are mature trees around the site but they are on adjoining land to the west.

PROPOSAL

Four split level houses in a terrace are proposed with garages under and two of the three bedrooms in the roof space. The development falls down the site east to west, in steps with each dwelling. The houses are set two and three metres from the back edge of the footway and consequently the garages are set back within them to allow vehicles to be parked outside without overhanging the highway. The rear lounges are at ground level facing the retaining wall. The houses at the ends have side as well as rear gardens. The upper levels correspond to the ground level at Newman Close. The new houses are higher than the existing ones opposite being separated by about 20m. The side wall of the nearest house on Newman Close is higher and over 22m away.

SUMMARY OF REPRESENTATIONS

Councillor Peter Price has written to object on behalf of the Brightside/Shiregreen Area Panel. The land is one of a few remaining green spaces In Wincobank. Small pockets of land help in creating a green corridor between the industry and the housing. They improve peoples quality of life.

PLANNING ASSESSMENT

Policy Issues

The site is located in a Housing Policy Area. In Policy H10 Development in Housing Areas, housing is the preferred use. Policy H14 governs the conditions on housing development in such areas.

The issue of whether or not the site was previously developed land as set out in (Planning Policy Guidance 3) was explored when the last outline planning application, 9A/0955P, was submitted. The site was not considered as greenfield because it did not fall into any of the specified categories mentioned in the definition. To not allow development of such a site might also conflict with the aims of the Guidance to concentrate additional housing in the urban area.

Highway Issues

The development is acceptable subject to visibility splays being provided and drive gradients being 1:12. This similar to the advice given on the outline.

Design Issues

85 The houses proposed are a contemporary design. Three are similar and the fourth is wider to account for the decrease in depth of the plot. The rear of each plot has the appropriate separation from the dwelling at 10 Newman Close. Plot 4 which is nearer to the rear boundary faces the head of the cul de sac. In each case the land is about 2m higher than the levels at the rear of the gardens. The break in the wall and roof lines and the garage and front doors set back within the building, add interest to what might otherwise be a fairly uniform appearance. The proposals comply with the relevant criteria of Policy BE5 Building Design and Siting. Materials are not specified on the plan and are the subject of a condition.

Residential Amenity

The development should have little or no impact on the nearest dwellings at 7 and 10 Newman Close, 25 Merton Lane or on Rock Mount Road. The major impact will be on houses opposite on Merton Lane which are lower by approximately one metre from the highway although the land falls east to west in a similar way to the application site. On average this difference varies between about one to two metres from the lower floors of the houses. The degree of separation is acceptable wall to wall and dormer windows are set back further by another two metres. The breaking up of the building as it falls down the site will lessen the impact. The front first floor and roof level rooms are also nearly all bedrooms or a bathroom. All lounges face the rear gardens.

Open Space Issues

The application proposes fewer than 5 dwellings. No contribution to open space provision is therefore required under the terms of Policy H16 Open Space in New Housing Developments.

The grass bank adjoining Rock Mount Road is shown as unenclosed and this is outside the site. The land is owned by the City Council and would be required to improve this section of highway.

RESPONSE TO REPRESENTATIONS

When the outline application was submitted, the value of the land as informal open space was considered in the Report to the Area Board. It was concluded that it made no significant contribution to the visual amenities of the area. It was untidy at the time and due to its small size, and gradients was not considered to be an attractive place. Permission was granted even though it was acknowledged the area is deficient in informal open space. The policy situation has not changed since that time.

CONCLUSION

The site is shown as housing on the Unitary Development Plan. Its function as incidental open space is limited because of its size and lack of links to other spaces. The four houses can be put on the site without overdevelopment and

86 excessive intrusion into the outlook of existing residents as the acceptable separation distances can be maintained. As such the development meets the criteria set out in Policies H10, H14 and BE5 of the Unitary Development Plan

87 Case Number 03/04442/FUL

Application Type a Full Planning Application

Proposal Erection of distribution warehouse (Use Class B8 only) with associated car parking spaces and landscaping

Location Land At Shepcote Business Park, Europa Drive Sheffield

Date Received 01/12/2003

Team CITY CENTRE AND EAST

Applicant/Agent Stephen George & Partners

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

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

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

2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

In the interests of the amenities of the locality.

88 4 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

5 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 building 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.

6 The parking layout is not approved. Before development commences details shall be submitted to and approved in writing by the Local Planning Authority which shall include the removal of parking bays on the south eastern and highway frontage boundary. The development shall not be used unless the approved details have been implemented unless otherwise authorised in writing by the Local Planning Authority.

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

7 Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987, the approved car parking provision shall only be used in conjunction with the building as a wholesale distribution warehouse. The prior approval of the Local Planning Authority will be requested for any change within Class B8.

To control car parking provision within the approved or permitted development uses.

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

89 To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

10 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.

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

To prevent pollution of the Water Environment.

12 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 by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

13 The details of the entrance porch are not approved. Before the development commences details of the porch which shall include a level threshold and high visibility markings on any glass doors or side panels proposed, shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such approved details have been implemented.

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

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

90 Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

2. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:Assistant Head of HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

3. 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.

4. The applicant is advised that the proposed development requires a flood risk assessment to ensure that the development does not create

91 an increased risk of flooding due to the additional surface water run off generated.

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.

Site Location

4 7.9m

Tank

W orks

50.6m

S heffield A ir port Business P ark

E URO W orks PA D RIV E L( W ork s

EU RO PA D R W orks I VE

El S ubSt a

Wo rks

E V I R D

A P O R U E

Th e Brearl ey Ce ntre

S heffield A ir port Business P ark

W B

E U R OP A L I N K

LOCATION AND PROPOSAL

The site consists of cleared land, formerly part of Tinsley Park steelworks accessed off Europa Way. Land is relatively flat with a slight fall towards the east. To the west and north are industrial/commercial units including a distribution depot to the west. Buildings forming part of Avesta Steel are situated on the southern boundary and there is further cleared undeveloped land to the east.

The site is part of the Tinsley Park Development Site which has a design brief for a larger area of land. The area which is the subject of this application is indicated as General Industry (Use Class B2) and Warehousing (Use Class

92 B8). In the Unitary Development Plan the site falls within a General Industry Area.

It is proposed to erect a wholesale distribution warehouse (6735.5 sq.m.) and ancillary office (464.5 sq.m.) – total floor area 7200 sq.m. The building will have two ridges with shallow slopes. The longest, to the west extends over a ‘goods-in’ bay. Cladding will be profile metal sheeting with a brick plinth and grey panels contrasted by different profiles. The building entrance will be to the south east corner projecting from the main building, and predominantly glazed.

The building will be set close to the highway but separated by landscaping. Access off the highway to main parking areas is to the south east of the building, spaces are provided for customers which are adjacent to a loading area with canopy over on the south east elevation of the main building. A ‘goods-in’ delivery area is located off the highway to the north west elevation.

SUMMARY OF REPRESENTATION

Comments have been received from the East End Quality of Life Initiative raising concerns about the number of parking spaces provided and whether a ‘green roof’ could be considered.

RELEVANT SITE HISTORY

As stated above the site has been subject to a Development Framework within the Tinsley Park redevelopment area.

PLANNING ASSESSMENT

Policy Issues

As the site falls within a General Industry Policy Area in the Unitary Development Plan, Policy IB5 – Development in General Industry Areas – refers. In such areas warehouses (Use Class B8) are acceptable. Such a use as wholesale distribution falls within this use class. Thus subject to there being no general retail element in the operation the use is acceptable in principle,

Design Issues

As originally submitted the proposal included brightly coloured panels in signal red, incorporating the operating company’s corporate colours. This was not considered acceptable as more subdued colours were required in the Development Framework. The applicant has agreed to changes and draft elevations have now been submitted illustrating a mixture of greys. The profiling of the sheeting will be orientated in the same elevation. Large signs are also included in the elevations, however signage is not part of this application and is subject to separate advertisement consent and the

93 applicant will be advised accordingly. Such advice will make reference to any signage being in scale with and complementing the building.

Details of the entrance porch are also to be amended with a lighter structure. To be conditioned.

The building has been relocated from its original position set back 19 metres from the highway with parking and an accessway located in the frontage. It is preferable to remove parking areas from this elevation to improve the setting of the building on the street scene and the relocation reflects this with only a landscape strip between the building and highway. Thus in principle, the appearance and location is considered acceptable subject to amended details of the entrance porch and colour of materials being submitted.

Highway Issues

Servicing details are considered acceptable and do not conflict with customers to the wholesale unit.

As submitted the car parking provision is considered excessive bearing in mind the proposed use for wholesale purposes. A suitable level of car parking is to be agreed and it is anticipated such revised details can be reported to the Board.

A unilateral obligation should also be entered into to contribute an agreed amount to the continued provision of the A1 bus service along Europa Link, plus further works may be required for the provision of new shelters. The amount of the contribution is being negotiated and the final figure will be reported to the board.

Flood Risk

The Environment Agency have required a flood risk assessment as they consider the proposal may increase the flood risks to people and property both on the site and in the surrounding area. Although the site does not lie directly within the floodplain, due to the size and nature of the development there could be an increased risk of flooding, due to the additional surface water run-off generated. Bearing in mind development has already taken place on adjacent sites, i.e. Turners and Vodaphone with retention of water and controlled discharge, it is anticipated that similar conditions can be included for this site. Final details will be reported to the Area Board.

Air Quality

The final air quality assessment is being completed and will be reported to Area Board. It is anticipated that there will be no in principle problem with air quality in this instance.

94 SUMMARY AND RECOMMENDATION

In principle a wholesale distribution warehouse is acceptable in the proposed location as it concurs with Policy IB5 of the Unitary Development Plan and the Tinsley Park Development Framework. The design and location of the building, as amended, are also acceptable in principle, being more in character with surrounding developments. Final details of materials are to be conditioned. Use of the building must retain wholesale only with no retail element and the use is prescribed in the development description. Approval is recommended subject to the outstanding details being submitted and to the signing of a legal agreement.

HEADS OF TERMS

A contribution to the continued provision of the A1 bus service and to bus shelter provision.

95 Case Number 03/04475/FUL

Application Type a Full Planning Application

Proposal Erection of 2 dwellinghouses with integral garages (as amended by plans dated 21.01.2004 and 19.02.2004)

Location Land To The Rear Of 74 Fox Lane And Kildonan Grove Sheffield

Date Received 02/12/2003

Team CITY CENTRE AND EAST

Applicant/Agent Self Architects

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

Subject to:

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

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

2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

96 4 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the development and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

5 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges on the boundary of the site with No.78 Fox Lane, the western boundary of plot 8, and trees to be retained on the boundary with No.76 Fox Lane within and/or adjoining the site of the development during development of the site, shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

6 Any construction work adjacent to and under the canopies of trees for plot 8 shall be hand dug unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

7 Building operations shall not commence until details of the surface water and sewage disposal proposals serving the site have been submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

9 The gradient of the extended highway from Kildonan Grove shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

In the interests of traffic safety.

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

97 the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

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

Until full particulars of the development are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

12 Details of the berm and footway details on the eastern side of the access road off Kildonan Grove are not approved. Before the development is commenced, such details shall have been submitted to and approved by the Local Planning Authority.

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

13 Before the development is commenced, structural details and calculations relating to the retaining wall shall have been submitted to and approved by the Local Planning Authority.

In the interest of traffic safety.

14 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

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

In the interests of the safety of road users.

16 Before development is commenced, full details of the proposals to prevent mud/debris from being deposited on the highway shall have

98 been submitted to and approved in writing by the Local Planning Authority.

In the interest of the amenities of the locality.

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

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

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.H10 - Development in Housing Areas and H14 - Conditions on Development in Housing AreasThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

3. The applicant is advised that the development is located within an area of activity of a protected species and any development work may

99 adversely affect the protected species. Before development commences the applicant should seek the advice of an expert in the species and acquire the relevant licence.

Site Location

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3 3

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1 4

LOCATION AND PROPOSAL

The site consists of land formerly part of No. 74 and No. 76 Fox Lane. The former is within a development site currently benefiting from planning approval, with 4 houses under construction to its east, served off Kildonan Grove. This area falls steeply towards playing fields to the west. The remaining part of the former rear garden of No. 74 is approximately 2 metres higher than the road level and is adjacent to the rear gardens of Nos. 5, 7 and 9 Kildonan Grove which is approximately 1.5 metres above the access road to the site. The boundary treatment to No. 9 is a brick pier and wooden panelled fence. To the east is a low stone wall and the southern boundary consists of a hedge plus several severely pollarded trees.

The second part of the site is formed from the lower section of the rear garden of No. 76 Fox Lane which follows a similar gradient to the adjacent development site. Its boundary with No. 78 Fox Lane is formed of a mature hedge with trees and the western (lower) boundary contains bushes. The site has been regraded as a result of adjacent development work.

100 It is proposed to erect 2 dwellinghouses to bring the total number of plots to be developed to 6. Plot 3 is set to the east of the access road and due to land being higher a two/three storey detached house is proposed facing the rear gardens of Nos. 9 and 7 Kildonan Grove. The three storey element, includes a garage and front door at ground floor. Its rear garden backs onto the remaining garden area of No. 76 Fox Lane. The boundary stone wall to the rear garden of No. 74 Fox Lane will also be retained as will two of the remaining trees to the boundary with No. 76.

The other proposed dwelling, Plot 8, is similar to those currently under construction, a two/three storey building with integral garage. To the highway the building is two storey and the three storey element to the rear takes into account the steep drop in the ground level. Usable garden space is created by the use of gabion walls to reduce the slopes of the gardens.

The hedge boundary with No. 78 is retained and bushes to the bottom of the site are also shown to be retained. Boundary treatment between Plots 7 and 8 is a close boarded fence and concrete posts.

RELEVANT SITE HISTORY

Planning approval was granted for 4 dwellinghouses on land to the rear of 74 Fox Lane and Kildonan Grove, by the Area Board of 11 March 2003 (Ref. No. 03/03935/FUL).

Outline planning approval was granted for residential development on the western and northern parts of the rear garden of No. 74 Fox Lane. Part of the current application (Plot 3) is included in this approval (Ref. No. 9A/0676P). Full planning permission was granted for 2 houses within the northern garden area of No. 74 Fox Lane (Ref. No. 02/0216/FUL).

SUMMARY OF REPRESENTATION

Three letters of representation have been received. An objection has been raised to the relationship of the three storey dwellinghouse on Plot 3 and houses to the north, which is considered to give rise to overlooking and loss of privacy due to changes in levels. The building should be re-orientated.

Other issues raised are:

- Loss of amenity due to large vehicles and heavy plant using Kildonan Grove to reach the development giving rise to debris and damage to the highway and potential dangers to children playing in the area. A different site access should be investigated.

- The boundary hedge and trees between the site and No. 78 Fox Lane should be protected and retained, a previous hedge between the former garden of No. 76 Fox Lane and the original site was removed contrary to a condition of planning approval 02/03935/FUL. The boundary should also be

101 improved for security.

- Concern about the difference in levels between the development of Plot 8 and the adjacent garden, giving rise to loss of privacy and drainage problems.

- Hours of operation should be controlled to prevent working in unsociable times i.e. evenings and weekends.

PLANNING ASSESSMENT

Policy Issues

The whole of the site falls within a Housing Policy Area and housing uses are thus preferred. Policies H10 – Development in Housing Areas – and H14 – Conditions on Development in Housing Areas – in the Unitary Development Plan are relevant.

Design Issues

The design of the houses in terms of storeys is determined by levels and the proposed Plot 8 follows the design of adjacent approved development, Plots 4, 5, 6 and 7 which mirror existing properties on Kildonan Grove i.e. Nos. 36/38 etc. The main general level of Plot 3 is also set above the proposed access road and the orientation and design of the proposed dwellinghouse provides highway access to the garage whilst providing adequate amenity space. Within the area the predominant facing material is brick with a mixture of house styles. It is thus considered that the design of the proposed houses is acceptable in principle and they complement development already approved on site.

Several mature trees will be lost due to changes in levels required to provide highway access to Plot 8. There are opportunities to provide extra planting which will be included in an overall landscape plan for the site. An existing hedge was removed between Plot 7 and the proposed Plot 8 prior to the current application being submitted. This was a breach of condition and this application was submitted to regularise the situation. Hedges between existing gardens and bushes on the western boundary of the site are of wildlife and amenity value and their retention and protection is conditioned.

Amenity Issues

An objection has been raised to the height and location of the two/three storey high dwellinghouse on Plot 3 in relation to existing houses to the north fronting Kildonan Grove. The applicant has submitted a cross section between the proposal and No. 9 Kildonan Grove to illustrate the impact of the development on adjacent occupiers. The cross section indicates that the habitable room area of the proposed dwelling is at its lowest point approximately 1.6 metres higher than the ground level of No. 9 Kildonan Grove. Thus the proposal is higher than a ‘normal’ two storey dwelling but the distance between habitable

102 rooms is approximately 27 metres which is greater than the 21 metres required for separation to provide privacy. Due to the size of the site the building has been orientated to provide adequate amenity space to the rear without creating adverse overlooking to the remaining rear garden of No. 76 Fox Lane.

The new property at Plot 8 is set back by approximately 1.8 metres from the dwelling on Plot 7. Its location is such that it is not considered to adversely affect any existing houses to the north or north west. With regard to dwellinghouses to the east, No. 76 is approximately 46 metres away and No. 78 approximately 44 metres, both at a higher level than the site. Due to the length of the gardens, including that remaining for No. 76, although the proposed dwelling on Plot 8 is close to these boundaries, it is of such a distance from the houses that overlooking is not considered to adversely affect the amenities of occupiers of those properties.

Reference is also made to the raising of land on Plot 8 from its original levels by tipping from the adjacent development site. Cross sections and levels are submitted by the applicant and indicate the finished floor level (ffl) of the dwelling on Plot 8. Due to the fall in ground level to the west the ffl will be higher to the west than the adjacent hedge. However, the ground level to the side of the house adjacent to the boundary will fall with access gained by steps and the level wall. Thus it is considered that the ground levels although different from existing do not vary enough to adversely affect the adjacent hedge. As stated above the hedge will be protected by conditions.

Hours of operation of the site are not conditioned in the previous approval for the site currently being developed and it would thus not be reasonable to impose such conditions. Any operations that take place at unreasonable hours can be controlled by the Environmental Protection Service of the City Council.

Highway Issues

The principle of access to the site off Kildonan Grove was established by the original outline approval for the majority of the site. It is considered that Kildonan Grove is acceptable for construction traffic and a condition requiring wheel washing facilities will be included. Although there will inevitably be some disruption this is not sufficient to oppose granting planning permission.

Wildlife Issues

The previous application took into account the presence of a protected species in the vicinity of the site. A survey undertaken in 2000 indicated that protected species were active in the area and likely to cross the site, however there was no evidence of the protected species. Work was undertaken to provide artificial accommodation close to the western boundary of the site. The dwelling proposed on Plot 8 is close to a former site for the protected species. Although this is disused, a licence is required to disturb or stop up this area.

103 Open Space Issues

The previous approval, Ref. No. 02/03935/FUL, was for only 4 houses. As the site indicated a further plot not included in that development, the applicant was advised that if planning permission was sought for further residential development within the existing site boundary, the contributions for enhancement of off-site open space provision would be required as per Policy H16 of the Unitary Development Plan. As it is not practicable to provide 10% of adoptable open space the off-site contribution required is £5370. The sum would be used to assist in open space regeneration projects in the vicinity of the site which would be the subject of a Section 106 agreement or unilateral obligation.

SUMMARY AND RECOMMENDATION

The use of the site which includes development in part of the rear garden of No. 76 Fox Lane, is acceptable in principle for residential use due to location in a Housing Policy Area in the Unitary Development Plan and previous planning approvals. The location of the dwellings in relation to adjoining existing houses is such that it is considered that the amenities of occupiers of these properties will not be adversely affected in terms of overlooking, privacy or overdominance which concurs with Policy H14 of the Unitary Development Plan.

Taking the above into account it is recommended that the Area Board approve the application subject to conditions and the signing of a unilateral obligation or Section 106 agreement.

104 Case Number 03/04663/FUL

Application Type a Full Planning Application

Proposal Erection of five storey laboratory and office block (as amended by letter from Bond Bryan Architects dated 19th February 2004)

Location Old Laundry Building, Brook Hill And Gell Street Sheffield

Date Received 19/12/2003

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant Conditionally

Subject to:

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

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

2 Before 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.

3 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.

105 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.

4 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

5 The building shall not be used unless the cycle parking accommodation for six 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 order to promote alternative modes of transport to the private car.

6 Before the development is commenced, a sample of the proposed external storage compound, including perimeter fencing, gates and storage units shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

7 Before the development is commenced, full details of the following items shall have been submitted to and approved by the Local Planning Authority:-i) roof design including edge details,ii) cross sections through elevations indicating the extent of relief and modelling within the elevations,iii) flue detailsiv) hard landscaping, and v) boundary wall/railing and gate details to the north eastern corner of the site (Gell Street)

In the interests of the visual amenities of the locality.

8 Before development is commenced full details of the proposed service vehicle manoeuvring areas and their delineation on the ground, shall have been submitted to and approved by the Local Planning Authority. Such facilities shall then be implemented in accordance with approved plans.

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

9 The Bio-Incubator Travel Plan Strategy, dated February 2004 is acceptable as a Framework Travel Plan for the site. Notwithstanding that, 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. The detailed Travel Plan(s)

106 shall be developed in accordance with the above Framework Travel Plan and shall include;- Clear and unambiguous objectives and modal split targets;- An implementation programme, with arrrangements 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;- 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.

10 No buildings/structures shall be erected within 3 metres metres of the public sewer.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.CF7 - Development in Institution: Education Areas, CF8 - Conditions on Development in Institution Areas and BE19 - Development affecting Listed BuildingsThis informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

1. 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

107 question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

2. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting.Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site.STATEMENT OF SHEFFIELD CITY COUNCILUNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest.2. This statement does not confer any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation.3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement.4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill-posting notwithstanding part 3 above.5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts.(a) Hoardings screening development sites.(i) Only bill-posting on hoardings to sites where building work is underway shall be generally exempt from action being taken by the Council. In all other cases bill-posting shall not take place unless the Council have been notified and subsequently confirmed that they are not minded to take action in respect of a specific site.(ii) The posters shall be displayed and maintained in a neat and tidy manner with a border left above the posters and at least 0.5 metre between the bottom of any poster and ground level.(iii) Existing authorised advertisements or artwork shall be respected.

108 S Site Location B T

G E

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106.1m

1 1 1 1 100.6m 3

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190 LB 196

103.0m

Bdy BROOK HILL d Ward L an BROOK HIL 102.7m

TCB

St George's Church

S Lecture theatre & flats T

E BM 104.45m Laundry O R 2 G E

W T E F R R

A C Jessop FB E Hospital

FB Jessop Hospital D e f

O PORTOBELL 102.1m Clinic and Schools

103.9m

7 1 EA VE ROAD 2 44 AVY GR 102.1m LE AVE LEAV YGRE LEA VYGREAVE R CR

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LOCATION ANDS PROPOSAL

T The application site is located on the southern side of Brook Hill, close to its junction with Brook Hill roundabout, and consists of part of the former Jessop Hospital site. The site contains an unused former laundry building, areas of service yard and car parking, and part of the original alignment of Gell Street. Additional vacant former hospital buildings lie adjacent to the site, including on the opposite side of Gell Street, the Grade 2 listed Women’s Hospital building. The listed building is of Gothic Revival style, faced in red brick with stone dressings, and gabled and hipped slate roofs

Immediately to the west, between the site and the roundabout is an area of open space, in Council ownership, which contains seating, tree planting and advertisement panels. This does not form part of the application site.

The proposal involves the demolition of the existing laundry building, and the erection of a five-storey bio-incubator laboratory and office building, which is intended to form the first phase of redevelopment of the area of land that is bounded by Upper Hanover Street, Leavygreave Road, Gell Street and Brook Hill. It is anticipated that this will involve the demolition of the remaining buildings on the site and the construction of further office/laboratory buildings

109 to be set around a courtyard that would be open on its eastern side adjacent to the listed building.

The building proposed incorporates five floors of laboratory and office accommodation, and an additional plant floor above a roof with a significant overhang, with a total floor space of 3100 square metres. In addition to the roof, a distinctive element of the building is a projecting, enclosed staircase running the full height of the building on the eastern elevation facing the listed building. The east/west orientation of the building is such that the building will be located perpendicular to the listed building. It’s predominant external materials are curtain walling, with brise soleil solar shading on the southern (courtyard) elevation and elements of copper and metal rain-screen cladding. In addition to the main building, a small, enclosed storage area is to be constructed for gas bottles and waste.

RELEVANT PLANNING HISTORY

Planning Permission was granted in January 2003 for the erection of a temporary two storey Bio-Incubator unit (Ref:02/03944/FUL). This permission required the temporary building to be removed on or before 1st September 2006, owing to the temporary appearance of the building. This permission has not been implemented.

SUMMARY OF REPRESENTATIONS

Sheffield Conservation Advisory Group considered the proposals at their meeting of 27th January, 2003. The Group felt that the proposed building was at least one and possibly two storeys too high, was an over development of the site, and was too close to the listed building and would therefore adversely affect the setting of the listed building. The Group felt that the scheme had inadequate parking provision and should have at least one storey of underground parking in view of the likely number of users of the building. The Group also expressed concern at the ad hoc approach and piecemeal development of what was a key site on the Ring Road, near to the University of Sheffield and the Royal Hallamshire Hospital. The Group felt that the design was unsympathetic to the listed building and that a stepping down of the form to relate to the roof and eaves line of the Jessop Hospital would be preferable. The Group would welcome the submission of a plan of the proposed overall development of the Jessop Hospital site. The Group welcomed the principle of open space behind the proposed building and the proposed use of the site, which could be of benefit to the City. The Group also recommended the City Council to give favourable consideration to the proposed disposal to the University of Sheffield, of the plot of land on the corner of the site, close to the Ring Road.

110 PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan for Sheffield as falling within an Institution:Education Area. Within such areas, the Preferred Uses as set out in Policy CF7 are Education and Community Facilities and Institutions. Office uses falling within Class B1 of the Use Classes Order are listed as Acceptable uses in the terms of this Policy.

The proposed use incorporates laboratory and office accommodation, which would be occupied by individual business with potential links to the University through research and development. Both the laboratory (research and development) and office uses are considered to fall within Class B1 and are therefore acceptable in land use policy terms.

Policy CF8 requires that new developments in Institution Areas do not prejudice the dominance of Preferred Uses, be well designed of a scale and nature appropriate to the site, be well served by public transport, and provide safe access to the highway network.

In addition Policy BE19 requires that development that affects the setting of a listed building, will be expected to preserve the character and appearance of the building and its setting.

These matters are considered in detail below.

Site Layout/Building Design

The building occupies a prominent position that is highly visible from Brook Hill roundabout at one of the gateways to the City Centre from the north west. It is a high quality, modern building that will make a positive contribution to the city at this prominent location. It will build upon and extend the range of buildings recently undertaken by the University in this area and establish a level of quality on the site for future phases of development.

The scale of the building, whilst one or two storeys higher than it’s immediate neighbours, is appropriate to the location. The Consultation Draft of the Urban Design Compendium for the City Centre, identifies that at such gateway roundabouts, buildings can be emphasised by adopting a larger scale than their surrounding context, and bold, striking architecture can create landmark buildings.

The building’s proposed location on the site will allow future phases of development to further address the roundabout and the prominent road frontages, subject to the acquisition of the small area of open space from the City Council, and to create the open landscaped courtyard indicated within the submission.

111 The materials reflect those used by the University on the opposite corner of Brook Hill roundabout. The roof will be a prominent feature of the building with its substantial overhang, and it is essential that the detailing of this element is seen as something of quality with finely detailed edges. It is intended that this and other areas of detail are secured through an appropriate condition.

Impact Upon Setting of Listed Building

The siting of the proposed building, in close proximity to the listed building, and the relative eaves heights of the two buildings are such that the proposal has the potential to impact adversely upon the setting of the listed building. The view expressed by the Sheffield Conservation Advisory Group is that the proposed building is too tall and too close to the listed building.

The building design follows an entirely modern approach, which is considered appropriate for this site. However, it encroaches onto the space of the former Gell Street between the two buildings, reducing the gap between the buildings to just over 8 metres. This has been increased from 7 metres as originally submitted following negotiations with the applicant. However, no further separation between the buildings could be achieved without substantial redesign of the building or the acquisition of additional land. The reduced space between buildings exacerbates concerns expressed about the building’s height.

The elements of building in closest proximity to the listed building are the roof and the staircase, with the space beneath the roof otherwise open. A substantial portion of the eastern wall of the building is therefore in excess of 8 metres from the listed building.

The prominence of the site requires a building and an overall development of significant presence. This first phase will establish a quality and form of development, and provide a catalyst for future phases, which in total will represent a significant development in the city. In this context the height and scale of the building are therefore considered appropriate for the site.

The wider development will significantly improve the overall setting of the listed building. The relationship of existing buildings to the listed building is poor, with buildings of little architectural merit, and service areas adjacent to the building. In addition a crude bridge link from one such building to the listed building currently dominates the space and the relationship.

In this context, whilst the relationship of the proposed building and listed building is not ideal at the eastern edge of the site, it affects only a small portion of the front elevation of the building, and the overall setting of the building will be significantly improved on development of further phases for which the proposal will act as a catalyst. It is therefore considered that the overall setting of the listed building is not adversely affected by the proposal, and that the development is not contrary to Policy BE19 of the UDP.

112 Highways and Transportation

The site is highly accessible by a choice of modes of transport, with Supertram stops and bus stops all within 50m of the site. The site is also within easy walking distance of the City Centre. The applicant has stated that limited car parking will be available within a car park immediately to the west of the site for use by staff who are mobility impaired. UDP parking guidelines for such developments in city centre locations require only the provision of operational car parking, where this can be justified, and particularly given the close proximity to bus and tram services, the level of parking proposed is considered acceptable.

Adequate pedestrian provision is made within the scheme and cycle parking is also provided in close proximity to the building entrance.

The applicant has submitted a Travel Plan for the site, which identifies the site’s accessibility, promotes a walking and cycling strategy, car sharing, and contains targets for monitoring the success of the Travel Plan strategy. This has been assessed and is considered to be acceptable. It will be necessary to secure the implementation of the Travel Plan by suitable condition.

Archaeology

Initial desktop evaluation of the potential for features of archaeological interest to be present within the site identified, on maps dated 1795, the location of a reservoir towards the western edge of the site. The applicant has commissioned ARCUS to prepare a method statement for archaeological mitigation during construction to allow for any remains that are discovered, to be recorded. It is necessary to secure the implementation of this by condition.

SUMMARY AND RECOMMENDATION

In summary, the proposal involves a significant development of a prominent and highly accessible site within the city for a purpose that is appropriate in land use policy terms, and with a high quality building that will encourage further development of the site. The proposed building will make a positive and bold contribution to the street scene, continuing the success of recent developments by the University in the vicinity of the site.

The proximity of the new building to the Grade 2 Listed former Jessop Hospital for Women and the relative eaves heights of the buildings result in a relationship between the buildings that is not ideal. However this only relates to a small portion of the frontage of the buildings and the scheme overall, when coupled with further phases, will provide a much improved setting for the listed building.

In this context the proposals comply with the requirements of Policies CF7, CF8 and BE19 of the Unitary Development Plan for Sheffield, and it is therefore recommended that Planning Permission is granted.

113 Case Number 03/04741/LD2

Application Type a Certificate of Lawful Use Development

Proposal Application to confirm the lawful use of the dwellinghouse as a shared house for 5 children (Application under Section 192)

Location 94 Stradbroke Drive Sheffield S13 8SG

Date Received 17/12/2003

Team CITY CENTRE AND EAST

Applicant/Agent Boys And Girls Welfare Society

Recommendation Grant Certificate of Lawful Use Development

Site Location 7 o t

1 31 4 7 t E 29 o 5 N 3 A L SMELTER W OOD

55 to 61 Shel ter El Sub Sta

77 6

5 8

3 9

0 6

5 8

4 5 6

2 6

89 TCB

8 LB

8 7

12 7 9 9 5 1 1 1

2 5

9 7 2

128.0m El Sub Sta 9

6 3 1

01 8 9

D O PH O T 109 W N E R C E S T ST L E RA E R DB H C RO S KE D RI

1 1 4

0 3 5 7 1

1 1

4 5

1 124.7m

6 1 1

8 5

1 BM

4 2 6 1 1 1 5

1 123.23m

0 0 2 1 6 1

4 4

6 1 1

ST RA DB RO K E

R O AD

155

161

121.0m

116.1m

114 INTRODUCTION

This application is submitted under Section 192 of the Town and Country Planning Act, 1990, to confirm the lawful use of a dwellinghouse as a shared house for five children and two staff members, providing full time care.

Such applications require the Local Planning Authority to determine whether the proposed changes require planning permission. It is not possible to consider the question of whether or not it should be given planning permission, taking into account the impact on residential amenities or other planning considerations. Such questions can only be considered if it is determined that planning permission is required, and a separate new application for planning permission is submitted.

In determining whether Planning Permission is required, two questions have to be addressed:-

- Will this constitute development, as a change from a dwellinghouse (Use Class C3) to a residential institution (Use Class C2)?

- And if so, will this be a material change of use requiring planning permission?

These questions are considered in the sections below.

LOCATION AND PROPOSAL

The application site consists of a substantial detached dwelling located on the southern side of Stradbroke Drive. The dwelling has a detached double garage to the rear of the site, and a large rear garden. It is located opposite shops and The Strad Public House, but is otherwise in an area that is predominantly residential in character.

The proposal is to use the dwelling as a group/family home for up to five children supported by a team of staff operating a rota system. The maximum number of people living/sleeping-in at the property would be seven (five children and two sleep-in staff). Other times when staff will be present are during the early morning and from late afternoon onwards.

In addition, occasional staff meetings (carried out whilst the resident children are away from the property) would take place in the early period of establishment of the use. This would typically involve between 6-8 staff members for a couple of hours, once per week.

This forms part of proposals by the Children’s Residential Service (CRS) to create more domestic style homes, similar in character to foster care. Some, such as this will be developed in partnership with other organisations. In this case the Boys and Girls Welfare Society (BGWS) are working in partnership with the CRS.

115 RELEVANT PLANNING HISTORY

Planning Permission was granted for the use of the building as a dwellinghouse in May 1994. (Ref:94/00990/FUL)

Previously the building had been used by the City Council as a children’s home.

SUMMARY OF REPRESENTATIONS

No direct representations have been received following neighbour notification.

One letter addressed to the applicant, from Stradbroke Tenants and Residents Association, and copied to the case officer for the application, whilst not raising objections, sought information from the applicant relating to the age and supervision of children.

As described above, it is not possible to consider the merits of the proposal, only the question of whether permission is required.

PLANNING ASSESSMENT

Planning Background

Class C3 – Dwellinghouses

The Dwellinghouses Class was introduced in the Town and Country Planning (Use Classes) Order, 1987 for the primary purpose of providing a freedom from the need for planning permission for small scale multiple uses of dwellinghouses, in accordance with the then Government’s community care policy. The use is defined:-

“Use as a dwellinghouse whether or not as a sole or main residence;

- by a single person or persons living together as a family;

- by not more than 6 residents living together as a single household (including a household where care is provided for residents).” The term “dwellinghouse includes flats”.

The Explanatory Note states: “The intention of this class is to include, for example, use as a dwellinghouse by individuals living together in the community who have formerly been in an institution of some kind.”

Class C2 – Residential Institutions

Children’s homes fall within Use Class C2 Residential Institutions. The Use Classes Order states specifically that the element of “care” which is necessary to satisfy inclusion in the class “includes the personal care of children”.

116 Interpretation of part b) of the class is to be found in Circular 13/87 which explains that a “single household” refers to a group of people living together under arrangements for providing care and support within the community.

“In case of small residential care homes or nursing homes, staff and residents will probably not live as a single household and the use therefore will fall within the residential institutions class, regardless of the size of the home”.

Assessment

The planning assessment takes the two questions of planning law set out in the Introduction section in turn.

- Will this constitute development, as a change from a dwellinghouse (Use Class C3) to a residential institution (Use Class C2)?

Taking the number of residents first, the proposal is considered to amount to 7 residents, made up of a maximum of 5 children and, typically, 2 resident staff, albeit on a rota basis.

There may on occasions during the day be more staff present, but, as established on appeal (Croydon CB 8/1/03), this does not count against the maximum of 6 persons allowed by the C3 definition anymore than would a visiting cleaner or gardener.

As described in the application, it appears that the proposed occupants of the home will be living as a household, sharing rooms and facilities and eating together as a household. The only possible exception is the office element, but this is for only a small number of staff, for a very short period each week, and would not therefore significantly impact upon the overall nature of the use of the building.

However, a 2003 court case, although contradicting an earlier case, does suggest that there needs to be at least one permanently resident carer for a proper functioning household to exist. (North Devon DC v SOS 31/1/2003).

As there are no resident carers in the proposed use, it is concluded that the proposed use does not fall with Use Class C3 (b), as the residents are (in law) not considered to be ‘living together as a single household’, despite the fact that in all other respects it will operate in a very similar way.

In addition the numbers of residents within the property will exceed the limit of six as prescribed by the Use Classes Order.

Therefore the proposal is considered to constitute development, as a change from a dwellinghouse to a residential institution.

- Will this be a material change of use requiring planning permission?

117 The Use Class Order only exists to identify groups of uses, changes within which do not require planning permission. It does not automatically follow that the change from dwellinghouse to residential institution described above requires planning permission. The test is whether or not the proposed use is ‘materially different in character’ from a dwellinghouse use. This was a key outcome in the North Devon case referred to above, where even though the court decided that a change of use had occurred (because there was no ‘household’) the new use was not a material change in the character of the land.

The main consideration is whether or not a small children’s home is materially different from other dwellinghouses. This requires an assessment of its overall character with particular reqard to its external appearance, it’s internal design and layout, and the external impact of the activities generated by the use.

There is no intention to carry out any significant external alterations to the building, and it will therefore retain its appearance as a domestic dwelling. Internally few alterations are proposed, with the exception of the creation of an office and possibly a small games room. An office is a common feature of many dwellings where people use a room in the dwelling as an office or study, and this does not impact on the character or appearance of the dwelling. It is equally common for games rooms/play rooms to be provided in the spare room of dwellings or in converted garages, again without any impact upon the character and appearance of the dwelling.

The property is well screened by perimeter fences and has substantial separation from neighbouring dwellings, which is an important factor in determining the likely impact of the use. In terms of the external impact of activity generated by the use, this is considered to be similar to that generated by occupation of a dwellinghouse by a large family. There will be a similar level of comings and goings from the day to day activities such as school trips, for example.

The use of the office needs to be carefully considered as it will be used by other staff members of the ‘Boys and Girls Welfare Society’ running this particular home. However, the meetings are for a very short period each week, and in time are likely to become less frequent once the use has established. The site is capable of accommodating several parked vehicles on the driveway, which runs the full length of the site, and the staff meetings are not therefore likely to generate high levels of on street parking. Given these considerations, and the numbers of staff involved in the meetings, it is not considered that this would result in a materially different character to the use of the building as a large family dwelling.

It is therefore considered that the use of the building as described would not constitute a material change of use from that of a family dwelling.

118 SUMMARY AND RECOMMENDATION

In summary, the proposed use does constitute development, as the absence of permanently resident staff, and the numbers being in excess of six is such that it falls within the Residential Institution Use Class (C2).

In terms of the question of whether the change is material such that it would require permission, it is considered that the use will operate in a manner that is very similar to that of a large family dwelling, and taking into account also, the lack of physical alterations to the building, it is considered that a material change of use would not occur.

This conclusion has been made based on a careful review of appeal decisions and case law, and with the advice of the Head of Administration and Legal Services.

It is therefore recommended that a Certificate of Lawfulness be granted, subject to the definitions of the lawful use below.

DEFINITIONS OF LAWFUL USE

(a) The home shall only be used for the care of children between the ages of 8 and 16.

(b) A maximum of 5 children shall be resident at any one time.

(c) Staff meetings at the home shall only involve staff directly connected with the care and welfare of the children resident at the home.

(d) Staff meetings shall not involve more than 8 staff members at any one time.

(e) Staff meetings shall be no more frequent than once per week.

119 Case Number 04/00055/OUT

Application Type an Outline Planning Application

Proposal Residential Development (as amended by Agent's fax dated 24th February 2004)

Location Land At Merton Road Sheffield

Date Received 06/01/2004

Team CITY CENTRE AND EAST

Applicant/Agent Mrs J Murray

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

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

120 4 Details of an area of open space, which shall be no less than 10% of the site area, and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to ensure that an adequate level and standard of open space provision exists for future residents and in order to comply with the requirements of Policy H16 of the Unitary Development Plan for Sheffield.

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

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

7 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.

8 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

121 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.

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

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

10 The dwellings 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 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.

12 At all times that contruction 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.

Attention is drawn to the following justifications:

122 summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards

Attention is drawn to the following directives:

Site Location

S T R

4 STANDO

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Sub Sta

7 2

39.0m 5

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3 1 BM 41.48m

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C L O S LOCATION AND PROPOSAL E

123 The application site is located at the junction of Merton Lane and Merton Road, Wincobank, and consists of an area of vacant, cleared, land measuring approximately 1.3 hectares. The site was previously used as a Petrol Filling Station, but all buildings on the site have now been demolished.

The area surrounding the site is predominantly residential in character, with terraced dwellings to the north and eastern boundaries of the site. Semi- detached properties, and a building of three-storey height housing a plumbing and heating business exist on the opposite side of Merton Road.

The proposal seeks outline approval, with all matters of detail reserved for subsequent approval, for the development of the site for residential purposes. The application as initially submitted was accompanied by an indicative layout showing six town houses and nine apartments on the site, in two, three storey blocks. However, this has now been withdrawn and a simple outline residential development approval is now sought.

RELEVANT PLANNING HISTORY

There is no site history of specific relevance to this proposal.

SUMMARY OF REPRESENTATIONS

Two letters of objection have been received to the proposals. The grounds of objection were:-

- the site is at a higher level than adjacent dwellings and a three storey development would tower above neighbouring properties and obstruct natural light, - there would be a loss of privacy to neighbouring dwellings, - dwellings shown are too close to existing properties, - increased traffic problems would occur.

It should be noted that these objections related to the scheme shown on the indicative layout, which has now been withdrawn. The letters also expressed no objections to the principle of the development of the site for residential purposes.

PLANNING ASSESSMENT

Policy Issues

The Unitary Development Plan for Sheffield (UDP) identifies the application site as being within a Housing Area. Within such areas, Housing is the Preferred Use, in the terms of Policy H10. The proposed use of the site is therefore acceptable in principle.

Policy H16 of the UDP seeks to ensure that sufficient open space exists to meet the need of local people, and this is considered in detail below.

124 Planning Policy Guidance 3 – ‘Housing’ (PPG3) encourages the development of new housing on previously developed sites, in preference to the development of greenfield sites, and the development of sites that are in sustainable locations, close to existing facilities and that are accessible by a choice of modes of transport.

The site has been previously developed, and lies in a sustainable location with bus services running along Merton Lane, and with a stop approximately 100m from the site. Within easy walking distance of the site are a number of local shops, hot food outlets, a public house, club and youth club. In this context the development of the site for residential purposes is site is considered to be acceptable in the terms of PPG3.

Impact Upon Residential Amenity

The site is capable of being developed for residential development without having a detrimental impact upon the amenities of neighbouring residents. Whilst the levels of the site are up to 2 metres higher than those of adjacent properties, it would be possible to achieve a layout that does not result in development of an overbearing nature, or that would reduce privacy levels of those existing properties.

A two-storey development of the site, with properties located close to the street frontage would be most appropriate to reflect the scale and character of the neighbouring dwellings.

Highways and Transportation

The development of the site for residential purposes does not give rise to any significant highway safety concerns. Traffic flow from the site would be much reduced from the previous use of the site.

Open Space Provision

In accordance with Policy H16 an assessment of existing open space within the catchment area of the site has been undertaken. This has identified that the area has less than the required minimum provision of open space. Therefore as required by the Policy and by the Supplementary Planning Guidance ‘Open Space Provision in New Housing Development’ it will be necessary for the developer to make a contribution towards the enhancement of open space within the locality.

As the application is in outline form, with final numbers of dwellings unknown, this would be secured at this stage by a condition rather than a Planning Obligation.

Land Contamination

The former use of the site as a Petrol Filling Station is such that the site may well be contaminated. It will therefore be necessary for a Phase 1 and Phase

125 2 Risk Assessment to be submitted for approval before any development takes place on the site.

Noise

The site is not subjected to significant noise levels, however Merton Lane does serve as a bus route and it is considered necessary for appropriate glazing systems to be incorporated into the facades of dwellings that are located on the Merton Lane frontage of the site.

SUMMARY AND RECOMMENDATION

In summary, the proposed development represents residential development of a previously developed site, in a sustainable location that is accessible by a choice of modes of transport, and is identified as a Housing Area by the UDP. Development of the site can be achieved in a manner that does not adversely affect the amenities of neighbouring residents, and which would reflect the scale and character of the area.

The proposal is therefore acceptable in the terms of Policy H10, and complies with the aims of PPG3 – Housing. It is therefore recommended that Planning Permission is granted.

126 Case Number 04/00195/FUL

Application Type a Full Planning Application

Proposal Engineering works to form development plateaux

Location Former Asda Orgreave Place And Orgreave Road Rotherham Road Sheffield

Date Received 19/01/2004

Team CITY CENTRE AND EAST

Applicant/Agent Wm Saunders Partnership

Recommendation Grant Conditionally

Subject to:

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

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

In the interests of the amenities of the locality.

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

127 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.

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

128 Site Location

C o W arehouse Co n s t. M e t B D o is r o t C & o C Def n s P t B B d d y y

E u r o C o n st B d y 5 2

Gar age

5 M P. 25 1

VE LANE ORGREA 68. 3m Gar age BM 69. 73m

NE L A VE RE A 3 G FW OR

71. 3m C F a 1 1

Def B M 73.97m 72. 8m

SL 73. 5m

Shel ter

Dore House Farm Industrial E state

8 8

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80. 5m

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LOCATION AND PROPOSAL

The application site is that of the former ASDA supermarket site located at the junction of Rotherham Road and Orgreave Road. The site is currently vacant and has been cleared of the former supermarket building. The site is steeply sloping with land falling eastwards from Rotherham Road, into the site.

Outline Planning Permission was granted for development of the site for Business, Industry and Warehouse Units and a Leisure Unit in April, 2003. In order to provide a developable land form, and to improve the marketability of the site, the applicant is seeking consent for the creation of development plateaux on the site.

This will involve engineering works involving site clearance, stripping the site, breaking out hard surfacing, alterations to drainage, and bulk earthworks to create the plateaux. The embankments of the plateaux will then be treated with topsoil and grass seeded.

RELEVANT PLANNING HISTORY

See reference to Outline Permission above.

129 SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues

The Unitary Development Plan for Sheffield identifies the site as being within a General Industry Area. The proposal does not raise any significant land use policy issues, as these were considered as part of the earlier outline planning approval for the site.

Contamination

The previous use of the site included a Petrol Filling Station, and as such it is recommended that Risk Assessments are undertaken prior to development commencing.

Impact on Existing Landscape Features

A significant tree belt exists on the Rotherham Road frontage of the site, however, this is unaffected by the proposed alterations to the landform.

Highways Issues

The proposed earthworks operations have been designed to ensure a balance of materials within the site. There will therefore be limited import and export of materials from the site. As such the impact of vehicle movements from the site will be minimal.

Impact of New Landforms

The plateaux will create embankments in close proximity to adjacent business premises. The height of the embankments is varied due to the sloping nature of the site. However, the maximum height of any embankment that is close to the boundary of such a property is 2.5m. This would not have any significant impact upon the business concerned.

It is important however to ensure that the embankments are seeded to provide an appropriate appearance to the site.

SUMMARY AND RECOMMENDATION

The proposals will improve the marketability of the site to allow for development in accordance with the recently granted Outline planning permission. The impact in highway safety terms and visual amenity terms of the works is minimal, and the proposal raises no other significant issues.

It is therefore recommended that Planning Permission is granted.

130