Report to City Centre, South & East Planning and Highways Area Board

Home , Arts Tower, Bramall Lane, Crookesmoor Road, Mylnhurst, Riverside Quarter, Sheffield Digital Campus

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE, SOUTH & DATE 19/06/2006 EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Howard Baxter TEL NO: 0114 2734556 Chris Heeley 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

04/04633/CAC Site Of Former Richardsons Cutlery Russell Street And Cotton Street And, Alma Street, 5 Sheffield,

04/04634/FUL Site Of Former Richardsons Cutlery Russell Street And Cotton Street And, Alma Street, 7 Sheffield,

04/04689/FUL Mylnhurst Convent School & Nursery, Button Hill, Sheffield, S11 9HJ 9

05/01274/FUL Crookesmoor House, 483 Crookesmoor Road, Sheffield, S10 1BG 22

05/01279/LBC Crookesmoor House, 483 Crookesmoor Road, Sheffield, S10 1BG 41

05/03455/FUL Site Of 32, Ryegate Road, Sheffield, 45

05/03489/OUT 89 London Road, Sheffield, S2 4LE 56

05/04913/FUL Land Adjacent To Vine Grove Farm, School Street, Mosborough, Sheffield, 66

06/00268/FUL Land At Blast Lane And, Broad Street, Sheffield, 74

06/00546/FUL 336 Ringinglow Road, Sheffield, S11 7PY 96

06/00642/OUT Site Of 2a, Cadman Street, Mosborough, Sheffield, S20 5BU 108

06/00731/FUL 69 High Street, Mosborough, Sheffield, S20 5AF 112

06/00821/FUL Former Grahams Plumbers Merchants And Former Car Park, Junction Of Arundel Street, 116 Furnival Street And Arundel Lane

06/00824/CAC Former Grahams Plumbers Merchants And Former Car Park, Junction Of Arundel Street, 129 Furnival Street And Arundel Lane, Sheffield

06/00908/OUT Weston House And Western Tower, West Bar Green, Sheffield, S1 2DA 131

06/00932/FUL Leahs Yard, 20-22 Cambridge Street, Sheffield, S1 4HP 148

06/00937/LBC Leahs Yard, 20-22 Cambridge Street, Sheffield, S1 4HP 158

06/00939/FUL 16-30 And 23-29 Blenheim Mews, Sheffield, S11 9PR, 164

06/01153/FUL Central Riverside, Blonk Street, Sheffield, S3 8JB, 166

06/01111/FUL 115 - 125 Leadmill Road, Sheffield, S2 4AZ, 181

06/01364/CHU Site Of 2-6 Norfolk Row, And Carmel House 49- 63, Fargate, Sheffield, 187

06/01386/CHU 143-149 Fitzwilliam Street, Sheffield, S1 4JP 191

06/01515/RG3 Family And Community Services, Aldine House, 75 Limb Lane, Dore, Sheffield, S17 3ES, 197

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The SOUTH Planning And Highways Area Board Date Of Meeting: 19/06/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 04/04633/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of buildings, erection of 1 x 5-storey office building (B1 use class), erection of 2 x 5-storey buildings for use as 165no. 1/2-bedroomed apartments and the provision of 141 car parking spaces

Location Site Of Former Richardsons Cutlery Russell Street And Cotton Street And, Alma Street, Sheffield

Date Received 17/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent The Banks Group

Recommendation To Report

Subject to:

Site Location

This application relates to a mixed use application in the Kelham Island Conservation Area, on the site of Richardsons Sheffield, Russell Street. It has not been possible to complete the full report in time for the preparation of the Agenda, but a full report will be circulated to Members by Friday 16th June. There are special circumstances relating to this case in that the industrial occupier of the site urgently requires certainty regarding the application outcome, to enable relocation plans to be finalised.

Case Number 04/04634/FUL

Application Type A Full Planning Application

Proposal Demolition of buildings, erection of 172 Residential units, and 1770 m2 of Business Floorspace (Use Class B1) in buildings of 3,4, and 5 storeys, reinstatement of Kelham Street and the provision of 116 car parking spaces (Revised scheme - amended description)

Location Site Of Former Richardsons Cutlery Russell Street And Cotton Street And, Alma Street, Sheffield

Date Received 17/11/2004

Team CITY CENTRE AND EAST

Applicant/Agent The Banks Group

Recommendation To Report

Subject to:

7 Site Location

Case Number 04/04689/FUL

Application Type A Full Planning Application

Proposal Erection of swimming pool and multi purpose gymnasium with changing rooms (as amended by drawings received 6/6/2006)

Location Mylnhurst Convent School & Nursery, Button Hill, Sheffield, S11 9HJ

Date Received 26/11/2004

Team SOUTH

Applicant/Agent Ward McHugh 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 Before the development is commenced, full details of the proposed materials, including samples, 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.

9 4 Before the development is commenced full details of the siting of compounds, storage of materials and access of site traffic shall be submitted to and approved in writing by, the Local Planning Authority.

In the interests of the amenities of the locality.

5 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on drawing 027 Rev P2, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 Before any work on site is commenced full details of the measures to be taken to protect the existing trees, shrubs and hedges within and/or adjoining the site of the development during demolition and construction phases 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.

7 Before the development is commenced, full details of all proposed external lighting to the building and other external areas around the building, shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality

8 No amplified sound shall be played within the building except through an in- house amplified sound system fitted with a sound limiter, the settings of which shall have received the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality

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

To ensure satisfactory drainage arrangements

10 10 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements

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

To ensure satisfactory drainage arrangements

12 The development shall not be brought into use until works have been carried out to provide adequate facilities for the disposal and treatment of filter backwash and swimming pool water, the details of which shall have been previously submitted to and approved in writing by the Local Planning Authority.

To ensure that the development can be properly drained without damage to the local water environment.

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

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

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

In the interests of 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.

BE5 - Building Design and Siting BE6 - Landscape design BE15 - Areas and Buildings of Special Architectural or Historic Character BE19 - Development affecting Listed Buildings BE21 - Historic Parks and Gardens GE11 - Nature Conservation and Development GE15 - Trees and Woodland H10 - Development in Housing Areas H14 - Conditions on development in Housing Areas LR4 - Open Space LR5 - Development in Open Space Areas LR6 - Development of recreation space for indoor recreation facilities

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

12 Site Location

LOCATION AND PROPOSAL

Mylnhurst School curtilage occupies an area bordered by residential properties fronting Button Hill to the east, Woodholm Road to the north, Millhouses Lane to the south and Mylnhurst Road.

The footprint of the proposed building straddles areas allocated as Open Space and Housing Area in the Sheffield Unitary Development Plan.

The school consists of four principal buildings varying in architectural style and use of external materials.

The main school building is a Grade II listed property that was formerly a large villa built in 1883 for William Blake. The listing covers this house and the adjoining stable range.

On the west boundary of the site there is a two storey building, formerly another stable block, with cobbled courtyard. This is not mentioned in the listing but was certainly built pre-1948 and therefore has been afforded consideration as forming part of the curtilage of the Listed building.

13 On the northern boundary of the site is a large semi-permanent prefabricated classroom block which occupies the site of the former tennis courts.

On the eastern boundary at the main entrance to the school grounds is a Grade II listed lodge and gateway though this is sufficiently remote from the proposed development so as to be insignificant in the assessment of the scheme.

Finally, occupying part of the proposed footprint of the new development there is the existing swimming pool and gym. This building is two domestic storeys in height, is faced predominantly in brick and profile metal sheeting and has a fibre cement roof. The building is in a poor condition and clearly approaching the end of it’s useful life. The facilities provided are very limited by modern standards and certainly could be considered inadequate for the 21st Century.

The school buildings are set within a substantial curtilage that was formerly part of the garden for the villa. The grounds are not as extensive as when the house was built (much land has been sold off for house building) but the garden retains many mature trees of significant value and is afforded Historic Garden status in Sheffields Historic Parks and Gardens Supplementary Planning Guidance.

There are significant level differences across the site as a whole but in the immediate vicinity of the proposed building the most significant is a fall from north west to south east such that the natural ground level adjacent the curtilage of No. 21 Woodholm Road (on the north west boundary) is approximately 4 metres higher than that adjacent the southernmost part of the existing pool/gymnasium.

The proposed footprint of the proposal lies in close proximity to protected trees on all sides (as does the existing footprint).

The intention is to erect a small sports hall and swimming pool, the footprint of which would occupy a large part of that currently taken by the existing building and an additional area to the north east of this building.

The proposed hall would have a footprint of 1150 square metres.

The building would contain three main elements within the double ridged design with the ridges running north west to south east. The northern ‘third’ of the building would be occupied by the swimming pool hall, the southern ‘third’ by the gymnasium and the middle ‘third’ by the changing rooms and other ancillary spaces. The proposal would be of sufficient size to accommodate 4 badminton courts and a pool measuring 25 metres by 8 metres.

The taller, gymnasium, element would have an average ridge height of 8 metres relative to natural ground level. This height would drop to approximately 7.4 metres (approximately 0.7 metres taller than the existing building) at the point closest to the north west boundary because of intervening land level changes.

The swimming pool elements’ ridge would be lower than the gymnasium and would be 0.2 metres lower than the existing building.

14 The design of the building is largely dictated by its function. There is a requirement to provide large, open internal spaces and the scale and massing of the structure is indicative of the internal layout. The facing materials employed would include an artificial stone plinth wall surmounted by cedar/green oak timber boarding on the main elevations. The roof would be of lightweight construction in colour coated profile metal sheeting. The south facing roof plane of the swimming pool would feature a full width bank of photovoltaic panels.

RELEVANT PLANNING HISTORY

A variety of permissions have been granted in the period 1983-2004 but these were, in the main for tree works or insignificant in terms of assessing this proposal. Those of significance include:

Permission was granted in 1983 (83/00944/FUL) for replacement of the roof structure above the swimming pool.

Permission was granted in 2001 (01/01226/FUL) for a substantial amount of land backfill to the former kitchen garden in order to create a sports field.

Permission was granted in 2002 (02/00459/LBC & 02/00456/FUL) for use of buildings adjacent the kitchen garden as a sports pavilion and storage facility.

REPRESENTATIONS

There have been 2 objections to the proposal.

SUMMARY OF POINTS RAISED

Windows in the north elevation will overlook neighbouring property. Will result in loss of trees that will reduce privacy at neighbouring property. May result in an increase in on street parking on Woodholm Road The proposal is an over-development and out of character with the surrounding area The proposal would dominate the garden of a neighbouring property

Non Planning Matters

The proposal would result in loss of a private view.

PLANNING ASSESSMENT

Policy Issues

The site for development is allocated as partly Open Space and partly Housing Area in the Unitary Development Plan (UDP). The residential properties on all surrounding roads are designated as Housing Areas.

15 Unitary Development Plan Policy

The site needs to be assessed with regard to Policies:

BE5 ‘Building Design and Siting’ BE6 ‘Landscape design’ BE15 ‘Areas and Buildings of Special Architectural or Historic Character’ BE19 ‘Development affecting Listed Buildings’ BE21 ‘Historic Parks and Gardens’ GE11 ‘Nature Conservation and Development’ and GE15 ‘Trees and Woodland’ H10 ‘Development in Housing Areas’ H14 ’Conditions on development in Housing Areas’ LR4 ‘Open Space’ LR5 ‘Development in Open Space Areas’ LR6 ‘Development of recreation space for indoor recreation facilities’

Policy BE5 ‘Building Design and Siting’ states: Good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. Policy BE6 ‘Landscape design’ states: Good quality landscape design will be expected in new developments and… such schemes should, where appropriate, include a suitable landscape scheme which integrates existing landscape features, including mature trees, hedges and water features Policy BE15 ‘‘Areas and Buildings of Special Architectural or Historic Character’ states that: Development which would harm the character or appearance of Listed Buildings, Conservation Areas or Areas of Special Character will not be permitted. Policy BE19 ‘Development affecting Listed Buildings’ states: Proposals for development within the curtilage of a building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting. BE21 ‘Historic Parks and Gardens’ states: The character, setting and appearance of Historic Parks and Gardens will be protected. Policy GE11 ‘Nature Conservation and Development’ states that: The design, siting and landscaping of development should respect and promote nature conservation and include measures to reduce any potentially harmful effects of development on natural features of value.

Policy GE15 ‘Trees and Woodland’ states that ‘trees and woodland will be encouraged and protected by requiring developers to retain mature trees, copses and hedgerows, wherever possible, and replace any trees which are lost.

H10 ‘Development in Housing Areas’ indicates that Leisure and recreation facilities (Use Class D2) are acceptable.

16 H14 ’Conditions on development in Housing Areas’ states:

In Housing Areas, new development or change of use will be permitted provided that: a. new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and

- the site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and - it would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians; and and, for non-housing (C3) uses, provided that it would also:

- be on a scale consistent with the residential character of the Area or meet primarily local needs or occupy an existing building set in its own grounds;

LR4 ‘Open Space’ states: Open space will be protected from built development where it is needed for outdoor recreation, or where it makes a valuable contribution to the natural environment, urban heritage or quality of life.

LR5 ‘Development in Open Space Areas’ states:

Development in Open Space Areas will not be permitted where: a. it would cause damage to mature or ancient woodland or result in a significant loss of mature trees; or b. it would significantly detract from the green and open character of the Green Network; or c. it would make an open space ineffective as an environmental buffer; or d. it would damage the character of a Historic Park or Garden; or g. it would result in over-development or harm the character of an area; or

LR6 ‘Development of recreation space for indoor recreation facilities’ states:

In Open Space Areas the development of recreation space for indoor leisure and recreation facilities will be permitted only if they would: a. complement and improve existing opportunities for recreation in the open space; and The proposals also need to be assessed against national planning guidance given in PPG17: Planning for Open Space, Sport and Recreation.

Design Issues

The building is proposed with an artificial stone ground floor plinth wall surmounted by silver grey composite profile panelling. The brickwork will match the adjacent school building and both this and the sheeting are considered acceptable, as is the proposed composite panel roof. A requirement for provision of samples of all materials can be conditioned.

17 The building is, of necessity, somewhat utilitarian and functional in appearance.

However, considerable efforts have been made to amend the originally submitted scheme in order to minimise the impact, not only on landscape features but also on views and vistas within the historic garden.

Whilst alternative locations for the building have been explored within the site as a whole it is considered that the amended scheme achieves an acceptable balance between the schools requirements and considerations regarding the historic nature of the site. The buildings function dictates a certain massing and appearance but the former has been significantly reduced by negotiation and the employment of stone and timber facing materials should contribute to the building blending into its setting.

Extensions to the villa in the last 30 years largely negate any juxtaposition of the proposal with the original house in key views but it is felt that the reduction in height of the gymnasium roof and south elevation and the repositioning of the building further to the north will reduce the impact of the proposal along the access drive to the south of the proposal. It will also enable replacement planting in a bank to the south of the development that will soften its impact on immediate views and vistas.

It should also be noted that the building will replace a structure which at present could be considered to have a deleterious affect on the character of the Historic Garden.

Given the inherent difficulties in siting a building of this type within a historic garden and close to a Listed Building it is considered that an acceptable solution has been achieved and as such the proposal is considered, on balance, to satisfy policies BE5, BE15, BE19 and BE21.

Whilst the building itself is clearly not on a scale consistent with the residential character of nearby housing this is a non housing use set within school grounds and meeting educational needs of a section of the community. As such it satisfies policy H14 (l)

Landscape Issues

During the lifespan of the application considerable efforts have been made to reposition the building in order to minimise the effects of the development upon the existing tree cover of the site.

The building footprint has been reduced in size and modified and moved eastwards and methods of construction and proposed levels have been altered which has helped minimise the effects of the development upon the existing tree cover of the site.

The development necessitates the removal of six trees in order to accommodate the increased footprint of the building.

18 Three of these are yew trees adjacent the south elevation and the others are large mature specimens to the east of the existing building

All these trees provide visual amenity and the three larger specimens, to the east of the existing pool building, in particular form part of the character of the Historic Garden. However, Landscape Officers have confirmed the assessment of the submitted tree report and have concluded that the two beech trees in this group have an estimated lifespan of approximately 20 years and that the ash tree should be removed now irrespective of development because it has reached the stage where branches are being shed in a location where falling branches are a safety problem.

It has also been noted that the trees form part of a group which have developed together to form one unit and the removal of the major beech tree would adversely impact on the remaining two trees and expose them to gale damage.

In view of these findings it is considered reasonable to remove these three trees at this time because of their limited useful life expectancy.

As a consequence of this assessment the proposed footprint has been moved to the east which has provided more space and undisturbed ground around the two large lime trees to the east which are considered to be better quality trees with longer life expectancy.

Considering the difficulty of placing a building of these proportions within a sensitive site such as this it is considered that the amended location is the best possible solution.

To mitigate tree removals and to integrate the proposals into the locality and school’s landscaped grounds drawing 025 Rev P3 shows 20 new trees being planted which is considered acceptable subject to detailed positions, species and sizes being agreed.

Hence, whilst the proposal will result in the loss of mature trees their loss is considered acceptable considering their condition, likely life span and the provision of replacements. The proposal is therefore considered to satisfy policies BE21, GE11 and GE15

Open Space

Policy LR7 requires that if it is proposed that open space be developed such space should be replaced. The proposal would result in a marginal loss of open grassed area to the north of the existing building but this does not form part of the school playing fields and is of insufficient size to provide any formal outdoor sports provision. Sport England have been consulted and do not object to the application.

Therefore, although the footprint of the building results in the loss of this small area it is considered that the improved facilities proposed would be of sufficient benefit

19 to outweigh any detriment caused by the loss. In these circumstances, the proposals are considered to comply with Policy LR7 and PPG17.

The sports hall is considered to comply with Policy LR6 in that it complements and improves existing opportunities for recreation in that part of the site that is currently open space.

Residential Amenity

There are no windows in the scheme that have any overlooking potential to neighbouring dwellings.

The negotiated changes in the proposed footprint of the building to alleviate pressure on trees considered to have reasonable longevity has also resulted in the building being located further from the nearest residential property than was originally intended.

The closest residential property to the development is No. 21 Woodholm Road. The swimming pool element of the scheme lies within 10 metres of this property at its closest point. At this closest point the development lies opposite the side elevation and garage of this property and is single storey in height. As the development gathers height towards the first ridge (above the pool) the separation distance to No. 21 increases to 12 metres. At this point the building ridge achieves a height approximately that of the eaves of No. 21 Woodholm Road. After a short valley beyond this ridge the roof line begins climbing again to the highest point of the building where the ridge above the gym reaches a height of 7.4 metres at a distance approximately 18 metres from the main aspect window in the rear of No. 21 Woodholm Road.

The proposal will present a longer side elevation towards No. 21 than a dwelling but this elevation will achieve ever increasing separation distance to the property as it increases in height.

Since Supplementary Planning Guidance with regard to house extensions permits a full two storey gable end to be located 12 metres from a main aspect window it is considered that the proposal would represent a lesser loss of amenity with regard to overshadowing and overbearing than a permissible two storey house extension.

It is not considered that the provision of a relatively small sporting facility within a substantial school curtilage amounts to an over development of the site.

The proposal is therefore considered to satisfy the requirements of policy H14

Highway Issues

The Applicant has provided information with regard to staffing levels and community usage and has indicated that there is no intention to increase staff numbers or intensify community usage. As such it is considered that the existing parking provision on site is acceptable and that there are no implications for highway safety

20 The proposal is therefore considered satisfactory with regard to highways considerations.

Community usage

A statement regarding wider community use including local swimming clubs, parent and toddler groups and sports and recreation groups has been provided. This details existing user groups and indicates that they will continue to use the proposed facility.

Sustainability

The introduction of a significant bank of photovoltaic panels to provide energy for the new building is welcomed.

Response to representations

Matters relating to residential amenity have largely been dealt with in the main body of the report. However, one letter of representation mentions that the scheme is contrary to policy BE2 since it deprives a resident of an open aspect. Policy BE2 is concerned with Views and Vistas in the Urban Area with regard to locations viewed from within the public domain rather than views enjoyed by individuals across neighbouring cartilages. Since the proposal will not have any significant affect upon views and vistas from the public domain it is not considered that policy BE2 is applicable in this context.

CONCLUSIONS

This is a proposal for a sports facility that would enable the school to replace a dilapidated and outdated building with a suitable modern sports facility for its pupils well into this century.

It would also offer improved facilities to the wider community including, local swim schools, church groups and sports/ recreation clubs.

It is considered that matters regarding highway and parking, design, and landscape have been appropriately addressed and that the proposal is satisfactory with regard to these issues.

It is therefore recommended that the proposal be granted permission subject to conditions.

Case Number 05/01274/FUL

Application Type A Full Planning Application

Proposal Alterations to existing building to form 22 apartments and erection of 8 apartments in a 3 storey block (As per amended drawings received on 16 March 2006)

Location Crookesmoor House, 483 Crookesmoor Road, Sheffield, S10 1BG

Date Received 31/03/2005

Team SOUTH

Applicant/Agent Axis Architecture Ltd (K Seers)

Recommendation Grant Conditionally

Subject to:

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

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

2 The apartments shall not be used unless 2.0metres x 2.0metres 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 600mmm above the level of the adjacent footway and such splays shall thereafter be retained.

In the interests of the safety of road users.

3 The apartments shall not be used unless the car parking accommodation for 31 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

4 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.

22 5 The apartments shall not be used unless all redundant accesses have been permanently stopped up and reinstated to footway and kerb, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

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

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

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

7 The units of accommodation shall not be occupied unless the cycle parking accommodation as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

8 Before any work on site is commenced full details of the measures to be taken to protect the retained trees (as shown on drawing number 25008/0010) within and/or adjoining the site of the development and the existing landscaped areas within the site throughout the course of construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind. (edited version of C164).

In the interests of the amenities of the locality.

9 None of the retained trees (as shown on drawing number 25008/0010) 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 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. (Edited version of C161).

23 In the interests of the amenities of the locality.

10 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 include full details of soft landscaping schemes, including tree and shrub schedules, quantities, spacings, as well as hard landscaping details and 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. (Edited version of C195).

In the interests of the amenities of the locality.

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

In order to ensure an appropriate quality of development.

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

Windows and window reveals Heads and cills Eaves and verges Doors Boundary walls and railings Chimneys

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

24 14 Rooflights shall be conservation style whereby no part of the rooflight shall project above the surface of the roofing slates unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

15 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

16 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

17 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

18 Notwithstanding the submitted drawings details of the design, appearance and construction methods of boundary treatments, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

19 Details of the proposed bollards and vehicular entrance gate shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

25 20 The units of accommodation shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

21 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 (three) metres either side of the centre line of the sewer, which crosses the site.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure that the development can be properly drained.

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

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

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

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

26 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the units referred to

26 as being mobility standard apartments on the submitted plans and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be used unless such access and facilities have been provided in accordance with the approved plans. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

27 Before work on site is commenced, details of a method statement relating to the protection of trees along the Harcourt Road and Harcourt Crescent frontages, the proposed boundary treatments and the details of hard landscaping treatments in these areas shall be submitted to and approved in writing by the Local planning Authority. The method statement shall govern the method of construction and require approval of a schedule of on-site checks to be carried out by the Local Planning Authority.

To ensure the trees are protected during the course of construction works and thereafter.

28 Before any of the development is occupied, a Travel Plan to reduce dependency on the private car, which shall include clear and unambiguous objectives and modal split targets, together with a timebound programme of implementation, monitoring and regular review and improvement, shall have been submitted to and approved in writing by the Local Planning Authority and thereafter operated. Prior to the occupation of any apartment, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.

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

29 The Local Planning Authority shall be consulted with and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan, following the submission of progress performance reports as timetabled in the programme of implementation. All future owners/occupants of the site shall operate a Travel Plan and will adhere to the approved Travel Plan unless otherwise varied and agreed in writing by the Local Planning Authority.

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

Attention is drawn to the following justifications:

27 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.

BE5 - Building Design and Siting; BE15 - Areas and Buildings of Special Architectural and Historic Interest; BE19 - Development affecting Listed Buildings; GE15 - Trees and Woodland; H5 - Flats, Bed-sitters and Shared Housing; H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas and H16 - Open Space in New Housing Developments.

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:

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

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

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

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

28 4. You are advised that residential occupiers of the building should be informed in writing prior to occupation that resident's car parking permits will not be provided by the Council for any person living in the building.

5. The applicant is advised to contact the Council's Development Services, Land Drainage Group, 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

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

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

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

29 Site Location

LOCATION AND PROPOSAL

The application site is located to the east of Crookesmoor Road and to the west of Harcourt Road, immediately to the north of Northumberland Road.

The existing building within the site, along with its adjoining boundary wall and bridge are Grade II listed buildings/structures. The building currently provides student accommodation, with there being a total of 48 student rooms and the associated bathroom, wash, kitchen and dining facilities. There is an existing car parking area within the northern portion of the site, providing a total of approximately sixteen parking spaces. This parking area is accessed via Harcourt Road.

Northumberland Road steeply slopes downwards from the west to the east, so that the main entrance to the existing building is at ground level, with a basement level beneath this.

The Listed Building application (05/03048/LBC) seeks consent to carry out modification works to the existing building to form a total of twenty-two apartments, including 12num x 1 bedroom units and 10num x 2 bedroom units. As well as these works the full planning application seeks consent to erect a separate building within the part of the site currently serving as its car-park. The new building is proposed to include a total of eight apartments, including 7no. x 2 bedroom and 1no. x 3 bedroom apartments. Within the undercroft level of the new building a total of sixteen parking spaces would be provided. A further fifteen parking spaces would be provided externally. The new building would take the form of a two storey building, with accommodation space in the roof space.

The Unitary Development Plan designates the site as being located within a Housing Area.

30 RELEVANT PLANNING HISTORY

Two applications were granted consent (full planning consent and listed building consent) in 1991 for alterations to the church for use as student living accommodation and formation of car park.

An application at the former British Glass Laboratory site on Northumberland Road, (ref number - 05/01366/FUL) granted approval in November 2005 for the erection of seventy-six apartments with basement car parking accommodation. This site is located on the opposite side of Harcourt Road from the application site.

SUMMARY OF REPRESENTATIONS

Following direct consultation with neighbouring occupiers and the placement of site notices, a total of 10 letters of representation were received.

A second round of consultation was carried out concerning the amended drawings. At the time which this report was completed two written representations had been received. Any further representations will be summarised at the Board meeting.

SUMMARY OF REPRESENTATIONS RECEIVED

The comments made in relation to the initially submitted drawings can be summarised as follows:

Supportive of conversion of Crookesmoor House to apartments, but concern regarding the new building which is out of character.

The current proposals are virtually identical to schemes previously considered to be unacceptable. Views of existing building are of value, they include the gardens and mature trees. Visual setting of the existing building would be harmed and any views would be lost were the new building to be erected.

The new buildings’ proposed materials would be out of character with the listed building, and locality, as well as the proposal at Glass Laboratory site.

Loss of a significant number of trees, in an area already largely lacking trees. The trees proposed for removal provide visual and ecological benefit.

Concern regarding the loss of the open space area.

New building is incompatible with the listed building, and the locality.

Lack of information in regards to items such as railings, beech hedge and pedestrian access.

Proposed new build would represent over-development. Would contribute to problems of increasing population density, much of which is made up of student population. Lack of provision of family based accommodation.

31 Insufficient account taken of existing community.

Inadequate parking provisions, leading to the exacerbation of on-street parking difficulties. General highway safety concerns.

Querying of the relationship between Merlin Estates, and the University. University should demonstrate greater responsibility.

Querying maintenance of grounds were consent to be granted.

Querying the future of recycling facilities were consent to be granted.

Increase in noise and disturbance.

Query whether such a development is needed. The comments made in the letter received in relation to the revised drawings can be summarised as follows:

Supportive of conversion of existing building, concern regarding proposed new building. Reference made to decisions taken in June 1991 regarding provision of car parking area, and re-instatement of lawn and trees, having considered traffic issues and visual amenities of the Grade II listed building.

Constitute over-development of the site. Contribute to rising population density in the area.

Harcourt Road is heavily used as a short-cut. Increased vehicular movements relating to this proposal would heighten risk of accident. Suggestion of increased length of double yellow line opposite the entrance should be considered.

Residents Parking scheme has not prevented serious congestion. Concern regarding additional on-street parking.

A nearby, recent development involved an agreement that occupants of the new building would not require on-road parking, and they were therefore not allowed parking permits. This should also apply to the currently proposed development.

The amended scheme represents a significant improvement on the previous scheme. Would be in character with other nearby buildings.

Welcome retention of lawn and garden areas. Suggestion that these gardens must not be damaged during works.

Retention of the existing trees is also important, existing hawthorn should be retained if possible. Beech hedge should also be retained. Suggestions regarding a landscaping scheme. Retained trees should be protected during construction works.

32 PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Area within the adopted Unitary Development Plan. As such it is subject to the provisions of policies H5 “Flats, Bed-Sitters and Shared Housing”, H10 “Development in Housing Areas”, H14 “Conditions on Development in Housing Areas” and H16 “Open Space in New Housing Developments”. The existing listed building means that the proposal will also be assessed in relation to policies BE5 “Building Design and Siting”, BE15 “ Areas and Buildings of Special Architectural or Historic Interest” and BE19 “Development Affecting Listed Buildings”. The site incorporates a number of trees, as such policy GE15 “Trees and Woodland” will be relevant.

Policy H5 “Flats, Bed-Sitters and Shared Housing” states amongst other things, that consent will only be granted if: - a concentration of such uses would not cause serious nuisance to existing residents - satisfactory living standards for occupants and immediate neighbours are provided

Policy H10 specifies that housing is the preferred use within this policy area, and therefore the principle of the proposed development for residential purposes is acceptable.

Policy H14 states, amongst other things, that new development will be required to - be well designed, and in scale and character with neighbouring dwellings, - not over-develop a site or deprive existing residents of light, privacy or security, - provide safe access to the highway, appropriate off-street parking and not endanger pedestrians

Policy H15 “Design of New Housing Developments” requires any new housing development to - give easy access to homes and circulation around the site for people with disabilities - provide adequate communal open space and ensure basic standards of daylight, privacy, security and outlook are met for all residents

Policy H16 “Open Space in New Housing Developments” requires developments to be provided with sufficient open space to meet local needs.

Policy BE5 “Physical Design and Siting” requires any new buildings, amongst other things: - to complement the scale, form and architectural style of surrounding buildings - special architectural treatment should be given to corner sites in order to create a lively and interesting environment - to meet the needs of its users particularly people with disabilities

33 Policy BE15 “Areas and Buildings of Special Architectural or Historic Interest” states that development which would harm the character or appearance of listed buildings will not be permitted.

Policy BE19 “Development Affecting Listed Buildings” states that proposals for internal and external alterations to a listed building will be expected to preserve the building’s character and appearance, and preserve original details and features of interest.

Any proposals for development within the curtilage to a listed building will be expected to preserve the buildings character and appearance.

Policy GE15 “Trees and Woodland” requires developments to retain mature trees, and replace any lost trees.

The main issues for consideration are therefore the proposal’s impact within the locality, its impacts upon the listed building, the amenity of any future occupants of the proposed units, the amenities of neighbouring occupiers, the adequacy of any off-street parking provisions and the impact of the proposal upon trees.

Impacts upon the Listed Building and the Character of the Locality

Firstly, addressing the proposed new building in this context, its impacts are required to be assessed against policy BE5. This potential area of impact is particularly significant, given that the site itself includes a Listed Building. The scale, form and architectural style of the proposed new building are required to be measured against these features of the listed building and other surrounding buildings.

The revised scheme has eliminated the large car park, which was considered to seriously harm the setting of the listed building. The revised scheme includes a building in a two storey form (with accommodation in the roof space). It is considered to be of a traditional design and the undercroft parking allows development which would avoid using the existing green space around the church. It is considered that the proposed building respects the scale and form of the listed building, and does not dominate it. The revised scheme also shows the proposed new building in a position set further back from the Harcourt Road, and Harcourt Crescent frontages. This repositioning allows each of these building lines to be respected.

The traditional design of the amended proposal, including its scale and mass, are considered to result in it being sympathetic to existing buildings in the surrounding area. The proposed new building is therefore considered to be acceptable in regards to its impacts upon the character of the vicinity, and satisfy this element of policy BE5.

Similarly, Policy BE19 requires development within the curtilage to a listed building to preserve the buildings’ character and appearance. Given the above comments the amended scheme is considered to satisfy this policy element.

34 Turning secondly to the works proposed in relation to the listed building. The building is currently used to provide university student accommodation. With the exception of the re-instatement of gates to the front, there are no changes proposed to the external appearance of the listed building. This level of minor external work is considered to be acceptable. The internal works necessary to provide the twenty-two proposed apartments would involve a significant amount of additional division at the northern end. The works in this area to the main building will result in the loss of the double height spacing, however, the works would involve the retention of all the original features, which include details within the roof, pillars and arches. The works to the rear (south) part of the building are considered to be acceptable, as this portion of the building has already been subjected to significant levels of division. It is considered that the use of the building and its conversion to form individual flats may be necessary in order to ensure the long-term future of the building.

Policy BE15 requires proposals involving listed buildings to avoid harming the character or appearance of the building. Policy BE19 states that proposals for internal and external alterations to the listed building will be expected to preserve the building’s character and appearance, and preserve original details and features of interest. As outlined above the proposed works have minimal impact upon the external appearance of the listed building. The internal alterations, although of greater extent, are considered to preserve the essential character of the building. Importantly, the works would retain original details and features of the building. As such it is considered that the two policies applying to works upon listed buildings are satisfied by this proposal.

Impacts upon amenities of Neighbouring Occupiers

The impacts of reconfiguration of the listed building to provide self-contained apartments upon neighbouring residential occupiers are considered to be minimal. Therefore, in considering the application’s impact neighbouring amenities assessment will focus upon the impacts of the proposed new building. The residential occupiers in closest proximity to the proposed new building are those dwellings on the opposite side of Harcourt Road, the opposite side of Harcourt Crescent and immediately to the west on Harcourt Crescent.

The proposed building would be separated by a distance of approximately 20metres to the front elevation of the dwellings on the opposite side of Harcourt Road. The proposed building at this point includes two windows within roof gables at third storey level. Since this separation distance incorporates a highway and trees which are to be retained as part of the development, it is considered that the marginal shortfall below the 21metre separation distance would not lead to harmful impacts upon the amenities of occupants of the Harcourt Road properties. The two gable windows at third storey level would provide elevated views, but it is not considered that this would result in a harmful impact on privacy of Harcourt Road residents, again as a result of the intersecting highway, which would be considered to increase the perceived separation distance.

The dwellings located to the opposite side of Harcourt Crescent are semi-detached dwellings, which are set some distance below the level of the footpath. The

35 proposed new building is separated by at least 25metres from these Harcourt Crescent dwellings. It also includes two gable windows at third storey level. The set-down level of the Harcourt Crescent dwellings means that their existing ground floor windows are screened by existing boundary treatments. The existing Harcourt Crescent dwellings are angled away from the proposed building to a certain degree. The road runs between the proposed building, and existing neighbours. Additionally, the proposed arrangement very much mirrors the existing relationship between the existing Harcourt Crescent residence to the north of the proposed building and the semi-detached dwellings opposite. Overall, the impacts of the proposed building are considered to be acceptable in regards to impacts on privacy of residential dwellings. Consequently, their amenities would not be harmed as a result of this proposal. Therefore, the proposal is considered to satisfy the relevant aspects of policy H14.

Turning to the impacts of the proposed new building on the immediately adjoining residential premises, located to the north of the proposed new building. There are essentially three residences immediately to the north. These are two flats in a sub- divided dwelling, and a third in a converted coach house.

Dealing firstly with the flats in the sub-divided house. This includes a flat at ground floor, and a second flat occupying the first floor and attic levels. The proposed new building projects beyond the rear elevation of the building by a distance of approximately 2m, and would not breach the 45deg line taken from the closest ground floor window.

The proposal therefore satisfies the parameter set out within the Designing House Extensions Supplementary Planning Guidance. The neighbouring building also features side elevation glazing at first floor (landing window) and two velux windows within the roof slope (one serving a landing/stairway and a second being a secondary window to a bedroom, which has a main rear elevation dormer window). These would look directly out toward the proposed building. Since the windows/veluxes serve non-habitable areas and/or are secondary windows it is considered it would be unreasonable to resist granting consent due to the proposed building’s proximity at a distance of approximately 2metres.

The portion of the proposed building in closest proximity to this neighbouring dwelling does not feature any windows, and therefore gives rise to no risk of overlooking/privacy loss. The layout of the building is such that its windows would not be provided with direct lines of sight to the side elevation of the two flats. Therefore, the proposal would not lead to opportunities for overlooking. Overall, the proposal would not lead to harmful impacts upon the visual and residential amenities of occupants within the two self-contained flats.

In regards to the proposal’s impacts upon the amenities of the converted coach house, the following comments can be made. It features lounge and kitchen windows it its front/north elevation, and a velux window serving a bedroom at first floor level. The proposed building’s windows would be positioned at a narrow angle in relation the coach-house’s front elevation windows. This angle would be considered to preclude opportunities for overlooking/loss of privacy. Additionally, this relationship would also be considered to deem there to be no harmful impact

36 resulting from over-dominance or over-bearing impacts. The side facing velux window serves a bedroom, and acts as a secondary window with the main window in the front facing roofslope. The proposed building is such that only one window would be expected to lead to opportunities for overlooking. However, the velux would be elevated above the proposed window concerned. This elevation would preclude any significant overlooking opportunities in relation to this window. Therefore, it is considered that the proposal would avoid having a harmful impact upon the occupants of the coach house via overlooking or over-dominance and overbearing impacts.

Overall, the proposal is considered to avoid having a harmful impact upon the amenities of occupiers of neighbouring residences. As such the proposal is considered to satisfy the relevant requirements of Policy H14.

Amenities of Potential Occupants of Proposed Apartments

Policy H5 requires living conditions within flats to provide satisfactory levels of amenities.

As stated above the proposed conversion of the existing building would provide 12 x 1bedroom and 10 x 2 bedroom apartment. The proposed new building would provide 7 x 2 bedroom and 1 x 3 bedroom apartments. The individual floor layouts would be considered to provide adequate internal floor space and access to the required facilities. The level of natural daylighting and ventilation to the units is considered to be acceptable, and to provide the proposed units with acceptable levels of amenities within their internal environments.

In regards to the external amenity provisions within the site it is important to incorporate an area whereby people are able to spend recreation time together. The amended scheme retains the existing lawned area, within the south-east area of the site. This covers an approximate area of 600 sq metres, which significantly exceeds the guideline area of 5 sq metres per apartment (which leads to 150 sq metres). This amenity area also would be considered to be high quality, due to its separation from the residential units within the buildings. It is also large enough to be open, whilst retaining a degree of privacy from pedestrians and passing members of the public. As such the external amenity provisions are considered to be satisfactory, and to meet the relevant requirements of policy H5.

Impacts upon Trees

The site is currently characterised by a number of trees located around its perimeter. A significant number of trees are positioned around the perimeter of the existing car park. Therefore the public amenity value of these trees, along with any impacts of the proposed new building upon them form key factors in consideration of the application.

The trees which run along the Harcourt Road and Harcourt Crescent frontage are considered to contribute toward the character of the area. It is therefore considered to be appropriate to seek to retain the best specimens. It is noted that some of the trees have defects, some are poor specimens and a couple are

37 affecting the structural integrity of the boundary wall. Consequently, it is considered that it would be difficult to justify including them within a tree preservation order.

The Landscaping Officer considers that some of the trees are badly formed, others are in a state where they ought to be removed as part of any works, whilst others are growing close proximity to the retaining wall. However, there are also considered to be a number that are of sufficient merit to warrant protection an retention as part of any works. As an overall group the trees are considered to provide much needed greenery, and are very prominent. They are considered to make a valuable contribution toward the amenity of the area.

The amended proposal includes the new building in an amended location which is set back from the trees, allowing the retention of the better trees. Additionally, the proposal would provide capacity for the planting of new trees. Re-planting ought to include semi-mature specimens, to immediately restore the amenity and provide an instant impact.

Overall, it is considered that the amended proposal gives rise to no objections in regards to trees. It is considered to be appropriate to require trees to be protected during the course of construction. Additionally, it is considered to be appropriate to stipulate that no trees other than those immediately affected by the proposal should be removed without prior consent. Full details of soft landscaping schemes, including tree and shrub schedules, quantities, spacings, as well as hard landscaping details are required.

Open Space Provision

The proposal includes more than 5 units of accommodation. Therefore, in the event that approval was to be granted in this instance a commuted sum toward off- site open space improvements would be required in accordance with policy H16 of the UDP. It is therefore considered to be necessary to require a section 106 agreement to be formulated which requires the contribution of £26,491.60 (inclusive of a 3% administration/legal fee). This figure is based upon the provisions of the Open Space in New Housing Development Supplementary Planning Guidance. Therefore, the below recommendation is subject to the completion of a Section 106 agreement relating to this issue.

Highways Issues

It is noted that the site is located favourably in regards to local facilities and public transport connections. These factors enable a relaxation of parking standards within the provisions of PPG 3 and PPG 13. It is considered to be likely that the units are unlikely to be targeted toward families. Upon the basis of these factors it is considered that the 31 car parking spaces which have been proposed would be sufficient.

In addition to car parking provision, the UDP suggests that cycle parking should be provided at a ratio of 1 long-stay space per 2 flats for residents, and 1 short-stay space per 20 flats for visitors should be provided. The revised layout drawing of

38 the Basement and undercroft parking area shows adequate storage area for cycles. This is considered to adequately satisfy this standard. Therefore a condition is included within the recommendation requiring provision of this cycle store facility.

Therefore, the proposal is considered to be acceptable subject to the imposition of appropriate conditions in regards to highway safety terms, and avoid giving rise to on-street parking.

COMMENTS UPON REPRESENTATIONS

The majority of points raised are covered in the above assessment. The remaining comments can be referred to as follows:

The relationship between the developer and Sheffield University is not a material planning consideration, and the current applications are required to be assessed on their individual merits.

Reference has been made to planning history dating back to 1991. It should be noted that the current applications are required to be assessed upon the basis of current UDP policy and national guidance.

The removal of the existing recycling facilities would not form a material planning consideration. They form the subject of a private agreement between Onyx and the University.

A directive can be added to any consent granted advising that any applications for residents parking permits are unlikely to be granted.

SUMMARY AND RECOMMENDATIONS

The applications seek consent to carry out alterations to the listed building to provide a total of 22num. x 1 and 2 bedroom apartments (covered specifically under 05/03048/LBC) and erect a new building including 8num. x 2 bedroom apartments and a single 3 bedroom apartment (both covered by 05/01274/FUL).

Assessment of the applications is subject to the provisions of the following UDP policies: BE5, BE15, BE19, GE15, H5, H10, H14, HE15 and H16. The works to the listed building are considered to sensitively deal with its character and appearance, and the overall proposal is considered to be in keeping with the existing character within the street scene.

The proposal is considered to avoid having a detrimental impact upon the amenities of neighbouring occupiers, by over-dominance or overlooking/loss of privacy outcomes. The proposal is considered to be acceptable in highway safety terms, as it provides an adequate level of off-street parking for a site in this location, adequate levels of cycle parking and an appropriately relocated vehicular access to Harcourt Road.

39 The revised scheme is also considered to satisfactorily take account of the trees which run along the site’s frontage to Harcourt Road and Harcourt Crescent.

As such the relevant UDP policies are considered to be satisfied. Consequently, the applications are considered to be acceptable. Subject to the completion of a legal agreement concerning contribution to Open Space provisions, as discussed above, the full planning application is recommended for approval.

The application for listed building consent is not subject to this particular consideration and a recommendation for its approval can be made without the completion of this legal agreement.

Case Number 05/01279/LBC

Application Type Listed Building Consent Application

Proposal Alterations to existing building to form 22 apartments and erection of 8 apartments in a 3 storey block (as per amended drawings received on 16 March 2006)

Location Crookesmoor House, 483 Crookesmoor Road, Sheffield, S10 1BG

Date Received 31/03/2005

Team SOUTH

Applicant/Agent Axis Architecture Ltd (K Seers)

Recommendation Grant Conditionally

Subject to:

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

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

2 The units of accommodation shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

3 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

4 There shall be no replacement, alteration or repair of any part of the original roof structure without the prior approval, in writing, of the Local Planning Authority of details of timbers to be removed, altered and repaired and details and specifications of all new replacement timber members.

In order to ensure that inappropriate alterations are avoided

41 5 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

6 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

7 Details of all new joinery and timber structural elements and/or the repair, alteration or replacement of existing timber elements (including roof and floor timbers, partitions, stairs, balustrades, screens, wainscoting) shall be approved in writing by the Local Planning Authority before the development commences. Thereafter, the development shall be carried out in accordance with the approved plans.

In order to protect the character of the original building

8 Details of the new internal floor structure and its abutment with the existing building structure shall be approved in writing before the development commences.

In order to ensure an appropriate quality of development.

9 A schedule of all fixtures and fittings, with a photographic record, and details of their retention, repair, removal or relocation shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved schedule

In order to protect the character of the original building

10 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

11 Details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall be approved in writing by the Local Planning Authority before

42 the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

12 Chimney stacks and pots shall be retained and, where repaired, should be reinstated to their original appearance using materials to match existing unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

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

BE5 - Building Design and Siting; BE15 - Areas and Buildings of Special Architectural and Historic Interest and BE19 - Development affecting Listed Buildings.

Attention is drawn to the following directives:

1. Please note that this listed building consent cannot be implemented prior to the granting of consent relating to full planning application 05/01274/FUL.

43 Site Location

05/01279/LBC

SEE REPORT FOR 05/01274/FUL ON THIS AGENDA

Case Number 05/03455/FUL

Application Type A Full Planning Application

Proposal Erection of 6 dwellings (resubmission) (As amended 24/04/06)

Location Site Of 32, Ryegate Road, Sheffield

Date Received 31/08/2005

Team SOUTH

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 Before the commencement of development the following samples shall be approved in writing by the Local planning Authority: i) proposed facing materials and/or ii) proposed roofing materials

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

In order to ensure an appropriate quality of development.

3 The windows on the side elevation of the proposed dwellings shall be glazed with obscure glass to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

4 Before the development is commenced finished floor levels shall be submitted to and approved in writing by the Local Planning Authority and thereafter the dwellings shall be constructed in accordance with approved levels.

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

5 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 the amenities of the locality and occupiers of adjoining property.

6 The existing boundary wall fronting Ryegate Road shall be retained and details of the proposed treatment of any new access through the wall shall be submitted to and approved in writing by the Local Planning Authority before work on site is commenced and the access shall not be used unless such treatment has been carried out in accordance with the approved details.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

8 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 visual amenities of the locality.

9 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

46 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.

10 The dwellings shall not be used unless the car parking accommodation for 2 spaces per dwelling as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

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

In the interests of the safety of road users.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas BE18 - Development in Areas of Special Character

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.

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

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

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

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

48 Site Location

INTRODUCTION

Members will recall that this application was deferred from the last Area Board on 30th May 2006 for a site visit.

LOCATION AND PROPOSAL

The application site is located within a housing policy area on the edge of the Tapton Area of Special Character. The site is surrounded by residential properties.

The application site is currently occupied by a single residential property known locally as Hallam Croft and large private garden area. The existing property is set down from the highway and the associated garden area to rear and side is set down further.

49 The site is bounded to the front by a 2m high stonewall. The other boundaries within the site are marked by 2 - 3m high conifer hedges.

There is an existing vehicular access point to the front of the site, which leads down to a garage and hard surfaced vehicular turning area.

This application is to seek approval for the demolition of Hallam Croft and the erection of 6 dwelling houses with integral garages. These will take the form of three pairs of semi- detached houses. This is a resubmission of a previous application, which was withdrawn by the applicant.

SITE HISTORY

A planning application for the erection of six dwellings on this site in the form of a terraced block of four dwellings and a pair of semi detached houses was previously recommended for refusal at Area Board in July 2005. At this time there were officer concerns that :

-the proposed design of the development by reason of its excessive massing and terracing effect out of keeping with the character of the area

-The proposed development would result in unacceptable overlooking detrimental to the residential amenities of occupiers of adjacent property. Also the proposal resulted in the loss of the existing front stone boundary wall, which was considered to be detrimental to the visual amenity of the Tapton Area of Special Character.

The application was withdrawn by the applicant before the Area Board meeting.

Planning Permission for the erection of 9 dwellings on the adjacent site to North East was approved in 2003. These have now been erected by current applicant and are now occupied.

SUMMARY OF REPRESENTATIONS

Following receipt of this application which initially was for a block of four town houses and pair of semi detached dwellings similar in appearance to that previously recommended for refusal 10 letters of objection were received from local residents outlining the following concerns

- The submitted plans detail no alterations to those previously refused by the council.

- The area surrounding the application property has been subject to extensive development over the last two years. Any further building work will represent overdevelopment. This is a proposal to maximise the numbers of dwellings on the site. The recently completed dwellings on the adjacent site are at a much lower density.

50 - Ryegate Road is narrow and has blind summit immediately outside the proposed entrance to this site, which is close to a local school and purpose built elderly housing. The increase in traffic to the new dwellings will increase highway safety concerns. This is made worse as the proposed new access points are opposite the junction with Ryegate Crescent. The absence of on site vehicular manouvering areas will mean vehicles have to reverse onto Ryegate Road.

- Properties built on adjacent site by same developer and similar to those now proposed are out of character with the area. These properties have destroyed the character of the area.

- Proposed tight terrace form is out of character with the area, which is characterised with a lower density of development. The existing site being on the edge of the Tapton Area of Special Character is more open in nature and allows views out across the city.

- The type of unit is out of scale with the area. The new properties being significantly higher than the existing property on the site.

- The proposed dwellings will be built close to the boundary with the adjacent dwelling at 30 Ryegate Road, as such this will be overbearing to this property and also property to rear on Tapton Crescent Road, which is at a lower level. The windows to the upper levels should be obscurely glazed to prevent unacceptable overlooking.

Following receipt of amended plans which detailed three pairs of semi detached properties a further 8 letters of objection were received which reiterated previous concerns detailed above. In addition the letters stated that

- the revised scheme only indicated cosmetic changes, which do little to address concerns of massing and density - There is no indication as to proposed materials

- The degree of separation between the semi detached properties is far too small to have the opening up and relief that is necessary on this site. Six houses is too many to fit onto this small frontage

Prior to the Area Board meeting on 30th May 2006 an additional 5 representations were received from local residents.

The letters reiterated previous concerns in that

-the proposed development is an overdevelopment of the site and does not reflect the character of the immediate neighbourhood -the development being sited on high ground will be intrusive and overlook the properties sited below.

51 The letters also raised concerns that

-whilst the new vehicular access may improve highway safety, the proposed shared driveway will be unworkable and that it is still likely that the highway facing wall will be removed to achieve adequate visibility -The proposed groundworks required for the development would adversely affect drainage and soil stability in relation to property to the rear -A covenant exists on this land which stipulates that the site shall not be occupied by more than one or two detached or one pair of semi detached houses fronting Ryegate Road, being no more than two storeys high and erected within 30 feet of Ryegate Road.

In addition a letter was received from Cllr Whitehouse which raised concerns that the proposed development does not comply with approved UDP policies BE5 (Building siting and design), H14 (conditions on development in housing areas) and H15 Design of new housing develoment) The letter also states that the Supplementary Planning guidance referred to in this report is not applicable to this application as it refers to house extensions.

PLANNING ASSESSMENT

Policy Issues

The site is within a housing policy area and policy H10 of the adopted Unitary Development Plan states that housing is the preferred use. This is subject to policy H14, which states that new housing should not affect the character of the area or have a detrimental impact on the amenities of adjoining occupiers. The site is on the edge of the Tapton Area of Special Character, which is subject to Policy BE18 and requires new development to respect the appearance and character of an area and for the retention of features that contribute to the character of the Area. Policy H16 deals with the provision of open space in relation to housing schemes and requires an appropriate contribution towards the provision or enhancement of recreation space in the catchment area of the site where the existing provision of recreation space within the catchment area is below the minimum guideline. In addition policies BE5 and H15 aim to ensure that all new development both complements the scale, form and architectural style of the surrounding buildings and that new housing developments provide adequate amenity space for future residents. National guidance within PPG3 encourages the reuse of previously developed land over green field sites and states that proposed housing densities should be between 30 and 50 houses per hectare.

Layout and Design

The application as amended by the applicant indicates the proposed dwellings being built as three pairs of semi detached dwellings, which are to be set between 9m and 11m back from the highway.

52 The properties have been designed to appear as three detached properties, which due to the slope of the site will be two storeys to the front and three storeys to the rear with further accommodation being provided within the roofspace.

The ridgeline to the proposed dwellings will be at their highest 2m above the existing ridgeline to Hallam Croft and adjacent bungalow at 30 Ryegate Road. The pairs of semis, which will incorporate both front and rear facing gables into their design have side roof slopes which help provide an improved feeling of separation between the properties which was missing on the previous submissions. In addition the dwellings will be 1.2m apart.

There is a mix of existing property type on Ryegate Road ranging from traditional semi detached to the modern detached properties and a bungalow on the adjacent site. The proposed semi detached properties have been designed to complement the existing housing in the locality and appear as three detached properties each incorporating a single gable to highway frontage. The applicant has indicated that the properties would be stone built although this can be conditioned for subsequent approval.

The proposed six dwellings are located on a plot which has a 37m frontage to the highway compared with the adjacent site recently developed by the applicant which has a 30metre frontage and 3 dwellings on it. This means that the proposed semi detached properties will be built at a much higher density than those on the neighbouring site. The proposed density is approximately 44 per hectare, which falls within the density range outlined in PPG3. The density achieved on the application site has been kept artificially low as the application site is relatively deep with the proposed dwellings having above standard length rear garden areas.

Whilst the proposal is clearly built at a higher density to the surrounding properties it is considered acceptable in this instance as the proposed siting of the dwellings complies with Supplementary Planning Guidance in relation to neighbouring property and provides appropriate amenity space for future residents

The existence of a covenant on this site as detailed in the representations is not a planning consideration

Highway Issues

The existing property is relatively well screened from the front as it is set down from the highway and is located behind a 2m high stone boundary wall. This wall is considered to be an important feature within this Area of Special Character.

In order to overcome the councils concerns with regards to loss of this stone wall and highway safety the applicant is proposing that the boundary wall will be maintained and have two vehicular access points at either end of it. Internal shared vehicular areas and private driveways will be designed at a maximum of 1:12 behind this in order to ensure the dwellings are sited as low on the site as possible.

Whilst the introduction of two new vehicular access points at this location in close proximity to a road junction is not ideal this is not considered as sufficient reason to

53 refuse the application as the access points will only serve a small number of properties In addition 2m x 2m pedestrian intervisibility splays will be provided to both sides of the proposed access points and the layout of the vehicular areas behind this boundary wall will ensure that vehicles are able to turn around within the site and leave in a forward gear.

The submitted plans indicate adequate off road parking to serve the new development and in site drive gradients are considered acceptable.

Residential Amenities

The submitted layout plan provides adequate amenity space for future occupiers of the proposed dwellings with long rear garden areas in excess of 15m deep. Whilst the proposed garden areas are long they are relatively narrow measuring just 6m wide yet they provide in excess of 50 square metres of garden area per property which complies with current Supplementary Planning Guidance. This layout also ensures that residents of property to the rear will not be adversely affected by the development with distances between existing and proposed dwellings in excess of the Council’s minimum guidelines.

To the front the properties to the other side of Ryegate Road are elevated above the highway and do not look directly onto the application site as such the proposed dwelling will have little impact on the residential amenities of existing occupiers.

The proposed dwellings will be sited so that they do not exceed the 45degree angle of clearance, which is required in respect of the existing neighbouring properties at 30 and 34 Ryegate Road. This will ensure that the new dwellings do not create unreasonable overshadowing and overdominance of these neighbouring properties. The new dwellings will be located 1.7m away from the side elevation of 30 Ryegate Road and 4m from the side elevation of 34 Ryegate Road.

The rear elevation of the properties has been amended since the earlier application in order to remove elevated full height doors and Juliette style balconies, which were considered to create unacceptable overlooking issues in relation to neighbouring property. The elevated windows, which are to be retained on the rear elevation, which do give views over the neighbouring garden areas are not considered to be unreasonable in this urban location. With the rear elevation of the proposed dwellings being set behind those of the neighbouring properties this helps to protect the private space immediately behind these dwellings.

If the application is approved it is considered appropriate to remove permitted development rights in order to prevent any future extensions or alterations which may affect the amenity of neighbouring occupiers or appearance of the dwellings. In addition it will be conditioned that side windows serving the upper stairwells in each property will be obscurely glazed to prevent unreasonable overlooking of neighbouring property.

54 Impact on the Character of the area

The site lies on the edge of the Tapton Area of Special Character and the existing low density housing and existing stone boundary wall which front the site all contribute to the character of the area. The revised plans which detail the retention of the existing stone wall to the highway frontage are considered essential to minimise the impact of this proposal in the street scene. The existing dwelling on the site is of little architectural merit and does little to enhance the appearance of the area. The design of the proposed dwellings is considered to be an improvement on those previously built on the adjacent site.

Open space contribution

Policy H16 of the Unitary Development Plan states that for developments of more than 5 houses or more a financial contribution is necessary to provide or enhance public open space. In this instance the proposed four bed properties would generate £9,918.90, which would most likely be spent on improving facilities at Lydgate Lane playground. If members were minded to approve this application this would be dealt with by a legal agreement.

RECOMMENDATION

The revised application is on balance considered to be acceptable. The proposed siting of the dwellings is unlikely to cause an unacceptable loss of amenity to neighbouring occupiers and the proposed dwellings are unlikely to have a significant impact on the visual amenity of the area. It is considered that the proposal fully complies with adopted Unitary Development Plan policies and that a refusal could not be justified in this instance.

It is therefore recommended that Planning Permission is granted subject to conditions, and to the completion of a Unilateral Undertaking.

Heads of terms for Unilateral Undertaking: on or before the commencement of the development the owner shall pay the sum of £9,918.90 to the Council to be used towards the enhancement of Open Space Provision within 1 km of the site boundary.

Case Number 05/03489/OUT

Application Type Outline Planning Application

Proposal Demolition of existing building and erection of ground floor retail units with flats above and associated car parking and infrastructure (Outline) (As amended by drawings received 30.03.2006)

Location 89 London Road, Sheffield, S2 4LE

Date Received 06/09/2005

Team SOUTH

Applicant/Agent Axis Architecture Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

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

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

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

4 No consent is implied to the submitted indicative layouts and elevations.

To define the permission.

5 Before any work on site is commenced, details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved by the Local Planning Authority and the apartments shall not be used unless such cycle parking accommodation has been provided to the satisfaction of the Local Planning Authority and thereafter such cycle parking accommodation shall be retained.

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

6 Before the development is commenced a Phase 1 and Phase 2 Risk Assessment shall be undertaken in accordance with current best practice, 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.

In the interests of the amenities of the locality and protecting the health and safety of future occupiers of the site.

7 With regard to the decontamination of the site, the development shall be carried out in accordance with an approved remediation scheme and the applicant shall provide a post remediation validation report that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In the interests of the amenities of the locality and protecting the health and safety of future occupiers of the site.

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 LPA.

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 LPA 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.

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 LPA. 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 LPA before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the LPA before the use is commenced and shall thereafter be retained.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure that the development can be properly drained.

13 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of approved surface water drainage works.

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

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

58 To ensure the development can be properly drained.

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

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

16 Before development commences details of the temporary works to be undertaken during the construction period, temporary site boundary treatment, and location of wheel washing facilities around the site during construction shall be submitted to and approved in writing by the Local Planning Authority.

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

17 The building 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.

18 The gradient of shared 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.

19 Before the development is first brought into use the footways and kerbs around the site frontage shall be renewed.

In the interests of highway safety and visual amenity.

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres; S10 - Conditions on Development in Shopping Areas; H5 - Flats, Bed-sitters and Shared Housing 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

59 report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. 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.

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

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

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

You should apply for a consent to:-

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

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

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

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

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

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

61 Site Location

LOCATION AND PROPOSAL

The application relates to a site at 89 London Road that is bordered to the west by London Road, to the east by a small rag/scrap use, to the south by Hill Street and to the north by the recently approved Unite student village site.

The site is predominantly hard standing with a former petrol station kiosk and canopy occupying the middle of the site.

Development to the north includes buildings rising to 5/6 storeys within the Unite site but the development would be seen primarily within the context of the street scene of London Road. There are a variety of architectural styles in the locality but the street scene here consists, in the main, of brick built buildings of two to three domestic storeys in height.

This is an application for outline approval to establish the principle of a development including retail area at ground floor with residential accommodation above. Matters of siting, design, landscaping, access and external appearance are reserved. Indicative drawings show a single U-shaped building with undercroft parking and an internal amenity courtyard for residents.

The indicative drawings also show an innovative contemporary design featuring a large shop frontage onto London Road and supplementary frontage wrapping around the building Hill Street.

Off street parking would be provided at lower ground and ground floor.

62 RELEVANT PLANNING HISTORY

Permission was granted in 2003 (03/04429/CHU) for the change of use of the petrol station kiosk to a grocery shop. It is not known whether this permission was implemented

SUMMARY OF REPRESENTATIONS

There have been no letters of objection regarding the application.

PLANNING ASSESSMENT

Policy Issues

The site for development is allocated as District Shopping Area in the Unitary Development Plan. Policy S7 ‘Development in District and Local Shopping Areas’ states that retail development is the preferred use and that residential use on upper floors is to be encouraged.

Policy S10 ‘Conditions on development in Shopping Areas’ states:

In Shopping Areas, new development or change of use will be permitted provided that it would: - not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area or its principal role as a Shopping Centre; and - not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health or safety; and - be well designed and of a scale and nature appropriate to the site; and - be served adequately by transport facilities and provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

Policy H5 Flats, Bed-Sitters and Shared Housing states:

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

Assessment

Principle

Retail use

63 He proposal for ground floor is the preferred use in a Shopping Area and is therefore acceptable in principle under policy S7.

Residential use

Housing Area is an acceptable use and the introduction of flats in this highly sustainable location is considered acceptable.

Whilst London Road is a busy, and therefore noisy, arterial route into the City centre it is felt that suitable design solutions can be introduced to reduce the implications of noise on residential amenity.

It is considered that, subject to a suitable design being adopted, adequate separation distances to other buildings, suitable off street parking and an acceptable level of amenity space can be accommodated within the site

Since the flats will be at first floor and above they will have no effect on the vitality and viability of the Shopping Area other than to introduce further demand for retail within the locality which is to be encouraged

The proposal is therefore considered to satisfy Policies H5 and S10

Highway and Access Issues

It is considered that the proposal would not introduce an element that would significantly affect the highway network and a suitable design could achieve an adequate level of off-street car parking.

The exact design of the highways layout including the service lay-by would be addressed at Reserved Matters stage but it is felt that an appropriate layout can be achieved which is acceptable in highways terms without compromising the operation of the nearby business uses or the wider highways network.

The proposal is therefore considered to satisfy Policy S10

Neighbour amenity

It is not felt that the proposal would have any significant affect on nearby residential properties the closest of which will be flats above shops on London Road and the students flats in the Unite scheme.

Open Space contribution

Policy H16 requires the developer to make a financial contribution to the provision and/or enhancement of open space within the locality. This will be sought at Reserved Matters stage when details of numbers and type of residential unit are specified.

64 CONCLUSIONS

It is considered that both retail and residential uses on the site are acceptable in principle and that the indicative access would be appropriate. The indicative drawings submitted with the application suggest a building of singular contemporary design of a type that that should be encouraged on this highly prominent site. It is felt that any reserved matters application should seek a distinctive quality design of this nature.

It is therefore recommended that the proposal be granted permission subject to conditions.

Case Number 05/04913/FUL

Application Type A Full Planning Application

Proposal Erection of 2 x 4 bedroomed detached houses and 3 town houses with garages/car ports

Location Land Adjacent To Vine Grove Farm,, School Street, Mosborough, Sheffield

Date Received 21/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Architectural Design Studio

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 The 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.

3 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, no enlargement, improvement or other alteration of the dwellings which would otherwise be permitted by Class A to Part 1 of Schedule 2 to the Town & Country Planning (General Permitted Development) Order 1995 shall be carried out without prior planning permission.

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

4 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the 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.

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

5 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 8 litres per second. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

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

In order to ensure an appropriate quality of development.

In the interests of the amenities of the locality.

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

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

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

In the interests of the safety of road users.

10 The development shall not be used unless a wider footway has been provided along School Street and connected to the existing footway system between Vine Grove Farm and 26 School Street.

In the interests of pedestrian safety.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas BE18 - Development in Areas of Special Character

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

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

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

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

3. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to

68 commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

4. The 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.

69 Site Location

LOCATION AND PROPOSAL

The site of the application is the former orchard of Vine Grove Farm, a large dwelling in a large garden which adjoins the site to the north. The site is almost level from front to rear where it begins to rise up into woodland which is to the rear and east of the site. To the south are more dwellings with long gardens extending to their rear. Opposite the site to the west is the Vine Public House and the former school site.

The proposal consists of a block of three terraced houses facing the highway and near the back edge of the footway to match the established houses on School Street.

An accessway leads from the front to the two large dwellings and the garages and car ports associated with all five dwellings plus the site of a future garage for Vine Grove Farm, not part of this application.

RELEVANT PLANNING HISTORY

A previous application for five dwellings on the site frontage , 05/02638/OUT was withdrawn.

An outline permission granted for four houses, 02/00168/OUT showed 4 houses facing School Street with garages on the rear boundary of the site.

SUMMARY OF REPRESENTATIONS

Two letters of objection have been received, including one from Mosborough Village Action Group.

70 The letter from the action group suggests the original outline should be followed as the number of units has increased. The house types are too large at the rear. Hedges have been removed without permission and the site boundary extended.

Two local residents objected to the words “town house” in the original description on the basis School Street is a village Street and town house would be out of keeping. The street has mainly cottages and bungalows. The access would demolish a stone wall and would be unsafe because of visibility problems.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Area and an Area of Special Character.

Under Policy H10 ‘Development in Housing Areas’, housing is the preferred policy land use.

The criteria of Policy BE18 ‘Development in Areas of Special Character’ should be used to assess the development.

The adjoining land to the rear of the site is also within a Housing Area. This is previously undeveloped land as defined in the Governments Planning Policy Guidance Note 3 ‘Housing’. It has also a substantial tree cover. The application site was the garden/orchard of Vine Grove Farm and is defined as a brownfield site.

Design and Layout Issues

The development of this site allows the frontage of the site to be built up in a format which complements the Area of Special Character. The development of two storey terraced houses which have a small set back from the highway (2.5m) and which are 1m lower than the adjoining pair of 19th century houses, is appropriate. They fall with the contours of the site towards Vine Grove Farm whilst maintaining some separation from it. It is a much larger building set back in its own extensive grounds. The built form re-inforces the character of the village street. A similar approach to the development of the school site opposite has been approved.

The houses themselves are 8.5m high, which is typical for a new dwelling. The step in the roof line helps break up the terrace and reduce its massing.

The stone wall on the frontage is being rebuilt to 900mm to allow safe highway visibility. It follows the accessway and terminates at the site entrance gates. As this is not an adopted highway, it is scaled down accordingly to maintain the enclosure of the street.

The two dwellings at the rear of the site are greater in plot coverage than the frontage ones but are lower in height, having rooms in the roof. They are built close

71 together and in relation to the adjoining Vine Grove Farm are similar in scale to the barn development taking place to the north.

The separation distances between the dwellings maintains the required distances of 21m between habitable rooms and 12m between habitable rooms to gables. Even taking angles into consideration the distance from the two rear dwellings to Vine Grove Farm are 24 and 26m. The front and rear houses on the site are separated by 18m.

While garden areas are not large, the main aspects of the houses to the rear is across their own 11m and 9m gardens. There is a substantial hedge between these properties and the garden of 28 School Street.

Taking account of the above, the site is not overdeveloped and the layout is sympathetic to the existing pattern of development.

House Design

The house designs are traditional and the scale is similar to what is existing and proposed on the old School site. The plans have been submitted by the same architects and the developer may be the same.

The materials will match what is in the area. Natural stone to the School Street frontage and a mix of natural stone and a red stock brick, similar to Vine Grove Farm House and the adjoining barns to the north.

Both layout and house design match the character of the area as required by criterion c of Policy BE18.

Nature Conservation Issues

A survey of the site was carried out to assess the presence of any protected species and other wildlife prior to the removal of the trees. This survey included both land and outbuildings around Vine Grove Farm. The application sites vegetation was removed prior to the nesting season as the report recommended and no protected species were found to be using the land.

Disability Access Issues

The plans as amended meet the criteria of the supplementary planning guidance. All five dwellings are designed to meet mobility housing standards.

Residential Amenity Issues

As set out above the separation distances from adjoining houses meet the council’s guidelines. The surrounding private spaces are currently overlooked from either the highway or existing dwellings.

72 Highway Issues

The sight lines at the junction meets the highway officers requirements and the gates are set back more than 5m from the carriageway to allow a vehicle to pull off before opening. Some widening of the footway is also indicated on the site layout drawings and this is essential for vision.

Parking restrictions also operate outside the site.

Open Space Issues

The open space needs of residents will be met by a contribution of £5037 to be spent within the area and secured by a planning obligation.

RESPONSE TO REPRESENTATIONS

These have been dealt with in the main body of the report.

SUMMARY AND RECOMMENDATION

The principle of housing has already been established by previous permissions. The design and layout of the housing is sympathetic to the Area of Special Character. The proposal will not adversely affect residential amenity and the scheme presents a safe access on to the highway and adequate off street parking.

The application is recommended for grant.

Case Number 06/00268/FUL

Application Type A Full Planning Application

Proposal Erection of 1 x 10 storey block, 2 x 9 storey blocks and 1 x 7 storey block providing 140 student flats and 39 flats, with office and retail units with associated landscaping and car parking accommodation (As amended)

Location Land At Blast Lane And, Broad Street, Sheffield

Date Received 25/01/2006

Team CITY CENTRE AND EAST

Applicant/Agent OConnell East Architects

Recommendation GRA/GC subject to Legal Agreement

Subject to:

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

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

2 The office accommodation hereby permitted shall be provided to "shell and core" standard before the first occupation of the student accommodation, and the office accommodation shall be marketed for such use for a period of two years from the date of its completion.

In order to ensure the provision of office accommodation in accordance with Policy MU3 of the Unitary Development Plan.

3 The shop unit hereby permitted shall not be used except for the sale of convenience goods including food, drink, tobacco, and confectionery.

In order to protect the vitality of other shopping centres nearby in accordance with Planning Policy Statement 6.

4 Before the development is commenced full details of the following facing materials including product information and samples shall have been submitted to and approved by the Local Planning Authority:

(a) Facing brickwork (b) Metal Cladding - Silver

74 (c) Metal Cladding - Silver Texture (d) Metal Cladding - Grey (e) Rainscreen Cladding (f) Render (g) Glazing and Curtain Walling (h) Atrium Glazing (i) Coloured Infill Panels (j) Timber Facings (k) Timber Fencing (l) Doors and windows

In order to ensure an appropriate quality of development.

5 Before construction of the facing work is commenced sample panels of the following shall have been erected on site to illustrate relevant aspects of their visual appearance: a. Facing brickwork: brick colour, type and texture, mortar colour and joint details b. Metal cladding: colour, texture, unit size and joint details c. Rainscreen cladding: colour, texture, unit size and joint details d. Render: colour, texture and joint details.

Such sample panels shall be (i) erected on site in such combinations as may be acceptable to the Local Planning Authority, (ii) approved in writing by the Local Planning Authority prior to the construction of the relevant part of the building, (iii) be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

6 Large scale details, at 1:20, of the items listed below shall be approved in writing by the Local Planning Authority before the commencement of development: a. Balconies b. Exposed Structural Columns c. Doors and Windows d. Typical Sections through main facades showing modelling e. Reveal depths to door and window openings to all blocks f. Joint details between top floors to all blocks and cladding panels below

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

In order to ensure an appropriate quality of development.

7 Notwithstanding the drawings hereby approved and before the development is commenced further details of all external works and hard paved areas shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such external works and hard

75 paved areas have been provided in accordance with such approved details and thereafter retained.

In order to ensure an appropriate quality of development.

8 The development shall not be occupied unless provided with vegetated sustainable roofs in accordance with the drawings hereby approved, but before the development is commenced full details thereof shall have been submitted to and approved by the Local Planning Authority, and the development shall not be roofed otherwise without prior written approval of the Local Planning Authority.

In the interests of water conservation, air pollution and sustainability generally.

9 Notwithstanding the Green Roof Details submitted by Fax 16 May 2006, the development shall not be used unless the growing medium to the naturally vegetated roofs has been provided to a minimum depth of 70mm, and unless further details of the species have been submitted to and approved by the Local Planning Authority.

In the interests of water conservation, air pollution and sustainability generally.

10 The existing plane tree within the site of the development and shown retained on the drawings hereby approved shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition it 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.

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

In the interests of the amenities of the locality.

76 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.

13 Notwithstanding the Trees in Hard Landscaping details shown on Drawing No 04/005/06 by Outer Space Design the proposed street trees to Broad Street and Blast Lane shown on the drawings hereby approved shall be provided with improved tree pits and underground supports suitable for semi-mature trees, and shall not be planted except in accordance with revised planting details that shall have received the prior written approval of the Local Planning Authority before planting. The street trees shall be planted 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.

In order to ensure an appropriate quality of development.

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

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

15 The development shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

16 Notwithstanding the drawings hereby approved, the following Mobility Housing features shall be provided to the minimum sizes described in at least 25% of the 1 and 2 bedroomed flats:

(a) 1500 mm manoeuvring space in lift lobbies. (b) 1200 mm wide corridors (c) any double doors to be 1600 mm wide set within an 1800 mm structural opening. (d) single doors to be 800 mm wide set within a 900 mm wide structural opening. (e) 1500 mm wheelchair turning circles in bathrooms.

Before the development is commenced detailed drawings at a scale of 1:50 confirming the above minimum provision shall have been submitted to and approved by the Local Planning Authority.

In order to provide Mobility Housing accommodation in accordance with the Council's Supplementary Planning Guidance.

17 Notwithstanding the drawings hereby approved, the following Mobility Housing features shall be provided to the minimum sizes described in at least 5% of the student flats:

Before the development is commenced detailed drawings at a scale of 1:50 confirming the above minimum provision shall have been submitted to and approved by the Local Planning Authority.

In order to provide Mobility Housing accommodation in accordance with the Council's Supplementary Planning Guidance.

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

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

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

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

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

19 Before the use of the 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:

78 (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 occupiers of the building.

20 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 future occupiers of the building.

21 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

22 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.

23 The development shall not be occupied unless measures designed to reduce surface water discharge from the site by at least 20% compared with existing peak flow have been installed as approved, but before the development is commenced detailed proposals for such surface water disposal, including calculations to demonstrate the reduction, shall first have been submitted to and approved by the Local Planning Authority.

79 In order to mitigate the risk of flooding.

24 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 metres either side of the centre line of the main sewer that crosses the site.

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

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

In the interests of satisfactory and sustainable drainage.

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

To ensure that the property can be properly drained.

27 Unless otherwise approved in writing by the Local Planning Authority there shall be no piped discharge of surface water from the development prior to the completion of the approved surface drainage works.

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

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

In the interests of satisfactory drainage.

29 No development nor demolition shall take place without the prior implementation of a programme of building recording and archaeological work in accordance with a written scheme of investigation that shall first have been submitted to and approved in writing by the Local Planning Authority.

To ensure that the archaeological features and buildings of interest which lie within or adjacent to the site are recorded prior to the commencement of the development and are protected during the carrying out of the development.

30 The development shall not be used unless the car club parking accommodation shown on the drawings hereby approved has been provided as approved, and thereafter such car club parking shall be retained for this sole use.

80 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.

31 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the residential accommodation is brought into use.

Highway Improvements:

(a) Footway, cycle track and carriageway improvements to Blast Lane (b) Footway and cycle track works to Broad Street (c) New Toucan crossing to Broad Street (d) Footway and cycle track works to Park Square and Duke Street including new toucan crossing to Duke Street (e) Closed circuit television to the subway under the Parkway

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

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

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

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

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

34 The footways to Broad Street and Blast Lane shall not be reinstated except with Sheffield Paving Slabs and kerbs in either granite or reclaimed stone.

In order to ensure an appropriate quality of development.

35 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

81 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.

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

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

37 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 development 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 cycle use and sustainable travel generally.

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

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

39 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.

82 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.

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

1. Clear and unambiguous objectives and modal split targets;

2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

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

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

41 Before the development is commenced full details including structural calculations of the proposed basement walls supporting any part of the public highway shall have been submitted to and approved in writing by the Local Planning Authority.

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

42 The development shall not be used until signage works (which expression shall include new on site information boards, new or modified pedestrian signs on the local highway network and any necessary modifications to existing public highway road signage, all such works being in accordance with the Council's "Connect Sheffield" wayfinding strategy) have either:

(a) been carried out, or (b) been the subject of details that have been submitted to and approved by the Local Planning Authority of arrangements that will ensure that such signage works will be carried out that before the development is brought into use.

In order to ensure that the signs to this large development are integrated in to the Council's wayfinding strategy for the City Centre.

83 Attention is drawn to the following justifications:

MU3 - Broad Street Mixed Use Area; MU11 - Conditions on Development in Mixed Use Area; H2 - Locations for Housing Development; H7 - Mobility Housing; H16 - Open Space in New Housing Developments; BE5 - Building Design and Siting; BE7 - Design of Buildings Used by the Public; BE12 - Public Art; BE22 - Archaeological Sites and Monuments and GE25 - Contaminated Land.

Attention is drawn to the following directives:

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

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

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

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

4. You are informed that the vegetated sustainable roofs should be designed to a specification of at least the following standard in order to receive approval:

- 70mm growing medium - Plug planted vegetation - Minimum of 60% coverage within the first 12 months.

5. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting.

Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site.

STATEMENT OF SHEFFIELD CITY COUNCIL

UNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE

1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest.

2. This statement does not confer any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation.

3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement.

4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill-posting notwithstanding part 3 above.

5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts.

(a) Hoardings screening development sites.

(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

85 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.

6. 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.

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

8. 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.

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

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

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

11. You are advised that any part of the development hereby permitted that overhangs the highway will require a licence from the Council as local highway authority, for which full details including structural design calculations will be required.

12. You are advised that all works on the public highway must be co-ordinated with and where necessary make allowance for the Council¿s telecommunications (metropolitan network) strategy, and Andrew Bennett (Tel: 0114 273 6249) should be contacted for further information.

87 Site Location

LOCATION AND PROPOSAL

This site lies between Broad Street and the tram viaduct next to Park Square roundabout, on each side of Blast Lane extending up the hill towards the former Durham Ox public house, now student accommodation. A cycle path crosses the site, descending to the subway under the Parkway and connecting the site to Victoria Quays. The site is partly a Council car park and partly grassed vacant land.

Between Blast Lane and Park Square a 10 storey block is proposed, with 4,358 sq m of office space on 4 floors, and 39 x 1 and 2 bedroom flats above. There will be car parking for residents on the ground floor and for the office space in the basement.

Above Blast Lane will be 3 blocks of 8 and 9 storeys accommodating 140 student flats (632 persons) with a management suite and a small shop unit of 168 sq m to the Blast Lane corner. Between the blocks are 2 landscaped courtyards. The cycle path is to be diverted round the highway boundary.

HISTORY

The Council issued a planning brief for the site in 1989.

In 1989 outline permission was granted for a large scheme of offices, shops and car parking accommodation. This did not proceed.

The present Council car park was granted permission in 1999, and laid out shortly afterwards, following demolition of the remaining buildings on the site in 2002.

Informal proposals were received in 2002 for a mixed use scheme rising to 18 storeys to provide 400,000 sq ft of floorspace, mainly offices but possibly also a

88 hotel, small shops and food and drink. Discussions continued into the following year.

The present applicants came forward with proposals for student accommodation and key worker flats for 1,500 persons. Their first application in 2004 for 1,300 student bedspaces and a small shop included 45,000 sq ft of offices at officers’ request. The scheme bridged over Blast Lane and included an internal pedestrian deck at tram level, intended to connect with public pedestrian use of the tram viaduct to Park Square. Although later reduced to 1,000 students, the scale and massing were considered unsatisfactory. The slender tower to Park Square was not seen to be a problem, but the other blocks were too tightly packed and unduly large especially when seen from Victoria Quays. The application was withdrawn on 16 November 2004.

Their second application for 800 student bedspaces again included 45,000 sq ft of offices, a small shop, bridge over Blast Lane and a tram-level deck. It also took the form of a 19 storey tower to Park Square with other blocks of 8-12 storeys. This time the form was well broken down with views through when viewed from Victoria Quays. Although officers were ready to support the scheme, the applicants withdrew because of high construction costs.

The present application is the result.

REPRESENTATIONS

English Heritage: No objection. Determine in accordance with national and local guidance, and the Council’s specialist conservation advice.

Sheffield One: No Objection. Proposal much improved. Ensure offices are actually constructed, possibly by planning condition.

ASSESSMENT

Policy

The site lies within a Mixed Use Area in the adopted Unitary Development Plan. Policy MU3 lists Business (Class B1) use as preferred as part of mixed use development. Small shops (A1) are listed as acceptable, but Housing (C3) is unacceptable. Student housing (sui generis) is not listed and should be judged on its merits. Policy MU11 requires development (a) to preserve or create variety in the character of the neighbourhood, without any one use dominating, (b) to avoid causing residents to suffer from unacceptable living conditions including air pollution or noise or other nuisance or risk to health and safety.

Policy H2 states that inner Sheffield is a main location for housing.

Policy H7 requires a minimum of 25% of flats to be Mobility Housing units.

Policy H16 requires a financial contribution towards off-site open space provision in lieu of on-site provision.

89 Policy BE5 expects new buildings to have a co-ordinated approach to the overall design, with varied materials, a human scale and the overall mass broken down. Special architectural treatment should be given to corner sites, with advantage taken of the site’s natural and built features. Energy conservation is to be encouraged.

Policy BE7 expects the design of buildings used by the public to have safe, easy and equal access for people with disabilities. Policy BE8 promotes access for employees and members of the public with disabilities to workplaces for 20 or more employees.

Policy BE12 encourages works of public art as an integral part of the design of major developments.

Policy BE22 requires sites of archaeological interest to be preserved, protected and enhanced. Where disturbance is unavoidable, an adequate archaeological record is required, with preservation of the remains in significant cases.

Policy GE25 requires that where contaminated land is identified, development should not be permitted unless effective treatment is known to be possible.

Shopping policy is now set by Planning Policy Statement 6 (Planning for Town Centres) from the Government, not by the UDP. This requires all retail development to be assessed against the tests of need, scale, sequential approach, impact and accessibility regardless of size.

Land Use

The residential use is not strictly in accordance with the development plan although purpose built student housing of this type is classed as sui generis. However, living conditions can be made acceptable with suitable sound attenuation (see below), and a substantial office element has been provided in accordance with officer advice.

The proposed shop unit is not strictly in accordance with PPS6, as the unit is outside an existing shopping centre. However, it will provide active street frontage as well as serving the occupants of the development and other local residents. Customers would otherwise have to walk up Duke Street to the shops at Park Hill flats or to the city centre, both inconvenient journeys. In view of its small size the shop unit is not considered to be a serious threat to other shops, provided sales are restricted to convenience goods only by condition.

Phasing

The applicants intend to provide the office accommodation to “shell and core” standard before the student flats are occupied. This is considered acceptable subject to active marketing of the offices for two years after completion, which is confirmed by condition.

90 Design

The present scheme omits the bridge over Blast Lane and the tram-level deck. The construction has been simplified by fitting the blocks separately into the hillside, in place of the large single structure of the two earlier schemes, which proved expensive. This is considered a big improvement, allowing a more modest approach whilst maintaining viability.

When viewed from a distance, especially from Victoria Quays, the buildings will fit comfortably into the surrounding townscape, yet have sufficient mass to be identifiable on this prominent site.

The levels change at the rear by the tram viaduct has been reduced from a large retaining wall in the earlier scheme to a 1 metre high wall closer to the courtyards. These are open towards the viaduct and will be planted with trees to surround the base of the buildings with greenery when viewed from the north.

An extensive materials palette is to be used. It includes facing brickwork, glazed curtain walling, several types of metal cladding including zinc, with render, timber, and coloured infill panels. Their arrangement has been carried out skilfully, bringing variety and emphasis to reflect the mixed uses. However, further details of the product types, modelling, joint details and so on are required by condition to ensure quality on this highly visible site.

Sustainability

This is a priority site for green roof provision because of its location near major highways, local air pollution, and the need to restrict surface water run-off. The applicants have responded well by providing all the lower blocks with naturally vegetated roofs, assisting significantly with biodiversity. This is confirmed by condition, as is the specification. This should include a suitable growing medium of 70mm minimum, and approved species.

The applicants are already talking to the District Heating operator with a view to connecting the scheme to the nearby main.

Trees and Landscaping

There is a group of trees at the top of the site planted as saplings about 20 years ago. They have been neither maintained nor thinned, and lack stature. They have no real individual value and no significant group value. Some will need to be removed to make way for the diverted cycle path, and others can be retained.

The scheme has been designed to keep 21 metres away from the former public house behind the trees to allow a green break between the buildings.

A substantial plane tree on the Broad Street boundary is to be kept, the scheme being designed around it.

91 New street trees are to be planted along the diverted cycle path on Broad Street and Blast Lane. The slopes between the development and the tram viaduct will have new trees to soften this boundary. The courtyards will have an intensive scheme of amenity planting to provide private open space for the residents. The specification is actually higher than required for planning permission. The applicants are considering whether the planting could be eased to create a more relaxed feel.

These matters are confirmed by condition.

Public Art

No proposals accompany the scheme. There is a good opportunity to provide a distinctive piece of public art, bearing in mind the prominent location. This is conditioned.

Disabled Access

The revised drawings show internal circulation throughout the student accommodation by means of level access and lifts, with level access also to Broad Street from the courtyards at three points. This is considered a good standard given the difficult levels. Parking is available to standard in the blocks each side of Blast Lane.

Provision is confirmed by condition.

Mobility Housing

The submitted drawings show a general intention to provide Mobility Housing in accordance with Council policy. However, the detailed drawings are under discussion. Meanwhile, the requirement is covered by conditions.

Refuse and Recycling

Bin stores for the offices in Block A are provided internally at basement level. For the private flats the bins are within a ground level store accessed by a shutter door from Blast Lane.

Within Block B bin stores are provided in the basement for all the student flats. Residents will carry their own refuse to the bins. The shop unit has its own bin store accessed internally.

A glass recycling point is provided on Blast Lane as required.

Noise

The submitted noise report describes the site as within Noise Exposure Category C, allowing residential development provided that a high standard of sound attenuation and alternative ventilation is provided. These are required by condition.

92 Air Quality

A report has been submitted stating that the reduction in the number of parking spaces will have a beneficial effect upon air quality. There is no reason to contest this conclusion.

Land Contamination

No report accompanies the application. A condition is recommended requiring a Phase 1 and 2 Risk Assessment, and any necessary remediation strategy.

Flood Risk

The site lies outside the flood zones of the Rivers Sheaf and Don. The submitted Flood Risk Assessment considers that there will be insignificant impact on the development from fluvial flooding.

However storm water discharge from the site should not exceed the existing discharge. A condition is recommended reducing surface water run-off by 20% compared with the existing peak flow.

Drainage

A package of conditions is recommended to meet the water authority’s requirements.

Archaeology

The desk-top study submitted with the application confirms the potential for survival within the site of late 18th and 19th century housing and metal trades buildings. These include the Park Steel Works of William Jessop (built before 1833), which had cementation and crucible furnaces, and the Howard Works (previously the Shrewsbury Works) built before 1850.

The extent of survival of sub-surface features cannot be assessed on available evidence. Remains may have been truncated during the levelling of Howard Works in 2002, but deeper foundations and cellars may survive.

Further evaluation is required to assess the extent, nature and condition of sub- surface remains. A condition is recommended to requiring the developer to allow such evaluation.

Highways

The site is isolated in all directions except towards the south east, where Hyde Park and Old Street Flats are the nearest neighbourhoods. To enable the essential re-connection with the city centre the applicant has agreed to provide toucan crossings to Broad Street and Duke Street. This will assist pedestrians and help towards the street level provision of a cycle route avoiding Park Square roundabout. The applicant intends to provide CCTV surveillance of the subway

93 under the Parkway to improve the link with Victoria Quays. All these are confirmed by condition.

The student flats are car free except for 6 disabled spaces in the basement to Block B. There are 22 parking spaces including 2 disabled for the private flats in Block A, giving an acceptable car free proportion.

The offices in Block A have 39 parking spaces including 4 disabled. This is acceptable.

Secure under cover cycle parking is provided in Block A for the private flats and offices, and in the basement of Block C for the student flats. This is acceptable. 6 visitors’ cycle stands are provided in the open at the corner of Blast Lane by the shop.

Three car club parking spaces are provided off Blast Lane in connection with a scheme to be introduced.

The submitted Travel Plan is not considered adequate as it stands, and further work is required by condition.

New or improved signs in accordance with the Connect Sheffield wayfinding strategy are required by condition.

Financial Contributions

A contribution of £300,869 has been agreed towards the provision of off-site open space under Policy H16 for the benefit of the residents. This will be provided in the vicinity of the site, probably at Sheaf Valley Park.

A further £100,000 has been agreed towards the improvement of the cycle path connection to Victoria Quays across the Parkway, following improvements to Exchange Street.

Both these sums are to be secured by a Unilateral Planning Obligation under Section 106 expected shortly after Area Board.

RESPONSE TO REPRESENTATIONS

None required.

CONCLUSION

This development is the result of protracted discussions over several years during which many difficult problems of land use, pedestrian and cycle access, scale, massing, design, landscaping and sustainability have been brought to a satisfactory conclusion. The proposal contains sufficient measures to reduce the isolation of the site from the city centre. It can be satisfactorily attenuated to deal with traffic noise in order to provide satisfactory living conditions for the residents.

94 There is some confidence that the remaining issues over quality of materials can be solved by condition.

The proposal is considered to be a welcome addition to other regeneration projects in this area, and will assist with the regeneration of the Sheaf Valley at a prominent and important point.

RECOMMENDATION

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

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £300,869 to be used for the provision of open space in the locality of the site. 2. The Owner shall pay to the Council on or before the first occupation of the development the sum of £100,000 towards the improvement of the cycle path on the north side of Sheffield Parkway. 3. In the event of the development being unreasonably delayed the sums due shall be increased in line with inflation over such period of delay.

(2) Members are also requested to confirm that they: (a) Raise no objection to the proposed stopping up of the areas of highway shown hatched on the plan that is on display at this meeting, subject to satisfactory arrangements being made with Statutory Undertakers with regard to any of their mains services that may be affected and suitable alternative routes being created, (b) Authorise the Assistant Chief Executive (Legal and Governance) to take all necessary actions on this matter under the powers contained within either: (i) Section 118 of the Highways Act 1980, or (ii) Section 247 of the Town and Country Planning Act 1990 depending upon which statute is appropriate at the time of processing the stopping up Order.

Case Number 06/00546/FUL

Application Type A Full Planning Application

Proposal Erection of 16 apartments with car parking and landscaping, bin store and cycle store (amended plans dated 04.05.06 to show a 1 metre reduction in height of proposal)

Location 336 Ringinglow Road, Sheffield, S11 7PY

Date Received 13/02/2006

Team SOUTH

Applicant/Agent Styles Design

Recommendation G C subject to a Unilateral Agreement

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

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

To ensure satisfactory drainage arrangements.

4 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.

5 Before the development is commenced, full details of the proposed means of disposal of foul and surface water drainage (including on-site balancing, rainwater harvesting and permeable vehicular hardstandings, to reduce rain

96 water run off) shall have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

In the interests of the safety of road users.

7 The apartments shall not be used unless the car parking accommodation for 19 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

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

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

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

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

10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no windows or other openings shall be formed in the side elevation facing towards No. 334 Ringinglow Road without the prior written consent of the Local Planning Authority.

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

11 All new windows shall be constructed with a minimum reveal depth of at least 100mm.

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

12 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.

13 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 visual amenities of the locality.

14 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development during demolition and development (including levels details) 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 visual amenities of the locality.

15 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 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.

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

16 Before the development is commenced, full details of the proposed new entrance gates shall have been submitted to and approved by the Local Planning Authority.

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

Attention is drawn to the following justifications:

BE5 - Building Design and Siting; H5 - Flats, Bed-sitters and Shared Housing; H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments; H16 - Open Space in New Housing Developments; T22 - Private Car Parking in new Development and T25 - Car Parking in Residential Areas.

Attention is drawn to the following directives:

1. The applicant is advised to contact the Council's Development Services, Land Drainage Group, 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

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

3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

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

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

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

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

7. 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.

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

9. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied

100 building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

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

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

101 Site Location

LOCATION AND PROPOSAL

The proposals (as amended on the 1st of June 2006) involve the demolition of a children’s home, at 336 Ringinglow Road and the erection of 16 apartments on the site, in 2 blocks. The site is located in a residential area apart from Bents Green School which is at one side and behind the site.

Block A, adjoining Bents Green School, will be 19.5m wide x 11.5 to 18m deep x 9.6m high to the ridge and 6.5m high to the eaves.

Block B, adjoining 334, Ringinglow Road, will be 18.5m wide x 10.6 to 17.8m deep x 10.1m high to the ridge and 6.1m high to the eaves.

The site is 0.28 hectares in area and is located close to the Green Belt, on Ringinglow Road, adjoining Bents Green Special School.

The proposed development will be constructed in natural stone, with dressed stone, lintels, cills, quoins and stringcourses and natural blue/ black slate. The windows will be traditional painted timber sliding sash windows and the car park will be surfaced with tegula paviours.

Each apartment will provide, a kitchen / lounge area, 2 bedrooms and 2 bathrooms. One of the apartments will have 3 bedrooms.

A ground source heat pump, energy efficient lighting and rainwater recycling are proposed.

A bin-store is to be provided, screened by timber hit and miss fencing and landscaping.

102 The existing driveway will be widened to 5 metres wide and 19 car parking spaces will be provided, 4 of them suitable for use by disabled persons.

A 10 space cycle-store is also proposed, together with 6 cycle-parking spaces for visitors.

SUMMARY OF REPRESENTATIONS TO THE ORIGINAL PROPOSALS

2 petitions (with 227 signatures and 100 signatures, respectively) were received with regard to the original proposals, for, 16 x 3 storey apartments.

Letters of objection were received from ; Nick Clegg, MP, Councillor Roger Davison, Spencer’s Surveyors and 21 local residential properties, on the grounds that ;

The proposed 3 storey apartment block is too high and 16 apartments are too many, exceeding the 30 - 50 dwellings per hectare density, recommended by PPG3, which would give rise to between 8 to 14 apartments . The scale, form and style of the proposals, would constitute an over-development of the site, which would be out of character, so close to the Green Belt and would set a precedent for similar developments, on the Fire Station and Bents Green Special School development sites, contrary to policy B5.

The proposed 3 storey development, with rear elevation balconies, would create an unacceptable degree of overlooking and loss of privacy, for 334 Ringinglow Road, adjoining the site and for houses opposite the site, contrary to policy H14. The proposals include side elevation windows, which would overlook adjoining properties, giving rise to privacy problems. Side elevation windows at upper storey levels should be avoided.

The height should be reduced to 2 storeys, with rooms in the roof-space, as was done at the Folkwood School site, nearby. A 2 storey block of 12 flats, or 2 or 3 detached houses, would be a better use for this site.

19 car parking spaces are inadequate for a development with 36 bedrooms and would exacerbate on-street car parking problems on Ringinglow Road, which is heavily parked at weekends, due to the playing fields. This would obscure visibility for traffic leaving the site, increasing danger to local road users, local schoolchildren and pedestrians, contrary to policies, H5, H14, T22 and T25, of the Sheffield Unitary Development Plan 1998, which require that developments should provide sufficient off-street car parking to meet the needs of the development and that a concentration of flats should not cause nuisance to existing residents.

There would be nuisance from additional noise and traffic. Ringinglow Road is a busy commuter route and there have been several accidents recently. The creation of additional traffic will exacerbate this. Road safety measures, such as speed humps, should be provided.

103 The Section 106 monies should provide a car park for the users of Folkwood Playing Fields, which cause car parking congestion on Ringinglow Road and Common Lane, at weekends.

The location of 19 car parking spaces on the forecourt of the apartments would be unsightly and would leave inadequate amenity space for residents.

The proposed gravel on the frontage could spill out onto the footway, causing a hazard for pedestrians.

The existing driveway should be retained, in order to maintain the existing stone, front boundary wall and hedge, and to avoid problems for vehicles, exiting from the existing driveways of 279 and 281 Ringinglow Road.

Any entrance gates, should be inset, to maintain the free and safe flow of traffic on Ringinglow Road.

SUMMARY OF REPRESENTATIONS TO THE AMENDED PROPOSALS

4 letters of objection were received with regard to the amended proposals on the grounds that ; The site is located close to the Green Belt and a sensitive development is necessary. The proposed development is over-intensive at 16 apartments and out of character in an area of 1930’s housing, contrary to policies, BE5, H5 and H14 of The Sheffield Unitary development Plan 1998.

A balcony is proposed on the rear elevation of apartment 6 and this could affect the privacy of 334, Ringinglow Road.

Windows proposed on the West elevation, facing towards the grounds of Bents Green School, could prejudice the future redevelopment of that site.

The proposals would generate increased noise and traffic to the detriment of the neighbourhood and would provide inadequate car parking for 16 x 2 bedroomed apartments.

There are existing on-street car parking problems at certain times, due to Bents Green Special School, Silverdale School and weekend football. Any additional on street car parking could obstruct traffic flow, contrary to policies T22 and T25.

The development reduces the soft landscaping on the site and would provide insufficient amenity space for 16 apartments.

RELEVANT PLANNING HISTORY

Planning application - 05/04419/FUL – for the erection of 18 apartments was withdrawn on the 15th February 2006, as an over-development of the site.

104 PLANNING ASSESSMENT

Policy

The site is included within a Housing Policy Area in The Unitary Development Plan 2005 and residential developments are the preferred use according to Policy H10, so there are no policy objections, provided that the development does not overdevelop the site, or deprive residents of light, privacy or security, under policy H14.

The proposals for 16 flats, are at a density of 56 dwellings per hectare, which slightly exceeds the 30 to 50 dwellings per hectare, recommended by PPG3. However, this density is still acceptable.

The scheme is well designed and provides adequate privacy distances, amenity space and car parking and is considered to be acceptable under Policy H14.

A Section 106 contribution of £6303.60 is to be provided towards the enhancement of local open space, under policy H16. The legal document has already been signed.

No affordable housing contribution is required for this development, which is below the threshold of the current policy.

Design and Impact

There are no objections to the demolition of the existing buildings on the site, which are of a relatively modern construction and lack architectural quality.

The proposals have been amended from 3 full storeys, to 2 and a half storeys and this is considered to be appropriate in this location. (The adjoining property, 334, Ringinglow Road, also has rooms in the roof-space) The height has been reduced by 1 metre and will be 800mm lower than 334, adjoining.

The amendments include the removal or alteration of several windows and balconies, to protect the amenities of adjoining properties.

The existing boundary walls, trees and hedges, are to be retained and a new hedge is to be planted along the rear boundary. Additional tree planting is proposed to all boundaries, including forest tree species on the site frontage.

The scheme, (as amended) is considered to be well designed, in a traditional style, in stone and slate, with painted timber windows and should look acceptable within the streetscene.

Highways

There are no highway objections to the proposals, which would provide 19 car parking spaces and 16 cycle parking spaces - a ratio of 1.2 car parking spaces per apartment, compared with the Council’s car parking guideline for 1.25 car parking

105 spaces per apartment. This is a shortfall of only one space and given the generous cycle parking provision, no highway objections are raised to the proposals.

The level of potential traffic generation has been estimated using the TRICS database and this indicates around 23 departures and 23 arrivals per day. Such flows are considered unlikely to have much impact upon the surrounding highway network.

RESPONSE TO REPRESENTATIONS

The site adjoins several large villas and Bents Green Special School and the design of the proposed apartments reflects this, creating 2 villas, which are to be used as apartments. The proposals as amended, are an attractive design, in stone and slate, which is not considered to be inappropriate in this location.

The amended plans have reduced the height of the proposed apartments, forming a 2 storey property, with a half storey in the roof-space.

The ridge height has been reduced by 1 metre and the apartments will be approximately 800mm lower than the ridge-line of the adjoining property, No. 334, Ringinglow Road.

The proposed apartments will be 10 metres away from the side elevation of 334, Ringinglow Road and will have a blank side elevation.

The proposed first floor balcony, to the rear of apartment 6, is located over 14 metres away from the side elevation of 334 Ringinglow Road and is recessed, with a solid stone, side-wall for screening. In addition, tree planting is proposed to the boundary and there should not be any undue loss of privacy to No. 334.

The proposals are 39 metres away from properties on the far side of Ringinglow Road and will be screened by an existing hedge and trees. The front boundary is to be augmented with forest tree planting and there should not be any undue loss of privacy to these properties.

The balconies on the West elevation have been removed and the windows have been amended from French windows, to normal windows. These are 5.5 to 8 metres away from the grounds of Bents Green Special School, with a heavy screen of mature trees, which are to be retained and this is considered to be satisfactory. The proposals do not overlook the school buildings which are set back on the site.

19 car parking spaces and 16 cycle parking spaces are to be provided. This is one car parking space per flat, plus 1 per 5 flats for visitors and given the generous cycle parking proposed, this is considered to be sufficient.

The plans have been amended to include block paviours to the driveway and automatically operated gates, set back 5 metres from the highway boundary.

The net footprint of the proposed apartments is no greater than the existing children’s home and will have over 800 square metres of communal amenity

106 space, excluding car parking areas , which is more than adequate for 16 apartments.

SUMMARY

The proposals involve the demolition of a children’s home at 336, Ringinglow Road and the erection of 16 apartments, together with bin and cycle stores, car parking and landscaping, on the site.

The proposals were initially 3 storeys high, but this has been amended to 2 and a half storeys and the ridgeline is now 800mm lower than the adjoining property at 334, Ringinglow Road.

The development will provide 19 car parking spaces and 16 cycle parking spaces, and this is considered to be acceptable. The increased traffic from 16 apartments, rather than a children’s home, on the site, is considered unlikely to impact materially on the surrounding traffic network.

The apartments are an attractive traditional design, in stone and slate and are considered to be acceptable within the streetscene.

The proposals are recommended for approval, subject to appropriate conditions.

107

Case Number 06/00642/OUT

Application Type Outline Planning Application

Proposal Demolition of existing bungalow and erection of four dwellinghouses

Location Site Of 2a, Cadman Street, Mosborough, Sheffield, S20 5BU

Date Received 15/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Swindins

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would constitute an overdevelopment of a site of restricted dimensions which would result in insufficient parking and amenity space, have an overbearing impact and create overlooking of adjoining dwellings. This would be contrary to Policy H14 of the Unitary Development Plan.

2 The proposed development does not include sufficient car parking accommodation within the site and the Local Planning Authority consider that, in the absence of such car parking accommodation, the proposed development could lead to an increase in on-street parking in the vicinity of the site, which would be detrimental to the safety of road users and, as such, contrary to Unitary Development Plan H14.

108 Site Location

LOCATION AND PROPOSAL

The site of the application is a large detached bungalow in a wide (26m) but not deep plot (18m).

Adjoining the site to the east is another bungalow in a large plot facing Cadman Street. The remainder of Cadman Street is traditional terraced houses and three contemporary detached, immediately opposite the site. At a lower level to the north is a bungalow accessed from Mosborough High Street. At a similar lower level on the High Street is another terrace.

The proposal is for a block of four terraced houses. Supporting drawings show bedrooms in the roof space, car parking for the end two but none for the middle two as only about two metres of front garden would be available. Whilst this is an

109 outline application some details are available to indicate how the site may be developed.

RELEVANT PLANNING HISTORY

A planning application for a single dwellinghouse, 05/03166/OUT was refused by the Board on the 15th November 2006 due to its impact on the amenities of neighbouring properties.

SUMMARY OF REPRESENTATIONS

Twelve letters including one forwarded and supported by Clive Betts MP have been received and one from Mosborough Village Action Group

Objections fall into two categories, traffic problems and overlooking.

Letters complain about the problems of car parking at the junction with the High Street, the A6135. There are problems generated by the shops and businesses on the High Street as well as a shortage of space for residents, both from Cadman Street and High Street, to park.

The houses are too close to the neighbours both front, rear and side and would tower over them. Windows would look down into other rooms, particularly at the rear of the site.

PLANNING ASSESSMENT

Policy Situation

The site is located in a Housing Area, and in Policy H10 Development in Housing Areas, housing is the preferred use. A housing development would therefore be acceptable in principle.

Other policies to consider are BE5 Building Design and Siting, and H14 conditions on Development in Housing Areas.

Design and Layout Issues

This is an outline application with some detail provided to assess the impact on adjoining dwellings. The limited dimensions of the site and changes in level clearly indicate the need for such information. The submitted sketches show a layout and a building height.

The buildings are shown near to the back edge of the footway in a similar position to the existing terraces. However, this only allows a gap of 16m between the contemporary house opposite instead of the 21m usually required.

The distances on the other boundaries are similarly a problem. To the rear the distance between the bungalow at 89b where habitable rooms face towards the site is 18m and the proposed houses are approximately 1.5m higher at ground

110 level and potential floor levels would be a little higher. The distance from the new houses to the boundary is shown as 7.5m. 89b would suffer from serious overlooking problems directly into habitable rooms from a higher level.

On the side boundaries the distance from side wall to habitable rooms on the High Street is 11.5m but the new houses would be about 2m higher and about 8m to ridge height which would be substantial because of rooms in the roof area. The proposed house would not project in front of the habitable front rooms of the bungalow at 2b Cadman Street. The driveway and integral garage are the nearest to the site.

On three out of the four boundaries of this site a development as proposed would impact on the amenities of the adjoining dwellings because of the close proximity and height of walls and windows.

Highway Issues.

Only two of the proposed houses could meet the parking guidelines. Providing off street parking at this point on Cadman Street is essential. Highway Officers have identified a specific traffic safety issue at the nearby junction with the High Street. The intensive on street parking has a significant impact on vehicle movement and safety. Demand at peak times is greater than the space available and few houses have the facility to remove a vehicle from the street on both Cadman Street and the High Street.

The site is not suitable therefore for a car free or part car free development.

Residential Amenity Issues

These have been partly set out above.

Overlooking from upper windows into habitable rooms and the impact of high walls on the outlook from existing ones are the problems.

CONCLUSION

The site would be overdeveloped by the erection of four dwellings, because of it’s restricted site area. This is made worse by including rooms in the roof areas in order to provide adequate internal space and the extra height necessary. Adjoining houses do have dormer windows although the majority are on rear elevations on the more traditional dwellings. They impact less on neighbours because of larger gardens and greater separation distances.

On street parking is serious issue caused mainly by the proximity of shops and other houses without parking space on a major road.

RECOMMENDATION

The application is recommended for refusal.

111

Case Number 06/00731/FUL

Application Type A Full Planning Application

Proposal Retention of a roller shutter

Location 69 High Street, Mosborough, Sheffield, S20 5AF

Date Received 23/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Philip Senior And Co

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed development by reason of its size and external appearance gives rise to an unsatisfactory design and will detract from the visual amenities of the locality. It is therefore considered to be contrary to Unitary Development Plan Policies BE5 and H14.

Attention is drawn to the following directives:

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

112 Site Location

LOCATION AND PROPOSAL

The application premises comprises a single-storey stone, pitched roof building, fronting the high street. The premises is attached to a two-storey end-terraced dwellinghouse, known as 69 High Street.

High Street is a busy highway passing through the centre of Mosborough. The application premises is in use as a fish and chip shop and is located within a Housing Area, as defined by the UDP. The surrounding area is characterised by a mixture of housing, commercial and retail uses fronting the high street.

Planning permission is sought for the retention of a roller box shutter to the front of the premises.

113 RELEVANT PLANNING HISTORY

Planning permission was granted in 1976 for a garage. Application number 76/02063/FUL.

Planning permission was granted in 1981 for retention of use of building as fish and chip shop (extension of planning permission). Application number 81/01317/FUL.

Planning permission was granted in 1984 for a covered way with bedroom over. Application number 84/00926/FUL.

Planning permission was refused in 1995 for use of building for the sale of take- away hot food without complying with condition 2 (hours of use) imposed by 90/0391P – application under section 73.

PLANNING ASSESSMENT

Policy Issues

The application site is set within a Housing Area, Policy H14: ‘Conditions on Development in Housing Areas’ therefore applies. It states that within housing areas new development will be permitted provided that: - new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and - the site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and - it would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians; and - it would not suffer from unacceptable air pollution, noise or other nuisance or risk to health or safety; and and, for non-housing (C3) uses, provided that it would also:

- occupy only a small area and not lead to a concentration of non-housing uses which would threaten the residential character of the Housing Area; and - not prejudice the provision of sufficient housing land for either the next five years or up to 2001; and - not lead to air pollution, noise, smell, excessive traffic levels or other nuisance, or risk to health and safety for people living nearby; and - be on a scale consistent with the residential character of the Area or meet primarily local needs or (in the case of uses other than shops) occupy an existing building set in its own grounds.

Policy BE5 ‘Building Design and Siting’ states that good design and the use of good quality materials will be expected in all new and refurbished buildings and extensions. All extensions should respect the scale, form, detail and materials of the original building.

114 Highway Issues

The development does not give rise to any significant highways implications.

Effect on residential amenities

The shutter does not have any detrimental effects on the residential amenities of surrounding premises other than by visual impact, which is examined in detail below.

Design Issues

The proposal includes the erection of an external roller box security shutter, the design of which is considered to be of an offensive character and has a detrimental impact on both the frontage of the premises and the street scene.

The large size, poor quality and external appearance give rise to an unsatisfactory design and forms a visually assertive feature within the street scene.

The steel box shutter has been finished in a powder coated brash blue colour, which results in a harsh and strident feature, which is out of keeping with the natural stone frontage of the building.

Although some shop premises within the locality have external roller box shutters these are substantially smaller and less garish than the proposed.

SUMMARY

In summary, the shutter box is considered to be of visual detriment to the area by virtue of its crude and harsh appearance.

It is therefore considered that the development is contrary to the provisions of Policies H14 and BE5 of the adopted Unitary Development Plan, and it is recommended that planning permission is refused.

RECOMMENDATION

It is recommended that the Area Board refuses the application and that if the applicant has not removed the roller box shutter from the premises within 2 months of the date of this decision that the Assistant Chief Executive, Legal and Governance be authorised to take all necessary steps, including enforcement action and the institution of legal proceedings to secure the removal of the unauthorised development.

115

Case Number 06/00821/FUL

Application Type A Full Planning Application

Proposal Erection of a 4/5 storey building for administrative use and ancillary offices with disabled parking and service drop off facilities (Amended drawings)

Location Former Grahams Plumbers Merchants And Former Car Park, Junction Of Arundel Street, Furnival Street And Arundel Lane

Date Received 28/02/2006

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 three years from the date of this decision.

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

2 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the building is brought into use.

Highway Improvements:

1 Radius improvement Arundel Lane/Furnival Street. 2 Service lay-by to Arundel Lane. 3 Reconstruction of footways that abut the site including new kerbs and street lighting (in accordance with the secondary pallette as set out in the Urban Design Compendium). 4 Modifications to existing TPO's.

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

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

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

4 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.

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

In the interests of the safety of road users.

6 The building shall not be used unless the cycle parking accommodation for 20 cycles as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

7 The development shall not be begun, until the public transport improvements (which expression shall include traffic control, pedestrian and cycle safety measures) listed below have either; (a) been carried out; or (b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the building is brought into use.

Public Transport Improvements:

Real time display information signs for buses either within the building or on an adjacent appropriate bus stop.

117 In the interests of improving access to the site by means other than the private car, in accordance with the objectives of PPG13.

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

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

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

1. Clear and unambiguous objectives and modal split targets;

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

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

10 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.

11 The development shall be carried out in accordance with the access statement as amended by the letter and plans dated 22.05.2006.

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

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

In order to ensure an appropriate quality of development.

13 Before construction of the following elements is commenced, details shall be submitted to and approved by the Local Planning Authority. Thereafter the approved details shall be implemented before the building is brought into use: (1) Cycle covers and (2) Entrance gates to Clay Lane.

In the interests of the amenities of the locality.

14 Prior to the building being brought into use, details of a public art and building lighting scheme along with a timescale for implementing the works shall be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality and in accordance with Policy BE12 of the Unitary Development Plan.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure the development can be properly drained.

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

In order to ensure an appropriate quality of development.

119 19 The site contamination shall be managed in accordance with the recommendations of the Contamination Assessment, Arundel Lane, Sheffield, dated 24.02.2006 by WSP. Following completion of the development a validation statement confirming that the works have been carried out in accordance with the mitigation strategy, shall be submitted to the Local Planning Authority.

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

20 Before the development commences, details of gas protection measures to the building shall be submitted to the Local Planning Authority for approval. The approved details shall be implemented before the building is brought into use.

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

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; IB12 - Training Centres & Community Facilities in Industry & Business Areas; BE15 - Areas and Buildings of Special Architectural and Historic Interest and BE16 - Development in Conservation Areas.

Attention is drawn to the following directives:

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

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

You should apply for a consent to:-

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

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

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

5. The applicant is advised that a licence from the Highway Authority will be required if any part of the building overhangs the highway.

121 Site Location

LOCATION AND PROPOSAL

The application site is the former Graham’s plumbing merchants located in the Cultural Industry Quarter. The site is rectangular shaped and fronts onto Arundel Street, Arundel Lane and Furnival Street. It is situated in the heart of the character area of the Conservation Area opposite the listed grade II* Butcher Works and grade II listed Sterling Works. The site is occupied by a two storey workshop/showroom built in the 1930s and a warehouse constructed in the 1970/80s. Both buildings are vacant and the remainder of the site is used for temporary public car parking.

This report considers both the Conservation Area Consent application, (06/00824/CAC) to demolish the existing unlisted buildings on the site and the planning application for redevelopment of the site (06/00821/FUL).

The new building is intended to facilitate the University’s strategy of locating arts, computing, engineering and sciences activities to its city campus. The new building will provide approximately 9500 sqm of accommodation for teaching, research, IT, ancillary office space, including a gallery and café at ground floor level. The new building will house the Digital Experience Theme and Gallery Space.

The building is generally four storeys high, with the exception of the Furnival Street frontage, which rises to five storeys. The design approach is contemporary and takes the form of two solid bookends of accommodation parallel to Furnival Street and Clay Lane. The linking accommodation incorporates more glazing and consequently has a more lightweight appearance. The facing materials are red brickwork, zinc cladding panels and glazing. The building is generally sited on the back edge of the footpath with the exception of the central range along Arundel Street, which is set back 2.5m, and the corners of the block facing onto Furnival Street and part of the frontage to Arundel Lane which are set back at ground floor level.

122 The pedestrian entrances to the building are located on Arundel Street and Arundel Lane on the alignment of Froggat Lane. Off street parking consists of 5 disabled spaces on Arundel Lane. Cycle parking will be provided in a secure open area on the alignment of Clay Lane. A service lay-by will be created on the Arundel Lane frontage.

SUMMARY OF REPRESENTATIONS

English Heritage has said that the design of the University accommodation proposed is largely reflective of the character of this sub area within the conservation area. They suggest the broad range of materials be simplified and be based primarily on traditional ones. They also consider the Furnival Street/Arundel Street corner does not sit comfortably with its attached development nor with the general new build within the adjacent local street scene. They consider the corner appears as an uncomfortably grey and weighty corner mass.

The Conservation Advisory Group felt that the relationship of the development with the Rutland Arms would be unsatisfactory, the proposed materials were inappropriate and the design was unsatisfactory. The Group felt that the development would have a damaging impact on a core area of the Cultural Industries Quarter Conservation Area and two prime listed buildings. The Group also felt that the development in terms of its design, massing, scale and materials would not preserve or enhance the conservation area.

The CIQ Agency have welcomed the scheme both in terms of uses and proposed activity. They are keen to see the proposed development strengthen the street level activity along Arundel St. They believe, after extensive negotiations and reviews, the scheme now exhibits improved design qualities, materials and massing of the building which will complement the heritage led developments opposite (Sterling Works and Butcher Works) as all three are within the CIQ Conservation core. The Agency consider this scheme will add to the architectural quality of the Quarter especially as the principal focus of the building will be the Arts, Computing Engineering and Sciences faculty of the University. They would like to see the scheme adding to the CIQ Lighting Strategy and contribute significantly to the Quarters' emerging public art focus around 'writing and lighting'.

PLANNING ASSESSMENT

Policy Issues.

The whole of the site falls within a Fringe Industry and Business Area in the Unitary Development Plan. Preferred uses are business, general industry and warehouses, Educational uses are listed as acceptable uses, (Policy IB6). Development must not prejudice the dominance of preferred uses (Policy IB9), whilst Policy IB12 encourages education and training facilities in industry and Business Areas particularly where they serve young people and are easily accessible.

As the last use of the site was not a preferred use, the proposed development will not prejudice the predominance of preferred uses. In addition, preferred uses will

123 still remain dominant in this policy area. Therefore the proposal conforms to Policy IB9. Furthermore, the consolidation of Hallam University’s campus in this locality brings a significant level of investment to the City Centre and the CIQ. In addition, the proposed Faculty, ACES – Art, Culture, Engineering and Sciences - will have a close relationship with many of the functions of the CIQ area. Although it is recognised that the proposal removes the potential to secure a preferred use on the site and improve the balance of business uses in the area, it is considered that the benefits to be gained by this development outweigh these considerations. Overall, the SHU scheme is seen as being appropriate to this location and as a result is strongly supported in policy terms.

Policies BE15 and BE16 provide guidance on development that affects listed buildings and conservation areas. These state that development that would harm the character or appearance of a conservation area will not be permitted and redevelopment of sites which detract from a conservation area will be encouraged where it would enhance the character or appearance of the Area.

The Cultural Industry Quarter Action Plan vision sees the quarter as a zone dedicated to “creativity, education, experimentation, enterprise and technology”. The range of activities proposed in the University building seems to fit well with this vision. The site lies in the CIQ Core Area and is identified as one of the few major development sites in the area. The commentary on this site states, ” the opportunity exists to develop the land for a mixed scheme that could include a residential element to complement that proposed at Sterling Works.”

The site lies in the Arundel Street Area of the Cultural Industry Quarter Conservation Area. The conservation area guidelines advise that new development should respect the existing building line and height and massing of existing development. Development should be built to the back of pavement and all buildings should address and front the street.

The Urban Design Compendium provides guidance for development within the Cultural Industries Quarter. It states that new buildings will generally be 3-5 storeys; mixing of uses will be encouraged and public realm improvements promoted. Innovative and imaginative designs should be encouraged, the straightforward and robust street pattern should be maintained and in the distinct character areas of the quarter, building materials should be sensitive to the character of the area with red brick and stone encouraged.

An informal planning guidance note for the site was updated in June 2005. This states that the preferred use at ground floor level and the upper floors on Furnival Street is offices. The remainder of the site would be suitable for housing, hotel and institution uses with retail and food and drink uses on ground floor frontages. The guidance note refers to the desire to reinstate and re-open Froggat Lane. It also states that development should follow the topography and step down towards Arundel Lane. The brief supports greater building height on Furnival Street and the use of both natural and high quality contemporary materials and design. The guidance states that the development should include a design for the lighting of the buildings.

124 Within Conservation Areas there is control over the demolition of buildings. Planning Policy Guidance Note 15, ‘Planning and the Historic Environment’ advises that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of the conservation area. Where a building makes little or no contribution consent should not be given unless there are acceptable and detailed plans for any redevelopment.

Design and Listed Building Issues.

The footprint of the proposed building generally follows the pavement edge and consequently the new building will reinforce the historic gridiron street pattern of the conservation area. The building is set back a small amount on the lower floors along part of Arundel Street elevation around the gallery and main pedestrian entrance to the building. This is considered to be acceptable as this area will be the focus of high pedestrian foot fall and the set back allows some more breathing space in areas where students and the public are likely to linger. It also helps to provide some relief to the massing of the building. Froggat Lane has long since being closed and incorporated into the site. It has not been possible to reinstate this street, as it would have necessitated splitting the development into two separate buildings, which would fundamentally undermine the University’s operational requirements. However the former street is marked by the pedestrian entrances to the building and an internal walkway which follow its alignment. The position of the street will also be expressed in internal floor finishes and through vertical glazed elements in the facades.

The building addresses all the street frontages and a substantial proportion of the ground floor is glazed with active uses including a gallery and café facing onto Arundel Street and Furnival Street.

The scale of the proposed buildings is consistent with the guidance in the Urban Design Compendium, that is 3-5 storeys. The taller five-storey element addresses Furnival Street, which is appropriate as this is a major thoroughfare and a more generously proportioned street. The upper floors are generally set back in order to reduce the apparent massing of the building and integrate it more successfully with its surroundings. The cross sections and street views show that the building will not appear over dominant within the conservation area and that the scale and massing is in keeping with its surroundings. Opposite Butchers Works the building is slightly higher than the eaves level of Butchers Works but well below the ridge level. It is one storey higher than the adjacent Sterling Works. These relationships are considered to be acceptable and the new building will not dominate or adversely affect the setting of the adjacent listed buildings.

The architectural style is contemporary, which is promoted by the design guidance and appropriate given the function that the building will serve. The Arundel Street and Arundel Lane elevations have been designed with a highly glazed central section with more solid bookends. This helps to break down the massing of these long elevations into 3 elements. The bookends incorporate substantial red brick elements, which responds to the predominant facing material found in the conservation area. Both the above elevations include elements faced in dark coloured zinc panels. On the Arundel Street elevation the central glazed section is

125 framed with the dark zinc panels and within this frame there will be a wave shaped zinc panel. This feature, along with the substantial glazing to the gallery, entrance and deep modelling to the elevation will create a welcoming and bold elevation.

The middle three floors of the Furnival Street elevation are faced in dark zinc panels punctured by ribbon windows set within deep reveals and incorporating solar shading. Below this at ground floor level there is glazing and look alike glazed panels, which will provide views into the café and teaching space. The upper floor is set back slightly and glazed in a similar way to the ground floor. The dark zinc cladding with the ribbon windows will create a striking elevation, which will have a dramatic presence in the street scene.

Overall the building design and materials are of a high quality, which will produce welcoming and animated building facades that make a strong positive contribution to the Cultural Industry Quarter Conservation Area. The windows have been designed with deep reveals, which will improve the building modelling and create addition visual interest.

The public realm around the site will be enhanced by paving the footpaths in the Sheffield slab with conservation kerbs as promoted in the Urban Design Compendium. The building will be illuminated in order to create nighttime interest and public art will be incorporated into the design of the scheme.

The original design that was considered by English Heritage and the Conservation Advisory Group has been significantly amended. The palette of materials has been simplified and higher quality finishes are proposed. The proposed external materials are now of high quality and comprise of red brick, zinc panels and aluminium powder coated curtain walling and windows. The elevational treatment has been simplified, the proportion of glazing has increased, and the ordering and scale of window openings has been improved. Overall the design amendments have resulted in a more dramatic and innovative design. The amendments have also reduced the apparent mass of the Furnival/Arundel Street corner and this element now integrates more successfully with the rest of the scheme. The relationship of the building with the Rutland Arms remains largely unchanged and as a result the mass of the new building will be significantly greater. The new building does however step down towards the Rutland Arms. Further reductions in scale are not justified, as a balance needs to be struck with the building responding to the scale and massing of the larger buildings on Furnival Street as well as the smaller scaled Rutland Arms.

The building is to be designed to achieve a good BREEAM rating. Sustainability features to be incorporated into the design include, ground source heat pumps to provide under floor heating, photovoltaics for external lighting, solar panels for heated water, intelligent lighting systems, the building will be connected to the heat and power system and will incorporate attenuated drainage.

Demolition of Unlisted Buildings.

The existing buildings on the site comprise of a two storey 1930/40s case company works that has been much altered and 1970/80s colour coated steel clad

126 warehouse. Both buildings have a negative effect on their surroundings and neither responds to the historic street pattern. The building facing Furnival Street is set back behind a paved forecourt used for car parking. Both buildings are somewhat under scaled and do not respond to their prominent location nor do they create the desirable level of street enclosure. Neither building has any significant architectural merit or features that might be considered to be typical of metal trade buildings. The two-storey building appears as a bland much altered 1940s building whilst the warehouse is a featureless building typically found in modern industrial estates. Given the character of the existing buildings and the high quality redevelopment scheme there is considered to be no reason to oppose the demolition of these buildings on conservation grounds.

Access Issues

The only parking being provided is for disabled people. This is considered to be acceptable and desirable given that the site is in a highly accessible location and in the conservation area where additional general needs car parking would be likely to take from the appearance of the development. The University have agreed to provide real time bus information either within the foyer of the building or at a bus stop near to the site in order to enhance provision for public transport users. Covered cycle parking for 20 bicycles will be provided at the northern end of the building in a private area. Showers, changing and locker facilities are provided within the building.

Five disabled parking spaces are proposed on Arundel Lane, although it may be possible to provide some additional disabled spaces on Arundel Street closer to the main entrance. The number of spaces is consistent with the Universities knowledge about the demand for disabled parking. The building will have level or ramped entrances and has been designed to be fully accessible to disabled people. Servicing will also take place from Arundel Lane via a servicing lay-by combined with the disabled parking. These facilities have been located and designed to minimise their visual impact on the character of the area.

The University have submitted an integrated transport policy and list of transport initiatives along with making a commitment to produce an overarching travel plan for the University and a full travel plan for the application site. The submission of a full travel plan will be secured by planning condition.

Archaeology

The archaeological appraisal indicates that the site was developed from the early C18th for workshops and back-to-back housing. The desktop assessment indicates that there is the potential for the survival of sub-surface archaeology. A programme of archaeological work including trial trenches is proposed to determine the nature and importance of the remains and to establish if any further work is required.

127 SUMMARY AND RECOMMENDATION

The proposed use is considered to be consistent with the development policies relating to this site and the activities that will take place in the building fit well with many of the functions being promoted in the CIQ area. The buildings to be demolished have no particular merit and the new development is of an appropriate scale and high standard of design. The development respects the setting of the adjacent listed buildings and will enhance the character of the conservation area. It is therefore recommended that planning and conservation area consent be granted.

128

Case Number 06/00824/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of buildings

Location Former Grahams Plumbers Merchants And Former Car Park, Junction Of Arundel Street, Furnival Street And Arundel Lane, Sheffield

Date Received 01/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant

Subject to:

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

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

129 Site Location

06/00824/CAC

SEE REPORT FOR 06/00821/FUL ON THIS AGENDA.

130

Case Number 06/00908/OUT

Application Type Outline Planning Application

Proposal Erection of a mixed use development comprising office (Use Class B1) and residential (Use Class C3) with ground floor restaurant/cafe bar (Use Class A3/A4) with associated parking and open space comprising a 23 storey tower (max) at the apex of the site fronting West Bar/West Bar Green with an 8 storey (max) block fronting Tenter Street and 10 Storey (max) fronting Queen Street

Location Weston House And Western Tower, West Bar Green, Sheffield, S1 2DA

Date Received 08/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent David Smith Planning

Recommendation Grant Conditionally

Subject to:

1 Approval of the details of the siting, external appearance of the building[s], the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the local planning authority in writing before any development is commenced.

To comply with the requirements of the Town and Country Planning Act.

2 Plans and particulars of the reserved matters referred to in Condition 1 above, relating to the siting, external appearance of any buildings to be erected, the means of access to the site and the landscaping of the site, shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

3 Application for approval of the above reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission.

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

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

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

5 The details of the development, which are required pursuant to the above Condition 1, and all applications for the approval of the Local Planning Authority required under conditions imposed on this permission, shall be in substantial accordance with the relevant illustrative plans accompanying the application.

The illustrative drawings accompanying the application indicate the form of development that the Local Planning Authority considers appropriate for the site and is the basis for which permission for a tall building in this location is permitted, in accordance with Policies BE2, BE5 and advice contained within the Urban Design Compendium.

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

a) been carried out; or

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

Highway Improvements:

Resurfacing of the footways fronting the site and creation of a tree lined boulevard to the West Bar Green frontage in accordance with the palette of materials in the Urban Design compendium, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

7 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of

132 providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

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

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

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

9 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.

10 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 traffic safety and the amenities of the locality.

11 Prior to the commencement of development details of all proposed external materials and finishes (including samples) and windows shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

12 Notwithstanding the approved plans, prior to the commencement of development large scale details of the following items at a minimum scale of

133 1:20 shall be submitted to and approved in writing by the Local Planning Authority: i. Fenestration treatment; ii. Doors; iii. Eaves and verges; iv. External wall construction; v. Glazing detailing; vi. Balconies; vii. Entrance details; viii. Ground floor A3 frontage (section);

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

In order to ensure an appropriate quality of development.

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

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

14 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.

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

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

16 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.

17 Before the use of the building for Food and Drink purposes (Use Class A3) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the Use Class A3 use to the street to levels not exceeding: i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, iii) Be capable of restricting noise breakout from the Class A3 use to the flats above to levels complying with the following:

Bedrooms: Noise Rating Curve (VARIABLE) (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).

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

In the interests of the amenities of the locality and of the residential occupiers of the building.

18 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.

19 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

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

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

21 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.

136 22 At all times that construction works (including demolition) 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.

23 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,

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.

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

To ensure satisfactory drainage arrangements.

25 No development shall commence until details of any proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works have been submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented as approved.

To ensure that the development can be properly drained.

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

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

27 Prior to the commencement of development, further details of a Green Roof to the main residential block fronting West Bar Green/Tenter Street shall be submitted to and approved in writing by the Local Planning Authority. The Green Roof shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

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

28 The use of the ground floor commercial units shall be in accordance with Class A3 and A4 of the Town and Country Planning (Uses classes) Order, 1987 unless otherwise agreed in writing by the Local Planning Authority.

In order to define the permission.

29 The ground floor commercial units shall be used for the purposes outlined in Condition 18 above only between 0800 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays unless otherwise approved in writing by the Local Planning Authority.

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

30 The proportion of B1 office floor space shall be no less than 43% of the total amount of floor space developed on the site.

To illustrative drawings accompanying the application indicate the balance of uses that the Local Planning Authority considers appropriate for the site in the interests of meeting the City¿s needs for business space on given the scale and quality of the proposed development, in accordance with Policies IB9 and BE5 of the Unitary Development Plan.

Attention is drawn to the following justifications:

IB7 - Development in Business Areas IB9 - Conditions on Development in Industry and Business Areas BE2 - Views and Vistas in the Built up Area BE5 - Building Design and Siting

138 This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. The applicant is advised to note the contents of the consultation response from Yorkshire Water dated 19th April 2006 with regard to the recommendation to have localised pumping and storage.

139 Site Location

LOCATION AND PROPOSAL

The application site extends to an area of 0.129ha and forms a distinct city block fronting West Bar Green to the west, West Bar to the north, Silver Street to the east and Queen Street to the south. The site is currently occupied by West Bar House, a 1970s commercial building comprising a two to three storey podium across the site and Weston Tower, which extends up to eight stories. It is constructed in red brick with horizontal strip windows with cladding panels to the tower. The application site also includes a parking area to the east of Weston Tower, adjacent to 87-89 West Bar.

The surrounding area is mixed in character and will be the subject of extensive redevelopment. Opposite the site to the west is West Bar Police Station, which has outline permission for the development of a mixed-use scheme comprising office and residential use, which anticipates a development to a maximum height of 17 stories. To the southwest are two mixed-use developments fronting Tenter Street that extend up to a maximum of 15 storeys. The West Bar Area to the north of the application site is the subject of Interim Planning Guidance, adopted by the Planning Board on 30th May, which anticipates the extensive redevelopment of this area for a mix of commercial and residential uses.

Part of the site (the parking area) lies within Furnace Hill Conservation Area, which extends across West Bar Green to the Old Fire Station and Lambert Street. The City Centre Conservation Area lies to the southwest. Within the Urban Design Compendium, the site falls within the Cathedral Quarter and is also identified as lying within a potential tall building zone.

This is an outline planning application for the demolition of the existing buildings and the construction of a mixed use development comprising commercial (Use Class B1) accommodation, residential space and food and drink uses on the

140 ground floor. The application is to consider matters of design only. The issues of siting, external appearance, means of access and landscaping are reserved matters to be considered in due course.

The plans submitted with the application indicate a distinct tower element at the tip of the site fronting West Bar to a scale of 23 storeys with a separately designed block fronting West Bar Green/Tenter Street to a height of 8 storeys with nine storeys fronting Silver Street. . In terms of accommodation, the application indicates the following:

- A car park at lower basement and basement level providing 80 spaces; - An A3 unit at lower ground floor level at the apex of the site, fronting West Bar Green and West Bar and adjacent to the proposed area of open space with a car parking area (23 spaces) at the Queen Street/Silver Street end of the site with access from Silver Street. Given the level changes across the site, the A3 use will have an active frontage onto the street at the northern end of the building whilst the parking area to the southern end will effectively lie beneath the ground floor office accommodation; - Commercial B1 office accommodation at ground to 3rd floor. Due to the level changes across the site the office accommodation will be ‘at grade; at the southern Silver Street/Queen Street end of the building and above the A3 use at the West Bar end; - Residential accommodation from the 4th to 7th floor across the entire site; - Residential accommodation up to the 9th floor fronting Silver Street; - A residential tower from the 10th to 22nd floor at the apex of the site fronting West Bar.

In terms of materials, it is intended that the tower will be constructed in stainless steel and glass. The steel will be used in three different finishes; brushed, polished and bead blasted. The tower will respond to its orientation in the sense that the south facing elevation will be more open and glazed in comparison to than the north and the office elements more open than the residential.

RELEVANT PLANNING HISTORY

99/00599/FUL: Use of building as an Art Gallery, coffee shop, offices, storage and music studio. Approved 14.06.99

86/00937/FUL: Use of premises as offices: Approved 11.06.86

SUMMARY OF REPRESENTATIONS

The application was advertised by way of press notice and site notices in addition to neighbour notifications. One letter of objection has been received from the occupiers of Paradise House, 35 Paradise Street who raise the following concerns:

- A 23-storey building is out of character with all the other buildings in the area; - Is there a need for more residential development in the city?

141 - With other high-rise buildings proposed in the area, it will make the premises at Paradise Street dark and dreary and ‘possibly unlettable’.

The following relevant statutory consultations were also received:

Commission for Architecture and the Built Environment (CABE): In response to the original proposal CABE commented that it was ‘unable to support this application as an outline as it provides insufficient information to demonstrate the quality of architecture and positive impact on the urban setting’. Since that time, the applicant has agreed to submit design as a Reserved Matter and the revised comments from CABE will be reported directly to the Planning Board.

PLANNING ASSESSMENT

The application proposes the construction of a landmark building on this gateway site along the Inner Ring Road. The principal issues to consider in the determination of this proposal include the following:

- Principle of development – policy and land use; - Design and tall building issues; - Impact on adjacent Conservation Area; - Highway considerations. - Open Space

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

Policy and Land Use

The application site is designated as a Business Area within the Adopted Unitary Development Plan. Policy IB7 of the UDP determines that the preferred use within such areas is Business (Use Class B1) but a number of other uses including small shops (A1), offices used by the public (A2), food and drink outlets and housing (C3) at upper levels in the City Centre may also be acceptable. This application proposes a mix of business (approximately 4774 square metres) and residential development (approximately 7015 square meters) with an active ground floor use (332 square metres) fronting the area of proposed open space, which is considered acceptable as a mix of uses in accordance with Policy IB7.

It is relevant to acknowledge, however, that Policy IB9 of the UDP advises that in Industry and Business Areas, new development or change of use will be permitted where it would not lead to a concentration of uses that would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites. The intention is for such areas to continue to provide employment and Policy IB9 (a) confirms that in industry and business areas, the preferred uses should effectively remain dominant.

In this case, it is acknowledged that the whilst this application proposes a predominantly residential scheme, it does provide a significant element of commercial development (approximately 43% of the total floorspace) and the

142 extent of residential space will ensure the viability of the development and secure a building of significant architectural quality in this key location. The exact mix of uses will form a condition of this approval.

It is therefore considered that the proposed development is in accordance with Policies IB7 and IB9 of the Adopted UDP and the principle is acceptable.

Design and tall buildings

Policy BE5 of the Adopted UDP relates to building design and siting and advises that good design and the use of good quality materials will be expected in all new developments. It seeks to achieve original architecture and a design on a human scale with varied materials that break down the overall mass of development. Policy BE2 determines that new development will be expected to respect the skylines, roofscapes and views that are particularly visible within the City.

With specific regard to tall buildings, the Council’s Urban Design Compendium sets out proposals for tall buildings on a city-wide basis and identifies key locations where tall buildings are likely to be acceptable subject to a detailed urban design analysis. Within the UDC, Tenter Street South, which encompasses the application site, is identified as a potential tall building zone.

This application seeks to consider the issue of design only. The issue of external appearance will be determined as a reserved matter. In this context, the applicant has submitted a revised set of plans and elevations comprising detailed designs as well as a comprehensive urban design analysis to assess the impact of the proposal on the streetscape and skyline. In terms of design, there are two distinct elements to the proposal comprising the tower at the junction of West Bar Green and West Bar and the body of the building fronting West Bar Green/Tenter Street.

The tower has been articulated from the main body of the development to accentuate its slenderness and to create a marker to the area. The articulation of the tower is achieved by creating a distinctive feature of six ‘blades’ that run up the leading edge of the building and wrap over the top to create a strong profile before dropping down the rear of the tower to connect to the main body of the building. The blades will be constructed in steel, which is intended to reflect the industrial heritage of the City.

The West Bar Green/Tenter Street elevation is designed to reflect the scale of existing and proposed developments within the Tenter Street location. It continues with the steel and glazing treatment, with the addition of brise soleil to give a more horizontal emphasis to the design, which is consistent with the character of the street. The proposal has been amended since the original submission by the removal of the top two floors fronting Tenter Street, to ensure an appropriate relationship to Tenter Street and ensure the distinctiveness of the tower element.

In the context of the Urban Design Compendium, this site is considered as a suitable location for a tall building to perform a landmark function in this location. To determine whether it is acceptable is largely an issue of the quality of the architecture and the impact of the proposed development on the urban setting.

143 The submission of further design details demonstrates that this will be a distinctive building of significant architectural quality. The use of stainless and glazing is not only reflective of the City’s heritage but will create a building that will reflect changing light conditions and enhance the character of the area. The building is also ‘grounded’ with active uses and main entrances at ground floor to ensure an appropriate relationship to the street. With regard to the urban setting, the application includes a detailed urban design analysis that assesses the impact of the building on long and short views and vistas, including key views from Shalesmoor, which is identified in the UDC. Whilst it is clearly a marker building, it is considered that it does not detract from the skyline of the City.

Thus, it is concluded that the submission of design details gives sufficient justification and assurance that the site is suitable for a tall building and will comply with the principles of Policy BE2 and BE5 of the Adopted Unitary Development Plan. As such, subject to appropriate conditions, the proposal is considered acceptable in this context.

Impact on adjacent Conservation Areas

The application site lies adjacent to and partly within (the car park area) Furnace Hill Conservation Area and in close proximity to the City Centre Conservation Area. Opposite the site, within the Furnace Hill CA is the Grade II listed former Fire Station whilst within the City Centre CA are the Grade II listed buildings forming Paradise Square.

As such, it is important to assess the impact of the development on the Conservation Areas and listed buildings. With regard to the UDP, Policy BE15 advises that development that would harm the character or appearance of Conservation Areas will not be permitted. Policy BE16 relates specifically to development in Conservation Areas and advises that permission will only be grated for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. It also advises that these principals will be material considerations in considering proposals that affect the setting of a Conservation Area or significant views into, or out of, the Area. In respect of listed buildings, Policy BE19 advises that proposals for development within the curtilage of a building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting.

The applicant has submitted a Conservation Area and listed building impact appraisal as part of the application. With regard to Furnace Hill, an assessment of the key views identified in the Conservation Area appraisal plan has been provided, which demonstrates that the proposal is not visible in any of the views provided from Snow Lane, Trinity Street or Copper Street and will not impact on the listed building at 101-109 West Bar. It is therefore concluded that the proposal will not have a negative impact on the Conservation Area or historic buildings. Moreover, the part of the site that falls within the Conservation Area will be transformed from a concrete car parking area to a landscaped open space and the proposed quality and distinctiveness of the development will both preserve and

144 enhance the character of the area, particularly in comparison to the existing building at Weston House.

With regard to the City Centre Conservation Area, the visual assessments demonstrate that whilst the tower element will clearly be visible from the Conservation Area and from Paradise Square in particular, its slightness and glazed quality will ensure that it preserves and enhances the character of the area.

It is concluded that the application properly assesses the impact of development on both Furnace Hill and the City Centre Conservation Area and associated listed buildings and will not harm their character or appearance, in accordance with Policies BE15, BE16 and BE19.

Highway Considerations

The application is submitted in outline with matters of access reserved for future consideration. However, the application includes a Transportation Statement, which provides an initial assessment of transportation issues arising from the development.

In terms of parking, the application identifies a total of 103 spaces of which the 23 spaces on the ground floor are allocated for the commercial element with the remaining 80 spaces made available for the residential units. This is a ratio of one space per 210 square metres of commercial B1 space and 0.54 per unit for the residential.

Policy T21 of the UDP advises that provision will be made for car parking where it would meet the operational needs of businesses, is essential for the viability of new developments and provided that it complies with Parking Guidelines. The Council’s parking guidelines indicate a level of between 1 space per 70 square metres to 1 space per 175 square metres for office space. With specific regard to parking for residential developments, Guideline 14 of the City Centre Living Strategy advises that residential developments that do not have parking facilities as part of the scheme will be acceptable but Guideline 15 advises that if there is sufficient space, off-street parking at a rate of one space per unit will be permitted where it is demonstrated that it is necessary for viability and will not overload the highway network or add to congestion. The proposed parking provision for this development is well within the Council’s maximum standards and is therefore likely to be acceptable.

As currently proposed, vehicular access to the site is achieved from Silver Street. However, this is a reserved matter and will be considered in due course.

Open Space

145 It is relevant to note, however, that the application includes an area of land immediately adjacent to the development that is currently used for car parking. The application indicates that this area will be landscaped and become accessible to the public. On the basis that landscaping is a Reserved Matter of this application, details of this space will be submitted in due course.

Accessibility

Policy H7 of the UDP relates to mobility housing and seeks to secure a proportion (25%) within all new housing developments to meet local need. It is anticipated that a detailed access statement will be produced during the detailed design phase. Accordingly, a condition is proposed to secure this proportion of units as well as specific details such as level entrances and approaches accessible to all users.

Archaeology

The application includes a desk-top archaeological appraisal, which concludes that the potential for survival of buried archaeology cannot be accurately assessed on the basis of current knowledge as the extent of sub-surface disturbance cause by the present building is un-known. In areas where the sub-surface potential is minimal, there is potential for the survival of buried remains associated with the late eighteenth century housing, shops and small works premises that existing on the site (demolished in the 1930s). It is therefore proposed to apply a condition requiring further archaeological assessment in due course.

RESPONSE TO REPRESENTATIONS

One objection was received from an occupier in Paradise Street who raised concerns regarding the scale of development, the need for residential accommodation and the impact of the building in terms of over-shadowing.

It is considered that the issue of the scale of development is sufficiently addressed in the report above. In terms of the need for residential accommodation, it is considered that this is a commercial decision for the applicant rather than a matter for planning policy given that the principle of a mixed-use development is acceptable. Finally, with regard to over-shadowing created by this and surrounding developments, the objection was received from the occupier of 35 Paradise Street, which lies to the east of the northern apex of the building, adjacent to 85 West Bar. Given the path of the sun and the angle of the proposed development on a northeast-southwest axis, it is considered that the premises at 35 Paradise Street are unlikely to be significantly overshadowed. However, the applicant is undertaking a sun path analysis, the details of which will be reported directly to Planning Board.

SUMMARY

It is considered that the redevelopment of Weston Tower and Weston House will provide a landmark building of high architectural merit that will provide a marker to the West Bar area of Sheffield and a significant improvement on the existing building. It is located within a zone identified as appropriate for tall buildings and

146 the application includes sufficient analysis and detail to satisfy the Local Planning Authority of the quality of development that will be achieved. The principle of a mixed-use development in acceptable in the context of the Unitary Development Plan and it is also considered that the proposal will not impact detrimentally on either Furnace Hill Conservation Areas or Listed Buildings or the City Centre Conservation Area and will, in fact, enhance the streetscape of both West Bar and Tenter Street.

RECOMMENDATION

Approve subject to the recommended conditions.

147

Case Number 06/00932/FUL

Application Type A Full Planning Application

Proposal Erection of a glazed roof and alterations to building to be used for Class A3 and A4 purposes (Food and Drink) Renewal of planning permission 9A/0819P [00/01356/FUL] Application under Section 73

Location Leahs Yard, 20-22 Cambridge Street, Sheffield, S1 4HP

Date Received 08/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent Studio One Architecture & Design

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced, details of works which will ensure that noise from the use of the building will not increase the external background level by more than 1 dBA at the nearest noise sensitive facade shall be submitted to and approved by the Local Planning Authority and the buildings shall not be used unless the works have been carried out in accordance with the approved details and thereafter retained.

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

3 Before the development is commenced, details of any external plant, including location, appearance, sound pressure levels, frequency analysis and sound attenuation shall have been submitted to and approved by the Local Planning Authority.

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

4 The buildings shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes shall have been installed but before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After

148 installation such equipment shall be retained and operated for the purpose for which it was installed.

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

5 No building shall be demolished before a contract for the carrying out of works of redevelopment 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 and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

6 All new internal fixtures including partitions, lifts and staircases shall be inserted in a manner that ensures minimal loss of original fabric of the buildings and wherever possible be reversible to the satisfaction of the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

7 Before the development is commenced, full details of the proposed treatment of structural elements of all parts of the buildings including remedial works, new elements, treatments and finishes shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

8 Before the development is commenced, an engineers structural report and a detailed repairs schedule shall have been submitted to the Local Planning Authority to clarify and justify all alterations to the buildings, and all repairs shall be agreed in writing by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

9 Before the development is commenced, all fire protection/sound and thermal insulation measures indicating the impact on the Listed Building shall have been submitted to and agreed in writing by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

10 Before the development is commenced, sample panels of brickwork and stone repair, including repainting and any treatment thereof including cleaning shall have been submitted to and agreed in writing by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

149 11 Before the development is commenced, full details of sample panels of new brickwork, including pointing, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

12 Before the development is commenced, full details of roofing, including structure, covering, eaves detail and leadwork, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

13 Before the development is commenced, full details of the proposed external joinery, including a schedule and full details of all windows and doors to be retained and replaced shall have been submitted to and approved by the Local Planning Authority, and all existing windows shall be retained and repaired where practical.

In the interests of the protection of a Grade II* Listed Building.

14 Before the development is commenced, full details of all internal joinery, including secondary glazing, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

15 Before the development is commenced, full details of all proposed removal of internal features/structures, including line shafting, pattern storage shelves and signage shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

16 Before the development is commenced, full details of all sealed openings, including method of construction and reveal depth thereof, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

17 Before the development is commenced, full details of all rainwater goods, including materials and colour, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

18 All chimneys and chimney pots (except the chimney base in the yard) are to be retained and reinstated, but before such works take place full details thereof shall have been submitted to and approved in writing by the Local Planning Authority.

150 In the interests of the protection of a Grade II* Listed Building.

19 Before the development is commenced, full details of the interior treatments including floor, wall and ceiling treatments and finishes, new joinery and finishes, treatment and staircases and original features, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

20 Before the development is commenced, full details of the proposed service installations, including SVP, passive and mechanical ventilation TV and Telecom equipment, meter boxes, security equipment, signage, bin storage and collection, lift mechanism, lighting and ducting, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

21 Before the development is commenced, full details of the proposed landscaping, including hard and soft landscaping to the courtyard, railing and information boards, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

22 The development shall not be commenced until all areas of historic fabric, not previously recorded, have been adequately recorded to the satisfaction of the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

23 Before erection, full details of the glazed canopy and wall, particularly method of fixing to existing structure, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

24 Before the use is commenced, details of the proposed use of the first floor level of Area 2 and Area 4 shall have been submitted to and approved by the Local Planning Authority.

To avoid noise disturbance to adjoining residential occupiers.

25 The buildings shall be used for the above-mentioned purpose only between 0800 hours and 2330 hours on any day.

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

151 26 Before the development is commenced, further details of the glazed entrance lobby and timber gates, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

27 The buildings shall not be used for the above-mentioned purpose unless the footway to the Cambridge Street frontage has been reinstated/ repaired, but before such footway is reinstated/repaired, details thereof shall have been submitted to and approved by the Local Planning Authority.

In the interests of pedestrian safety.

28 The shop front design indicated on the submitted plans is not hereby approved. Before the development is commenced, details of proposals for the ground floor elevation to Cambridge Street shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

29 The buildings shall not be used for the above-mentioned purpose until details of how the history and architecture of the buildings will be interpreted within the public area have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

30 Before the development commences details of works affecting the cellars relating to the erection of the glazed canopy shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the protection of a Grade II_ Listed Building.

Attention is drawn to the following justifications:

S2 - Development of frontages in the City Centre's Retail Core S10 - Conditions on Development in Shopping Areas BE19 - Development affecting Listed Buildings

152 Site Location

LOCATION AND PROPOSAL

The site consists of disused workshop buildings located between Cambridge Street and Backfields with shops at ground floor level on Cambridge Street either side of a gated entrance providing access to an internal courtyard. These frontage buildings are three storeys high and brick clad. To the south east is a public house with further food and drink establishments to the north west. The site is ‘L’ shaped with a cobbled lane leading to a larger courtyard to the rear. Buildings either side of the lane are two storey buildings with banks of windows. The elevation furthest from the entrance adjacent to Backfields is two and three storeys.

The buildings are listed Grade II* but have been empty for some time. Part has been fire damaged and the general condition is deteriorating. Listed building consent has also been submitted reference 06/00937/LBC which is on the agenda.

This application is for the renewal of applications 9A/0819P and 9A/0820P (listed building consent) approved on 26 March 2001 and 2 May 2001 respectively. Approval was granted for the use of buildings for Class A3 food and drink purposes and the erection of a glazed roof to the internal yard and lane. As food and drink Use Classes have subsequently been separated into three (A3,A4 and A5) permission is sought for A3 and A4 uses (restaurants/cafes and public house/wine bar type uses). Window patterns and openings will be mainly retained and ‘shop fronts’ kept either side of the gated entrance. New public entrances will be created on Backfields.

RELEVANT SITE HISTORY

As stated above this application is a renewal of an existing approval. This in turn replaced earlier approvals granted in 1998, which included shops on the Cambridge Street and Backfields elevations. The applications approved in 2001

153 were granted subject to a large number of conditions to ensure that the character and appearance of the listed building was not adversely affected. Discharge of these conditions was not commenced until December 2005 however many conditions had not been discharged by the date of the expiry of these approvals. The Council is in dispute with the applicant as to whether the previous consent has lapsed. This is due to the applicant wishing to create a ‘developers shell’ and to include a developers handbook, i.e. a building suitable for any operator to occupy but requiring further submission of details such as fume extraction equipment, with guidance in the handbook. However, such details would need to be considered with all other factors that affect the appearance and character of the listed building. The tenants handbook is not considered to contain adequate information to assess the effect of such changes on the building. Thus if any conditions are not discharged which require submission and discharge prior to development commencing then work on the site cannot proceed and these applications have lapsed.

Further applications have also been submitted for the site by Hammerson UK Properties for listed building consent in relation to the New Retail Quarter(NRQ), 05/03936/LBC including works to stabilise this building during the construction of new buildings nearby and works to restore the external appearance of the building. In association with the listed building application is 05/03937/FUL a detailed application for improvements to 20-26 Cambridge Street, which is under consideration.

SUMMARY OF REPRESENTATIONS

One letter has been received containing representations on behalf of Hammerson UK objecting to the applications as ‘the proposals conflict with the City Council’s aspirations for the comprehensive redevelopment of this area for the NRQ’. Issues raised are -The context for the restoration of Leah’s Yard has changed substantially since the previous consent -The 2002 Supplementary Planning Guidance for the NRQ which includes Leah’s Yard within the NRQ is a material change in planning circumstances -Renewal of the applications would conflict with a comprehensive and integrated redevelopment of the NRQ site -The applications do not take into account the need for stabilisation works to enable construction of Block 6 of the NRQ, which could prejudice development of the NRQ. -The Hammerson proposals involve a more sensitive approach to restoration of the building than that being considered which details were agreed at the time to ensure reuse of the building took place. -Repair of the building has still not taken place.

PLANNING ASSESSMENT

Policy Issues

The site falls within the retail core of the Central Shopping Area. Policy S2 of the Unitary Development Plan states that shops (Use Class A1) are the preferred use,

154 whereas food and drink uses, now use classes A3-A5, are acceptable. Policy S10 requires that the dominance of the preferred use i.e. A1 should not be compromised and new development or change of use will only be permitted if it does not lead to a concentration of uses which would prejudice the Areas principle role as a shopping centre.

When the previous applications were considered (9A/0819P and 9A/0820P) it was noted that attempts to encourage a strong shopping content in the businesses on Cambridge Street had not met with success. This was evidenced by the new development adjoining Leah’s Yard where three units are all food and drink uses. It was not considered that the use of all the buildings at Leah’s Yard for food and drink purposes would prejudice the dominance of retail uses in the Policy Area.

The nature of the area adjacent to and to the south of the site will change with the proposed New Retail Quarter which is currently the subject of an outline application. Leah’s Yard is included within the NRQ’s boundary but as stated above will be restored and renovated and it is most likely that it will contain a food and drink use although this is yet to be determined.

Supplementary Planning Guidance for the NRQ is not considered to materially affect the situation and use of Leah’s Yard and, overall, policies in the Unitary Development Plan are still the main basis for determining applications.

Conservation and Design Issues

As Leah’s Yard is a Grade II* Listed Building Policy BE19 of the Unitary Development Plan is also relevant. This requires that internal and external changes and change of use should preserve the character and appearance of a listed building. The principle of the changes to the buildings being acceptable has been established by the previous 2001 applications. These were different from the 1998 permissions in that a chimney and old water tank were removed as they caused problems for A3 operations. English Heritage took the view that removal of these features would be acceptable to improve the viability of a food and drink use and encourage an operator to come forward. The glazed roof was proposed to create a larger public area. As resubmitted the applications contain the same details as the 2001 approvals. However an additional issue is the partial filling in of cellars to support the glazing. Details of this work can be conditioned.

English Heritage have advised that they do not wish to offer any comments on the information received regarding the current listed building application.

The building is considered at risk and the 2001 approvals were granted in order that a use could be found to encourage restoration and renovation of the listed Leah’s Yard. It is acknowledged that the submission of details to discharge conditions only took place late in the five year period of the 2001 approvals and that the condition of the Leah’s Yard buildings has continued to deteriorate. However the applicant wishes to proceed with the renovation of the buildings to enable the change of use to take place It is thus considered that the proposals concur with Policy BE19 of the Unitary Development Plan

155 Objections have been raised to the proposal relating to the details of the renovation such as the glazed areas and that an alternative application for stabilisation and repair of Leah’s Yard presents a more sympathetic scheme to preserve the character and appearance of the buildings. This however does not preclude the determination of this application which has already been considered acceptable and there have been no material changes to circumstances.

Other Issues

Representations have been received objecting to approval of this application as it is considered to prejudice part of the NRQ development. Stabilisation works are required along the boundary of the NRQ redevelopment site with Leah’s Yard. The writer contends that such works should be carried out before basement works for the NRQ are completed and restoration works to Leah’s Yard can only be undertaken as part of a comprehensive scheme. It is claimed that renewal of applications 9A/0819P and 9A/0820P would prejudice The NRQ proposals and as such, would not be in accordance with Government Guidance in Circular 11/95.

The objector does not have ownership of the Leah’s Yard site and thus cannot control use of the site. To ensure that the necessary stabilisation for NRQ development adjacent to Leah’s Yard takes place, such control would be in the interests of the NRQ developers. They have submitted an alternative application for Leah’s Yard to stabilise and repair and not a scheme for use but this does not preclude determination of this application which should be judged on its merits and current Policies, taking into account previous approvals.

Accessibilty facilities have been provided for the public areas.

Servicing although not ideal could be provided from a lay by in Backfields.

The nearest residential use is in part of the adjoining public house and conditions, included in the previous approval, controll hours of use.

CONCLUSION AND RECOMMENDATION

The application is for the renewal of permission of a scheme which was approved in 2001. The approval contained changes and renovation details for Leah’s Yard, a Grade II* Listed Building that was in poor condition and at risk. The agreed works were considered acceptable to enable the buildings to be brought back into use whilst preserving the character and appearance of them. Although an outline application and listed building consent has been submitted for the New Retail Quarter which includes Leah’s Yard, this does not preclude the granting of permission for this scheme nor can it be used as a reason for refusal. It is not considered that there have been material changes to circumstances such that the application should be refused. Indeed the NRQ supplementary planning guidance does not directly relate to Leah’s Yard. If the proposals are carried out, the NRQ development would not be prevented.

156 An alternative application for the site does not preclude determination of this application and it should be noted that the applicant of the alternative scheme does not have control of the site. Similarly, any issues arising from ground stabilisation works for the NRQ development should be resolved between the NRQ developer and the owner of Leah’s Yard and they should not affect determination of this application.

The proposal would result in another food and drink use on Cambridge Street. However due the nature of the previous use of the site, which included workshops and the need to protect a listed building, A3 and A4 uses are considered acceptable for this site.

The applicant has indicated that work should commence in accordance with conditions relating to the previous approvals as soon as possible. The Local Planning Authority considers that the previous applications have lapsed but details submitted for discharge of previous conditions could be considered for this application as conditions will remain the same apart from an additional condition for details of cellar works.

The proposal therefore concurs with Policies S2, S10 and BE19 of the Unitary Development Plan.

Taking the above into account it is therefore recommended that the Area Board approve the planning and listed building applications subject to conditions.

157

Case Number 06/00937/LBC

Application Type Listed Building Consent Application

Proposal Erection of a glazed roof and alterations to building to be used for Class A3 purposes (Food and Drink) Renewal of planning permission 9A/0820P [00/01357/LBC] Application under Section 73

Location Leahs Yard, 20-22 Cambridge Street, Sheffield, S1 4HP

Date Received 08/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent Studio One Architecture & Design

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the amenities of occupiers of adjoining property

158 installation such equipment shall be retained and operated for the purpose for which it was installed.

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

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.

In the interests of the protection of a Grade II* Listed Building.

159 11 Before the development is commenced, full details of sample panels of new brickwork, including pointing, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

12 Before the development is commenced, full details of roofing, including structure, covering, eaves detail and leadwork, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

In the interests of the protection of a Grade II* Listed Building

14 Before the development is commenced, full details of all internal joinery, including secondary glazing, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

In the interests of the protection of a Grade II* Listed Building

In the interests of the protection of a Grade II* Listed Building.

17 Before the development is commenced, full details of all rainwater goods, including materials and colour, shall have been submitted to and approved by the Local Planning Authority.

In the interests of the protection of a Grade II* Listed Building.

160 In the interests of the protection of a Grade II* Listed Building.