Planning Applications.Pdf

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH PLANNING AND DATE 01/12/2009 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 John Williamson TEL 0114 2734944 ACCESS NO:

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

09/03179/RG3 (Formerly PP- Sheaf Training 6 00854648) Norwood Drive Sheffield S5 7BH

09/03132/FUL Yews Farm 13 Worrall Road Worrall Sheffield S35 0AU

09/03002/FUL 80 Malinda Street 21 Sheffield S3 7EJ

09/02964/ADV Deepcar Service Station 34 74 Manchester Road Stocksbridge Sheffield S36 2RE

09/02929/FUL Land Adjacent And Rear Of 173 38 Mortomley Lane Sheffield

09/02886/FUL Curtilage Of 6, 8 And 10 Watersmeet Road 46 Sheffield S6 5FA

09/02869/FUL Land And Buildings Including Corus And 54 Outokumpu Works Off Ford Lane And Hunshelf Road Stocksbridge Sheffield

09/02819/FUL Land And Buildings Including Corus And 60 Outokumpu Works Off Ford Lane And Hunshelf Road

3 Stocksbridge Sheffield

09/02814/FUL Curtilage Of 44 Sandygate Park Road 68 Sheffield S10 5TY

09/02705/FUL Curtilage Of 2 Rundle Road 73 Stocksbridge Sheffield S36 1FQ

09/02627/FUL 144 Grimesthorpe Road 80 Sheffield S4 7HE

09/02512/RG3 Watermead Nursery & Infant School 94 Barrie Crescent Sheffield S5 8RJ

09/02361/REM Land And Buildings East Of Railway 99 Kilner Way Sheffield

09/01956/CHU Land 150m North West Of Greave House Farm 106 New Hall Lane Sheffield

08/05236/CHU Woodseats Farm 112 9 Barnes Green Penistone Road Grenoside Sheffield S35 8NA

07/04756/FUL Land Between 151 And 155 117 Freedom Road Sheffield

5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 01/12/2009

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 09/03179/RG3

Application Type Application Submitted by the Council

Proposal Refurbishment and two-storey extension to training centre

Location Sheaf Training Norwood Drive Sheffield S5 7BH

Date Received 16/10/2009

Team NORTH & WEST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

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

Windows Window reveals Doors Eaves

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

In order to ensure an appropriate quality of development.

4 The extension shall not be used unless suitable access and facilities for people with disabilities, both to and within the building and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

5 Prior to the occupation of the extension, a detailed Travel Plan(s), designed to: reduce the need for and impact of motor vehicles, including fleet operations; 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. Detailed Travel Plan(s) shall be developed in accordance with a previously approved Framework Travel Plan for the proposed development, where that exists. The Travel Plan(s) shall include:

a) Clear and unambiguous objectives and modal split targets; b) An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority in accordance with the 'Monitoring Schedule' for written approval of actions consequently proposed, c) The results and findings of the monitoring shall be independently verified/validated to the satisfaction of the Local Planning Authority. d) The verified/validated results will 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.

7 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.

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

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

7 The development must be carried out in complete accordance with the following approved documents, drawing nos. AL(0)001, 002, 003, 004, 005, 006, 008, 100, 101, LL(9)01, unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

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 and adopted Core Strategy set out below:

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

and to all relevant material considerations, including Supplementary Planning Guidance.

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

8 Site Location

LOCATION AND PROPOSAL

The application relates to Sheaf Training Centre which is a single-storey building located at the western end of Norwood Drive. The main building fronts east to west with extensive landscaped gardens located in front of the eastern front elevation. To the rear (west) of the main building, there is an existing enclosure which currently accommodates a portacabin and two large polytunnels and playing fields beyond that. There is a car parking area to the north of the site and woodland to the south of the site.

The main building is situated within a Housing Policy Area as designated in the adopted Sheffield Unitary Development Plan and is accessed from the end of Norwood Drive which is a residential street. The land surrounding the main building and therefore, the area of the enclosure falls within an Open Space Area as defined in the UDP.

9 Full planning permission is proposed for the erection of a one and two-storey extension to the training centre and refurbishment of the building including alterations to the main entrance. It is also proposed to demolish an existing wing of the present building. The intention is for the building to accommodate a Health and Well Being Training facility to deliver the Society, Health and Development Diploma for 14 – 19 year olds as well as improving current facilities for other diploma courses provided.

RELEVANT PLANNING HISTORY

Full planning permission was granted conditionally for the erection of a steel framed storage shed (application reference 09/01926/RG3)

Temporary planning permission was granted conditionally for the siting of 2 mobile workshops and extension of existing palisade fence (application reference 04/03977/FUL)

Planning permission for the erection of a shed (as amended by letter received 16.11.99) was granted (application reference 99/02980/FUL)

Full planning permission was granted conditionally for the erection of 3 metres high palisade fence (application reference 97/01070/FUL)

Full planning permission was granted conditionally for the erection of 3 greenhouses and 8 feet high security fence (resolution dated 11.02.91 under reg 4(1)) (application reference 91/00756/FUL)

SUMMARY OF REPRESENTATIONS

There has been 1 letter of representation received from local residents regarding the application commenting no objections to the building but concerned at the impact of the building on their lives in Norwood Drive for the following reasons;

- Issues of site traffic as well as service and delivery vehicles using Norwood Drive which is a narrow residential road - Increase in size of building will mean increase in staff and pupils without any proposed increase in car parking arrangements and concern this will lead to increased on-street parking on Norwood Drive which already suffers from Northern General Hospital parking - Increase in vehicle movements - Increase in litter - Increase in anti-social behaviour - Requests improved alarm system which is properly patrolled to avoid nuisance

PLANNING ASSESSMENT

Principle of extension

10 The main building sits wholly within the Housing Policy Area of the adopted Sheffield Unitary Development Plan. The use of the building is currently classed as D1 which is considered an acceptable use in Housing Areas according to UDP policy H10 and the extensions to the building will also still be in this UDP Policy Area. As such, there is no objection in principle to extending the building within this land use designation.

Development must comply with UDP policy H14 which seeks to ensure that development is in scale and character with its surroundings and would not result in amenity issues of surrounding occupiers and would not adversely affect highway safety.

Scale and layout

The majority of the proposed two storey extension is to be located on the footprint of the demolished extension which is to the southern end of the site. At this point, the site is not visible at all in the wider street scene and there are no objections to the demolition of the building which is not of any special character. The plan form of the two-storey extension is to be ‘L’ shaped and although the building will be higher than the existing building; owing to its position in the site and the design of the extension, there are no issues associated with the increase in scale of the overall building. The enclosed nature of the site means that the extension would not result in any amenity issues to surrounding properties as the building is quite isolated.

A new main entrance will be created and will now be positioned on the east facing elevation of the building and would have a curved frontage creating a legible and prominent main entrance which is appropriate to the building.

Much of the refurbishment proposed to the main building comprises of internal remodelling of the rooms and circulation space.

Appearance and sustainability

Construction details have been provided and explained that a Pavatherm system of cladding is to be used for the external walls which is a sustainable wood fibre cladding system which has excellent thermal properties while being ecologically viable. This cladding is then to be clad in zinc standing seam rain screen cladding with render feature panels. A curtain walling system is to be used for the windows with coloured glass panels which add visual interest to the elevations. The materials proposed are of an appropriate quality and will enhance its appearance whilst also being of an acceptable appearance in relation to the existing building.

A green roof is also proposed to the extension to increase areas of biodiversity and to reflect the green character of the site. In addition, an air sourced heating system is to be fitted to the extension. As such, the building should meet BREEAM standards (although this is not a planning requirement in this instance owing to the size of the building).

11 Access and Highways

The alterations to the building will improve disabled access through the building and around the site with the main entrance now positioned closer to the car parking area and with all entrances stated as being level. A condition is to be attached to ensure details provided comply with the appropriate standards.

At present, the site accommodates 20 car parking spaces, 2 disabled parking spaces and capacity for 10 cycle spaces. The current parking and cycle provision will remain unchanged following the building of the extension. Owing to the demolition of part of the building, the building will only be increased in size by 518 square metres. The new course is still targeted for 14-19 year age group (so only a proportion of these are of driving age) and no change in staff numbers are indicated. The site is in close proximity to public transport routes and owing to the above, it is not considered reasonable to insist on more parking provision and the existing arrangements are considered acceptable.

However, submission of a Travel Plan has been conditioned in order to promote other means of transport in response to some of the issues raised through neighbour consultation and in acknowledgement of the pressure for cars to be parked on-street in the locality.

RESPONSE TO REPRESENTATION

The points raised have been addressed in the assessment above and the remaining issues cannot form part of the planning assessment as it relates to the management of the building and the students.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the demolition of part of the building and the erection of a one and two-storey extension. The extensions will be situated within the Housing Policy Area so there is no objection to the principle of the proposed development. The extension will be constructed in high quality materials and will create striking additions to the existing building without resulting in any unreasonable amenity issues to the occupiers in the locality.

Therefore, it is considered that the proposal satisfies UDP policy H10 and H14 and as such, it is recommended that planning permission be granted conditionally.

Case Number 09/03132/FUL

Application Type A Full Planning Application

Proposal Conversion of existing farm buildings to form 7 dwelling houses with construction of ancillary buildings and drive access (amended description)

Location Yews Farm Worrall Road Worrall Sheffield S35 0AU

Date Received 07/10/2009

Team NORTH & WEST

Applicant/Agent Chris Gothard Associates

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would constitute an overdevelopment of the site which would result in insufficient amenity space, an unsatisfactory environment for occupiers of the proposed dwellings and results in an excessive degree of subdivision and alteration to the existing farm buildings in a sensitive Green Belt location. This would be contrary to Policy H14, BE5, GE3,GE4, GE9 of the Unitary Development Plan.

13 Site Location

LOCATION AND PROPOSAL

The application relates to a redundant farm complex located off a private access road to the rear of Worrall Road. The site is accessed via a single-track tarmac road, which is for the first part, shared by visitors and workers to the NHS offices “The Yews”. The farm complex itself is predominantly a courtyard development. There is an existing farmhouse on site, which will be retained as a unit. This unit is constructed in stone and is the property nearest to the entrance to the complex. This dwelling appears as a later addition to the site, but has been tied in to the courtyard development of original farm buildings. The main courtyard buildings are currently vacant animal and feed stores constructed in natural stone with either stone slate or corrugated roofs.

There are two detached barns also on site, one of which is open sided whilst the second is constructed in breezeblock and corrugated roofing. Adjacent to these barns there is concrete hard-standing and animal pens. This hard standing also

14 extends to areas near the tree belt to the north west of the site, where there is evidence of previous structures.

The farm is located within an area designated as Greenbelt in the adopted Unitary Development Plan.

This application seeks consent for the conversion of existing farm buildings to form 7 dwellings (1 No. 2 bed, 5 No. 3 bed and 1 No.5 bed) and the erection of ancillary buildings and drive access. There will however, be 8 units in total on the site, as there will also be the existing farmhouse.

RELEVANT PLANNING HISTORY

06/04725/FUL - Alterations to farm buildings to create 5 No. dwelling houses with associated landscaping works and car parking accommodation. (Withdrawn 03/04/2007)

07/03449/FUL - Conversion of existing farm buildings to form 7 dwelling houses (Amended Plans Received 23/11/07). (GCLA 11/12/2007)

08/00619/FUL - Conversion of existing farm buildings to form 7 dwelling houses (amended site area to 07/03449/FUL). (GCLA 23/04/08) 08/04802/FUL - Conversion of existing farm buildings to form 4 dwellinghouses with construction of ancillary buildings and drive access (Amended plans received 31/10/2008) (GC 12/11/2008)

SUMMARY OF REPRESENTATIONS

There has been 1 letter of neighbour representation regarding this application. The following point was raised:

The development would result in an increase in traffic turning onto a busy road which has already seen a number of accidents.

Campaign to Protect Rural England (CPRE) has made the following comments, no objections were made to the previous applications however, there is a concern that the size of the site, the need for private amenity space and car parking may mean that the site cannot accommodate 8 dwellings. It also appears that the commitments to include ground source heat pumps, soar cells and wood burners have also been removed from this scheme.

Bradfield Parish Council recommends refusal of this application due to access and egress issues.

Loxley Valley Protection Society has raised the following points:

- The revised development will reduce the dwelling sizes and will potentially increase the risk of overlooking and reducing privacy and creating a more cluttered farm yard setting.

15 - Query whether any of the houses will fall into the affordable housing bracket. - The proposal will increase the number of spaces required without vastly increasing the number provided. - There is a reduction in the number of trees on site and there should be no further encroachment into woodland. This should be conditioned and permitted development rights removed. - Whilst there have been some improvements such as the use of rooflights rather than dormers, there have been a number of new windows introduced with particular clusters around the doorway on elevation FF. - A new ecological survey should be undertaken as it is some time since one was undertaken.

PLANNING ASSESSMENT

Principle of Development in the Green Belt

Policy GE3 “New Building in the Greenbelt” states that new buildings will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and outdoor recreation, cemeteries and other uses which would comply with Policy GE1.

The principle of the structures proposed has already been established in previous permissions and therefore no objection is raised in respect of policy GE3.

Policy GE4 “Development and the Greenbelt” seeks to protect the Greenbelt and recommends that the scale and character of any development which is permitted in the greenbelt, or would be conspicuous from it, should be in keeping with the area and, wherever possible, conserve and enhance the landscape and natural environment.

Policy GE9 “Re-use and Adaption of Rural Buildings” makes provision for the reuse and adaption of rural buildings for new uses. Schemes will be permitted particularly where this would help to diversify the rural economy and provided that the existing building is capable of conversion without significant alteration, extension or structural rebuilding; that the new use would not harm the landscape or character of the countryside; and that where the building already has a damaging effect on the appearance of the landscape, the conversion would secure appropriate improvements to the building’s external appearance. The policy also seeks to protect buildings, which are of local interest for their historic character, fabric, essential features or setting.

With respect to Policy GE4 and GE9 in particular, it is not considered that the proposed development will accord with the principles of this policy.

It is acknowledged that permission has previously been given for the redevelopment of the site, and this has allowed a number of changes to be made to the building. However, this scheme proposes to push these changes further, by adding a number of new openings to facilitate the creation of 7 residential units; which it is considered would be detrimental to the character of the original farm

16 buildings. The conversion of the site has also resulted in the proposal for a number of boundary walls and gates and bin stores all of which, in addition to the changes to the elevations of the building will result in the erosion of the original character of the site and the setting for the buildings.

The intensification of the site will also result in a greater number of vehicular movements being encouraged around the site. When this occurs at night, in particular, then these vehicular movements and their lights will have an effect upon the character of the Green Belt. It is acknowledged that the previously approved scheme showed the same access road, but this was only to serve the parking for 3 units, whilst the revised scheme requires the access road to serve 5 units. With the potential for at least 2 cars per household then the impact of the development would be further increased.

In respect of the above it is not considered that the development complies with the aims of Policy GE9 and GE4.

Design

Policy BE5 “Building Design and Siting” promotes the use of good design and the use of good quality materials in all new and refurbished buildings and extensions. Original architecture is encouraged, but this should complement the existing and surrounding buildings and take advantage of the site’s natural and built features.

The original farm complex was a relatively simplistic courtyard development and it is acknowledged that there have been a variety of alterations made to this property over the course of the applications, but it is considered that this application has pushed the proposal too far and the scheme has lost sight of the original character of the building. The concerns with this element of the proposal are also discussed earlier in this report when considering the merits of converting these agricultural buildings in respect of Green Belt policy. The proposal is considered to be contrary to Policy BE5 of the adopted Unitary Development Plan.

Amenity and Living Conditions

It is acknowledged that the courtyard nature of the site creates an element of communal living and that there is also some overlooking between properties as a result of the original layout of the site. The living conditions for the future occupiers of the property are also considered to be acceptable and will have suitable and sufficient sources of natural light and ventilation.

In terms of amenity space this is considered to be an issue for the development of the site. Whilst a previous scheme on the site approved 8 units, this scheme had resulted in the outbuildings being demolished and leaving a large open area of space to the West of the site. This space offered both amenity space and a setting for the development, both of which have now been lost via the retention/conversion/extension of the cowshed and introducing a private drive and car barns.

17 There is limited setting for the development and excessively subdivided areas of open space, which are so small that they do not offer a useable amount of space and/or are disaggregated from the property to which they relate. There is also no privacy to these spaces, with many being set under the windows or next to a neighbouring property which is likely to cause amenity issues in the future.

Sustainability

Since the submission of the previous applications the Core Strategy has now been adopted. The following policies are now applicable to the development:

Policy CS64 ‘Climate Change , Resources and Sustainable Design of Developments’ seeks to ensure that all new buildings and conversions of existing building must be designed to reduce emissions of greenhouse gases and must achieve a high standard of energy efficiency , make the best use of solar energy, passive heating and cooling, natural light and ventilation and should also use resources sustainably .

Policy CS65 ‘Renewable Energy and Carbon Reduction’ requires that all significant development will be required, unless it is shown not to be feasible to a) provide a minimum of 10%of their predicted energy needs from decentralised and renewable or low carbon energy and b) reduce the developments’ overall predicted carbon dioxide emissions by 20%.

During the course of the application, the agent has indicated a willingness to achieve the requirements of these policies although no firm details in respect of this have been submitted.

Mobility Housing

Policy H7 “Mobility Housing” of the adopted Unitary Development Plan requires a proportion of buildings to be mobility housing. Again, whilst the accompanying statement states an intention to achieve this there are considered to be various shortfalls in the submitted plans in terms of achieving this. It is however, acknowledged that the application of a condition requiring details of the mobility housing proposed could be submitted.

Archaeological

Policy BE22 “Archaeological Sites and Monuments” provides for sites of archaeological interest to be preserved, protected and enhanced and for adequate archaeological records of the site to be made.

A representation has been made by the South Yorkshire Archaeology Service requiring that a scheme of archaeological works should be undertaken including building recording. This is considered to be a reasonable request and is a condition that has been applied to the previously approved schemes.

18 Trees

Policy GE 15 “Trees and Woodland” of the adopted Unitary Development Plan states that, Trees and Woodland will be encourages and protected by planting, managing and establishing trees and woodland and requiring developers to retain mature trees, copses and hedgerows, wherever possible and replace any trees which are lost.

The proposal seeks to retain a number of trees on site which is desirable, and the tree belt around the site is beneficial in that it will offer a screen to the development from the Green Belt as well as enhancing the privacy of the site for future occupiers. It is considered however, that should the proposal be considered acceptable, then a full landscaping scheme and details of protection for the existing trees on site should be applied to any permission.

Contaminated Land

Given the sites’ former use as a farm and its proposed reuse as a residential unit it is considered necessary to require the submission of a Phase One Risk Assessment and Phase Two Site Investigation Report and if necessary a remediation strategy and should the proposal be considered acceptable, then this should be conditioned.

Open Space Contributions

The scale of the development is such that it is appropriate to require a contribution towards open space in the area. The area in which the property is located, has above the minimum guideline amount of informal and formal open space and therefore a contribution is required in respect of enhancement of the existing facilities rather than the provision of new. A sum of £7251.20 would be required should the development be acceptable in principle however, as the current scheme is considered by officers to be unacceptable no legal agreement has been signed.

Highways

The site in highway terms is considered to be acceptable in principle. Should the proposal be considered to be acceptable then there are some further details required in respect of the turning head to make it suitable for fire and refuse vehicles, but this and other highway aspects are all matters which could be covered by condition.

Ecology

A previous ecological assessment has been undertaken and in accordance with this assessment netting has been installed over openings to prevent re- access by birds and bats. It is considered that provided the development continues in accordance with this assessment then the proposal is satisfactory. It would be possible to condition this and also to make the applicant aware of their responsibilities with regard to protected species.

19 SUMMARY AND RECOMMENDATION

The proposed conversion of Yews Farm is considered to result in the overdevelopment of the site which will result in a poor quality environment for future occupiers of the property and a insensitive conversion of a relatively simple farm complex which would be detrimental to the character of both the site and the buildings in a sensitive Green Belt location. The proposal is therefore considered to be contrary to Policies GE3, GE4, GE9 and BE5 of the adopted Unitary Development Plan. A recommendation is therefore made for refusal.

Case Number 09/03002/FUL

Application Type A Full Planning Application

Proposal Demolition of existing supported housing bungalow and erection of 7 no. 1-bed flats for people with learning disabilities, 4 no. 2-bed flats for people with physical disabilities, staff accommodation, communal areas and ancillary works

Location 80 Malinda Street Sheffield S3 7EJ

Date Received 25/09/2009

Team NORTH & WEST

Applicant/Agent South Yorkshire Housing Association

Recommendation Grant Conditionally

Subject to:

1 The development must 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 all proposed external materials and finishes, including windows, shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 The existing landscaped areas within the site shall be retained and protected from construction activity. Any damage during construction / demolition works shall be made good to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

4 The development shall not be used unless suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and

21 approved in writing by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

5 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

6 The soft landscaped areas shall be managed and maintained for a period of 5 years from the date of implementation and any plant failures within that period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

7 The existing landscaped areas within the site shall be retained and protected from construction activity. Any damage during construction / demolition works shall be made good to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

9 Prior to the development commencing, full details shall have been submitted to and approved in writing by the Local Planning Authority for the Sustainable Drainage Systems detailed in the Sustainable Statement. The approved drainage systems shall be installed and thereafter retained.

To ensure satisfactory drainage arrangements.

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

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

11 The development shall not be used unless the cycle parking accommodation as shown on the approved plans has been provided in

22 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.

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

In the interests of the safety of road users.

13 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.

14 The building shall not be used unless the car parking accommodation for 6 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.

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

In the interests of the safety of road users.

16 The development must be carried out in complete accordance with the following approved documents (details received on 2nd November 2009, 10th November 2009 and drawing numbers

999-001 999-007 999/002 AM05 /110 AM05 /201 AM05 /202 AM05 /203 AM05 /204 AM05 /205

23 AM05 /310 AM05 /311 AM05 /312 AM05 /SK4

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

BE5 - Building Design & Siting BE6 - Landscape Design BE9 - Design for Vehicles H5 - Flats, Bed-sitters and Shared Housing H8 - Housing for People in Need of Care H10 - Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments CS40 - Affordable Housing CS63 - Responses to Climate Change CS64 - Climate Change, Resources and Sustainable Design of Developments CS74 - Design Principles

and to all relevant material considerations, including Supplementary Planning Guidance.

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:

24 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. 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: -

Highways Adoption Group Development Services Sheffield City Council Howden House, 1 Union Street Sheffield S1 2SH

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

3. You are required as part of this development, to carry out works within the public highway: As part of the requirements of the New Roads and Street Works Act 1991 (Section 54), 3rd edition of the Code of Practice 2007, you must give at least three months written notice to the Council, informing us of the date and extent of works you propose to undertake.

The notice should be sent to:-

Sheffield City Council Highways and Transport Division Howden House 1 Union Street Sheffield S1 2SH

For the attention of Mr P Vickers

Please note failure to give the appropriate notice may lead to a fixed penalty notice being issued and any works on the highway being suspended.

4. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers

25 must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

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

Site Location

INTRODUCTION

This application has been made by South Yorkshire Housing Association to provide living accommodation for persons with learning disabilities. Such persons have been identified in Sheffield City Council’s Social Services’ Accommodation Strategy for People with Learning Disabilities.

26 The applicant has been working with the Council’s Hostel Reprovision Team to provide appropriate modern accommodation for people with learning disabilities. This application is one of three applications that are currently being assessed by the Local Planning Authority. The other two sites are located on Grimesthorpe Road and Warminster Road and all three sites include the demolition of out dated buildings that were used for the same purposes.

LOCATION AND PROPOSAL

The application relates to a building located on a corner plot where Malinda Street meets Montgomery Terrace. The site is currently an empty brick and tile building which is owned by South Yorkshire Housing Association. The building was used for living accommodation for people with learning difficulties.

The site is relatively flat with only a very minor fall in ground level to the north. The boundaries are marked by brick walls and some mature vegetation. The parcel of land is situated within a Housing Area as defined in the Unitary Development Plan; however, approximately 80 metres to the north, south and east there is land designated as Fringe Industry and Business Areas. To the west there is a large Tesco supermarket which is in a designated Local Shopping Centre, whilst approximately 160 metres to the south there is a large public park which is defined as an Open Space Area.

The surrounding area consists of a mixture of detached dwellings, apartments and a mixture of small retail units, as well as the large supermarket. Immediately next to the site, to the north, there is a modest sized Georgian property that is a prominent corner plot between Infirmary Road and Montgomery Terrace. However, whilst there is a mixture of architectural styles there is no one style that typifies the character of the area.

The proposal seeks permission to demolish the existing building and replace it with modern living accommodation that will meet the needs of the specified user group defined by South Yorkshire Housing Association.

The proposed development comprises of a two storey building that would follow the building line of the structures on Montgomery Terrace. The building would only be marginally bigger than the existing structure in terms of its footprint, built form and massing. The site would retain a proportion of the existing landscaped area and would provide new car parking arrangements. The overall residential character of the site would be retained.

RELEVANT PLANNING HISTORY

There is no relevant planning history associated with this site.

SUMMARY OF REPRESENTATIONS

There has been one representation received in connection with this application. The main concerns raised are:

27 - The proposal will overlook their property.

- The number of bedrooms has increased and is more than the initial consultations that South Yorkshire Housing Association carried out.

These issues are discussed in the subsequent report.

PLANNING ASSESSMENT

Relevant National and Local Planning Policies and Guidance

National planning policies and guidance provide the overarching principles of the planning system. Planning Policy Statement 1: Delivering Sustainable Development, provides the foundations for delivering sustainable developments through the planning system.

Planning Policy Statement 3 ‘Housing’, sets out the Government’s policies and guidance for the development of residential sites. It emphasises the need to enable greater choice of housing, along with the re-use of previously developed sites at efficient densities.

The provisions of PPG13, ‘Transport’ sets out the government advice with regard to transport and encourages new development to be in sustainable locations and close to facilities and Shopping Centres.

The site relating to this planning application is located within a Housing Area as defined in the adopted Unitary Development Plan (UDP). Given the siting and nature of the proposed development, the most relevant UDP policies are:

BE5 – Building Design and Siting BE6 – Landscape Design BE9 – Design for Vehicles BE19 – Development Affecting Listed Buildings H5 – Flats, Bed – Sitters and Shared Housing H7 – Mobility Housing H8 – Housing for People in Need of Care H10 – Development in Housing Areas H14 – Conditions on Development in Housing Areas H15 – Design of New Housing Developments H16 – Open Space

The Core Strategy has recently been adopted and several policies are also relevant to the proposed housing scheme. These policies are:

CS40 – Affordable Housing CS74 – Design Principles CS63 – Response to Climate Change CS64 – Climate Change Resources and Sustainable Design of Development

28 Accordingly, all the above national and local policies and guidance are discussed where appropriate in the subsequent report.

Design Issues and Related UDP Policies

The proposed use is identical to the existing use of the building but modernised to provide the end user with better facilities. The erection of a residential building within the Housing Area is the preferred use as stipulated within UDP policy H10.

The immediate surrounding area is a mixture of two storey detached and terraced properties that are set out in a linear fashion; however, there are taller apartment blocks on Infirmary Road approximately 40 metres away that are 5 floors in height. There is a variety of materials used and these include render, brick, tiled roofs and various cladding systems.

The building would follow the line of the terraced buildings and would have a similar footprint to the existing. The built form would be similar to the neighbouring properties and would be two storeys in height. However, next to the boundary wall that separates the proposed building from the Grade II listed Building, the massing would be single storey in height.

The building would be set within landscaped grounds that would provide a green frontage to Montgomery Terrace. Moreover, the existing access drive and car parking would be rearranged to provide better car parking for the users, staff and visitors

The UDP requires new development to be of an appropriate scale, built form and massing that would not harm the character of the surrounding area. Moreover, as the building is set next to a Grade II Listed building, the proposal is required by UDP policy BE19 to be sympathetic to the setting and built form of the neighbouring building.

The materials proposed are brick, tile and block/render. Colour is also added on the projecting window surrounds and accent walls of render. The materials and elevation design are contemporary yet sympathetic to Grade II listed building. The materials can be found on the surrounding buildings and would not be alien to the area. It is therefore considered that the proposal would positively enhance the character and appearance of the area and the setting of the neighbouring listed building.

The buildings shell has had to be designed to meet the Code for Sustainable Homes Level 3 to enable funding for the project. The building will have a good sustainable shell and together with elements such as the sustainable drainage system, the proposed building meets and exceeds the criteria stipulated in Core Strategy policies CS63, CS64 and CS65.

The siting of the building and its overall massing, built form and details are considered to be appropriate to the site and enhance the character and appearance of the area. The proposed development is considered to be fully

29 compliant with the criteria stipulated within policies BE5, BE6, H8, H14 and H15 of the UDP and policies CS64 and CS74 of the Core Strategy.

Access and Mobility Issues

Policy H7 ‘Mobility Housing’ encourages the provision of a proportion of mobility housing, which is general purpose housing, suitable for easy adaptation to provide access for disabled people.

Four of the eleven apartments fully comply with the Councils guidelines for Mobility Housing. Whilst 36% of the apartments comply fully with the mobility standards set within the Council’s policies and Supplementary Planning Guidance all the other apartments can be adapted to suit individuals needs.

The provisions made for mobility housing exceed the requirements of building regulations part M and the Council’s supplementary planning guidance on Mobility Housing. It is considered that the proposal provides sufficient mobility housing to meet the requirements of UDP policy H7.

Landscaping

Policy BE6 ‘Landscape Design’ seeks the provision of good quality landscape design. As part of this proposal, indicative plans show the retention of various existing landscaped areas and the provision of various new hard and soft landscaped areas. It is considered that the landscaping scheme is satisfactory with regards to the UDP policy BE6 and will enhance the setting of the building and the character of the surrounding area.

Amenity Issues and Relevant Planning Policies.

UDP policies H14 ‘Conditions on Development in Housing Areas’, H5 ‘Flats, Bed – Sitters and Shared Housing’ and H8 ‘Housing for People in Need of Care’, outline the importance of providing accommodation that can offer a high standard of living for both the occupants and the neighbouring residents. They stress the importance of good usable outdoor amenity space and local open spaces. Condition H14 especially, seeks to protect privacy levels and minimum levels of natural light. It aims to protect the amenities of both the neighbouring properties and those of the occupants.

Although the building will be two storeys in height the end portion of the building will be single storey in height where adjacent to the Grade II listed building. The building will provide living accommodation for 11 persons, however, 4 apartments are larger for either those who are more independent and may wish to have visitors, or those who may occasionally require a carer. The living accommodation is larger than existing and has been design liked this to provide a higher standard

30 of living accommodation. The accommodation is sizable enough to allow for various modifications should any person have any specific requirements. (For instance, all bathrooms are big enough to accommodate a bath instead of a shower.) The units have large windows to provide good natural light which is considered beneficial to the health and well being of the occupants.

The living conditions of the occupants are considered to be much improved over those provided at present. The building is therefore considered to be acceptable in terms of UDP policies H5, H8 and H14.

The building has been designed using the existing footprint and the element of the proposal that would be closest to the boundary wall with the neighbouring property on Montgomery terrace, would be single storey in height. As all other neighbouring properties would be a minimum distance of 21 metres from the neighbouring dwellings, the scale and massing of the building it is not considered to be detrimental to the living conditions of the neighbouring properties in terms of loss of natural daylight and/or overbearing/ overshadowing.

The windows would all be a minimum distance of 21 metres away from any neighbouring properties. At first floor level, the windows facing the properties on St Philips Road serve a corridor and are proposed as velux windows to prevent any overlooking. It is not considered that the proposed windows would overlook any private amenity space or infringe upon the privacy of the neighbouring properties.

Whilst concerns have arisen regarding the external staircase, it is noted that this is provided for fire escape purposes only. The building is not therefore considered to create any problems regarding overlooking/ loss of privacy. Moreover, it should also be noted that at nearly 21 metres from the neighbouring properties, it is not considered that a fire escape in this location would be problematic.

Owing to the scale, massing and built form of the building, it is not considered that the amenities of the neighbouring properties would be affected by the proposed building. The proposal is therefore considered to be fully compliant with the conditions outlined in UDP policy H14.

Provision of Open Space

The site is situated within an area which has been marked as an area which is deficient in both informal and formal public open spaces. UDP policy H16 ‘Open Space in New Housing Developments’, requires the developer to contribute to the provision, or improvement of, informal open space within the surrounding area.

In this instance, the catchment areas for informal and formal space are well below the minimum guidelines required, and therefore a contribution is required. The financial contribution required is £5381.75 and such a sum will be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

31 Highways Issues and Related Policies

UDP policy H14 ‘Conditions on Development in Housing Areas’, states that development will be permitted where:

“d. it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and h. it would comply with Policies H16, LR8 and T28;”

UDP policy T28 states, amongst other things, that development should be permitted if it can be adequately served by public transport, whilst UDP policy BE9 also reiterates the need for good quality site layout with adequate car parking and safe access to the highway.

The Highways Authority has been consulted and consider the development to be acceptable. The parking accommodation is considered to be an improvement on the existing and the entrance to the site is not considered to be detrimental to public safety. Moreover, as the building would be sited next to a main bus and tram route, the location is considered to be very sustainable. The location and design of the proposal is considered to be very sustainable and fully compliant with local and national planning policies.

SUMMARY AND RECOMMENDATION

The proposed development is considered to be of a scale and massing that is appropriate to the character of the area. The materials would compliment the surrounding building whilst enhancing the overall character of the area. Furthermore, the proposal would significantly improve the living conditions of the users with high quality internal and external environments.

The proposed building is considered to be appropriate for the site and a welcomed improvement to the area. Furthermore, with a high quality building shell and various sustainable features, such as the sustainable drainage systems, the proposal is considered to meet the requirements of both UDP policies and those stipulated in the Core Strategy.

Overall, the application is considered to satisfy the relevant national and local planning policies and guidance. Accordingly, this application is recommended for approval in this instance, subject to the applicant entering into a Planning Obligation under S106 of the Town and Country Planning Act to secure a financial contribution towards enhancement of local open space.

HEAD OF TERMS FOR LEGAL AGREEMENT

The applicants have not, at the time of drafting this report submitted a section 106 agreement and therefore the scheme does not comply with UDP policy H16.

The application is considered acceptable in relation to all other matters and therefore, a dual recommendation is appropriate in this case.

It is recommended that the Board grant conditionally in accordance with additional information received on 10th November 2009 subject to receipt of a signed legal agreement to secure:

A financial contribution in the sum of £5381.75 towards the improvement and enhancement of open space in the area of the application site, in accordance with policy H16 of the UDP

In the event that a satisfactory S106 planning obligation covering the Heads of Term set out in the preceding paragraph is not concluded before 8th December 2009 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

Case Number 09/02964/ADV

Application Type Advertisement Consent Application

Proposal Non-illuminated free standing double sided sign

Location Deepcar Service Station 74 Manchester Road Stocksbridge Sheffield S36 2RE

Date Received 24/09/2009

Team NORTH & WEST

Applicant/Agent Mr Ian Cutts

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the double sided sign is a traffic hazard and is detrimental to the safety of pedestrians and motorists on Manchester Road. The sign is therefore contrary to Policy BE13 of the Unitary Development Plan and PPG19.

2 The Local Planning Authority consider that the double sided sign results in over proliferation of signage leading to clutter which is detrimental to the character of the site and the area. The sign is therefore contrary to Policy BE13 of the Unitary Development Plan and PPG19.

34 Site Location

LOCATION AND PROPOSAL

The application relates to Deepcar Service Station; a petrol station with a McColls convenience store.

The immediate street scene is predominantly residential however it does also contain a police station and a funeral directors. The area is allocated as housing in the adopted Sheffield Unitary Development Plan.

Permission is sought for a non-illuminated free standing double sided sign, the sign has already been erected.

RELEVANT PLANNING HISTORY

The most recent/relevant planning history is given below:-

35 - 09/002105/FUL – alteration to car sales unit for use as convenience store including erection of new shop fronts, provision of roller shutters and automated teller machine – granted conditionally - 09/02106/ADV – three illuminated fascia signs – pending consideration - 00/02334/FUL – use of part of building for the servicing and repair of motor vehicles and alterations to form new entrance doors – granted conditionally - 92/00618/ADV – illuminated free-standing double sided gantry sign – granted conditionally - 91/00738/ADV – illuminated fascia signs, an illuminated trade sign and a non-illuminated entrance sign – granted - 91/02388/FUL – installation of a 36000 litre underground petrol storage tank granted

SUMMARY OF REPRESENTATIONS

Several letters of objection have been received from a local councillor, the main points raised are outlined below –

- Sign causes an obstruction and restricts views of drivers leaving the petrol station - Concerned that McColls have erected sign without planning permission - Would like the application to be brought before area board - Request that enforcement action is taken

Stocksbridge Town Council have raised concerns that the signage has been constructed prior to permission being granted and are concerned that it results in a loss of amenity to local residents.

PLANNING ASSESSMENT

The main issues to consider in relation to the application are amenity and public safety. PPG19 Outdoor Advertisement Control, states that “the display of outdoor advertisements can only be controlled in the interests of amenity and public safety”.

Unitary Development Policy BE13 “Advertisements” requires signage to not result in a traffic hazard and to not harm the appearance or character of the area.

The proposed double sided sign is 0.6 metres wide and 1.7 metres high and is placed directly next to the exit to the garage. Owing to the signs location adjacent to the exit it causes an obstruction to vehicles leaving the garage and will cause drivers to have to edge out over the pavement in order to have a full view of approaching traffic on Manchester Road. As such the sign causes a traffic hazard in particular for pedestrians walking along the pavement and also for vehicles travelling along Manchester Road.

There are already numerous other signs associated with this site including a free standing Jet sign, Jet signage around the forecourt canopy and signage on McColls convenience store. The addition of yet more signage is considered to

36 result in over proliferation of signage and results in a cluttered appearance which is detrimental to the appearance of the area and contrary to Policy BE13 and PPG19.

ENFORCEMENT

In light of the above the signage is considered to be unacceptable. Members are therefore requested to authorise the Director of Legal Services to take any necessary steps, including enforcement action and the institution of legal proceedings, to secure removal of the double sided sign.

SUMMARY AND RECOMMENDATION

The double sided sign is considered to be a traffic hazard and is detrimental to the safety of pedestrian and highway safety. Additionally, the site already has ample signage and it is considered that the double sided sign result in over proliferation of signage leading to a cluttered appearance which is detrimental to the character of the site and immediate area. The sign is contrary to Policy BE13 of the Unitary Development Plan and national Planning Policy Guidance 19.

Case Number 09/02929/FUL

Application Type A Full Planning Application

Proposal Erection of 4 dwellinghouses

Location Land Adjacent And Rear Of 173 Mortomley Lane Sheffield

Date Received 18/09/2009

Team NORTH & WEST

Applicant/Agent Chris Gothard Associates

Recommendation Grant Conditionally

Subject to:

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

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

In order to ensure an appropriate quality of development.

3 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

38 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 development shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

5 Notwithstanding the submitted plans the first 5m of the shared driveway shall be widened to 5m. Prior to the commencement of development detailed plans shall be submitted to and approved by the Local Planning Authority showing this and thereafter such driveway shall be retained

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

6 The development shall not be used unless forward visibility chords have been provided in accordance with the approved plan and no obstruction to visibility greater than 600 mm above the level of the adjacent carriageway shall be allowed within these chords.

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

7 The development shall not be used unless the car parking accommodation for the apartments and bungalows 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 development must be carried out in complete accordance with the following approved documents plan reference number 1861 01 Revision A, 1861 02, 1861 03, 1861 04 unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas and SPG - Designing House Extensions

and to all relevant material considerations, including Supplementary Planning Guidance.

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

Attention is drawn to the following directives:

1. The developers' attention is drawn to the attached extract from the South Yorkshire Act 1980, regarding access for the Fire Brigade.

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. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

40 Site Location

LOCATION AND PROPOSAL

The application relates to land to the side and rear of 173 Mortomley Lane. This is a two-storey stone fronted property. Within the curtilage of No.173 is a sizeable brick built garage with accommodation above. To the rear of the site are residential properties on Ironstone Crescent which are set at a lower level. To the east of the site is an area of land that is currently being developed with 5 properties.

Planning permission is sought for the erection of two houses in the form of dormer bungalows on land to the rear of No.173 Mortomley Lane. These properties would be accessed via a driveway to the side of No.173. On the frontage of the site a further property is proposed. This would have the appearance of a two-storey dwellinghouse with rooms within the roof space, but would in actual fact be divided to create a one bedroomed flat on the ground floor and a two bedroomed flat on the upper floors. The total number of new residential units proposed by the scheme would thereby be 4.

41 The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

RELEVANT PLANNING HISTORY

There is no relevant planning history relating to this site. The applicant is also in ownership of the adjoining site which is currently being developed with 5 dwellings (application 07/00209/FUL, 09/02975/FUL refer).

SUMMARY OF REPRESENTATIONS

4 letters and emails of representation have been received regarding this application, including a letter from Ecclesfield Parish Council. This raises concerns about increased traffic exiting the site onto Mortomley Lane. The letter also requests that a site visit be made so the impact upon neighbours in terms of loss of light can be assessed.

The other letters are from local residents raising concerns that the development would result in a loss of light given the level differences within the locality and that the development would increase traffic congestion in the area.

Some of the letters also raise concerns about loss of view, oversubscription of local services, disturbance during construction works and the stability of the land upon which the development is proposed. These are not planning considerations and it is for the applicant to ensure that should planning permission be forthcoming it can be built safely.

Some of the letters also state that they would have raised objections to the scheme on the neighbouring land had they know that this application was to be submitted. This again is not a planning consideration in the determination of this current application.

PLANNING ASSESSMENT

Streetscene

The proposed development is in two parts. Along the road frontage would be a two-storey property with accommodation in the roof space. This would for all intents and purposes appear to be a single dwellinghouse, although it would house two flats. This property would follow the existing building line and would be constructed from art-stone.

Mortomley Lane slopes up from east to west and the proposed property on the site frontage would follow this slope, with apex of the roof of the proposed property being around 1m higher than 175b but around 1.5m lower than the roof of No.173.

There is considerable variation in building types and styles within the area and it is considered that the design of the road frontage property would not be out of keeping with the streetscene.

42 The two properties proposed for the rear part of the site would not be visible from the highway. They would be built approximately in line with the development on the adjoining site with dormers on the rear elevation and to provide accommodation in the roof area. The proposed dormers would be small and would not dominate the roof plane. The application forms indicate that these properties would be constructed from brick or art-stone. It is considered that these dwellings would not have a harmful impact upon the character or appearance of the area either.

In these respects the development would be in accordance with UDP Policy H14 – Conditions on Development in Housing Areas which sets out that new buildings should be well designed and be in scale and character with neighbouring buildings.

Residential Amenity

The property on the road frontage would follow the building line along Mortomley Road. There is a window in the side elevation of No.175B however this appears to be to a staircase and so it is considered that this part of the development would not result in unacceptable levels of overshadowing or loss of light to the neighbouring dwelling (No.175B).

There would be a distance of 16m between the new property and No.173 Mortomley Road and so it is considered that significant overshadowing would not occur in this direction either.

Main windows within the road frontage property would face onto the highway or towards the proposed bungalows to the rear. There would be a distance of 31m between the proposed properties and the new property to the front of the site and this is considered to be adequate to prevent serious levels of overlooking from occurring.

The flats would have a small front garden area which will contribute to the character and appearance of the area as well as a shared amenity area to the rear where washing could be dried. This amenity space would have an area of approximately 45 sq m and this is considered to be adequate for the two flats.

The proposed properties to the rear of the site would be far enough from the frontage properties to prevent unacceptable levels of overshadowing or overlooking from occurring.

These properties would be built in line with the properties that are currently being developed on the site next door. There is a level difference between the two sites, however the roof of the bungalows would remain beneath that of the adjoining development and would not result in significant overshadowing of the new development.

At the closest point there would be a distance of 23.5m between the dormer bungalows and the nearest dwelling to the rear on Ironstone Crescent. These properties are at a lower level, however it is considered that the distance between the properties is adequate to prevent unacceptable levels of overshadowing or overlooking from occurring and the separation distances between the dormer

43 bungalows and the properties on Ironstone Crescent would be similar to the distance between the new development to the east and the properties on Ironstone Crescent.

There would be a distance of 15m from the rear elevation of the dormer bungalows and their rear boundary, giving each property a garden area of around 150 sqm which is deemed to be acceptable.

It is considered that the development would not have an adverse impact upon the amenity of occupiers of neighbouring dwellings and that the occupiers of the proposed flats and dormer bungalows would be afforded decent living conditions. In these respects the development would be in accordance with UDP Policy H14 which stipulates that new development will be permitted provided that it would not deprive residents of light, privacy or security. The proposal would also comply with the Council’s Supplementary Planning Guideline on Designing House Extensions which sets out minimum distances required between properties to prevent unacceptable levels of overlooking or overshadowing from occurring.

Highways

The development would be accessed via a driveway located between the proposed flats on the road frontage and the driveway for No.173 Mortomley Lane.

Three off-street parking spaces would be provided for the flats. This would provide each flat with a parking space as well as one space for visitors. This level of parking is deemed to be sufficient for the size of the proposed development.

Each of the dormer bungalows would have an integral garage as well as a parking space in front of the garage. The driveway would also allow cars accessing these properties to the rear to turn so that vehicles could leave the site in a forward direction. The level of parking proposed for them is also deemed to be adequate.

Highways Development have requested that the first 5m of the driveway be widened to 5m to enable cars to pass and avoid traffic reversing onto the highway. This can easily be achieved and it is recommended that a condition be attached to any consent requiring this to be carried out.

It was also questioned whether a fire tender would be able to access the bungalows to the rear of the site. These require a minimum width of 3.7m which is shown on the plans and so an appliance would be able to access the site safely in an emergency. However an appliance would not be able to turn within the site. The same situation exists on the adjoining site to the east which has planning permission and so it is considered that in this instance a refusal of the application on these grounds cannot be justified.

It is considered that the development would provide safe access to the highway, appropriate off-street parking and would not endanger pedestrians. This is in accordance with UDP Policy H14.

44 SUMMARY AND RECOMMENDATION

Planning permission is sought for the erection of 4 dwellings on a site to the side and rear of 173 Mortomley Lane.

On the road frontage a single two-storey property with rooms within the roof space is proposed. This would provide a one bedroomed flat on the ground floor and a two bedroomed flat on the upper floors.

To the rear of the site two two-bedroomed dormer bungalows are proposed.

The development would be accessed via a shared driveway to the side of the frontage property and would provide three off-street parking spaces for the flats as well as a garage and parking space for each of the bungalows.

The site is within a Housing Area and is surrounded by residential properties.

It is considered that the proposed development would not result in unacceptable levels of overlooking or overshadowing to neighbouring properties. Adequate levels of amenity space would be provided and the development raises no highway safety concerns.

The proposed development accords with UDP Policy H10 and H14 as well as the Council’s Supplementary Planning Guideline on Designing House Extensions which sets out minimum separation distances between properties. It is thereby recommended that planning permission be granted with conditions.

Case Number 09/02886/FUL

Application Type A Full Planning Application

Proposal Erection of detached bungalow

Location Curtilage Of 6, 8 And 10 Watersmeet Road Sheffield S6 5FA

Date Received 14/09/2009

Team NORTH & WEST

Applicant/Agent ACL Design

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development is backland development that would interrupt an otherwise continuous belt of open and landscaped land on the east side of Rivelin Bank. This would reduce the integrity and effectiveness of this area as an environmental buffer within the built-up area adjacent to existing open space, leading to a significant adverse effect on the character and appearance of the appeal site and its immediate surroundings. As such the proposal is contrary to Policy H14 of the Unitary Development Plan.

2 The Local Planning Authority consider that the proposed development would be overbearing in relation to adjoining residential property and would therefore result in poor outlook and an unacceptable affect on the living conditions of occupiers of adjoining property. As such the development would be contrary to Policy H14 of the Unitary Development Plan.

46 Site Location

LOCATION AND PROPOSAL

The application site is located in the Walkley district of Sheffield, close to Malin Bridge and Rivelin. The site comprises part of the sloping rear gardens of three existing residential properties at 6, 8 and 10 Watersmeet Road. This land comprises the top end of their gardens.

The site frontage is to Rivelin Bank, a busy residential street that inclines steeply from north to south. There is a long row of bungalows on the west side of the road, opposite the application site. To the immediate south of the site there is allotment land which is designated as Open Space in Sheffield’s adopted Unitary Development Plan (UDP). To the immediate north and east of the site there is residential garden land.

The character of dwellings in the area is varied. The dwellings fronting Watersmeet Road comprise a mixture of bungalows and houses. As well as bungalows there is

47 a more varied range of properties, including three storey houses, located further up Rivelin Bank.

This application seeks full planning permission to erect a detached bungalow on the site. The plans illustrate that the property will be single storey with a hipped roof and an 11m (l) x 11m (w) garden at the rear. The building is set 7m back from Rivelin Bank and comprises a paved front garden area with off-road parking space for two vehicles. Internally the property contains three bedrooms (one with an ensuite facility), a kitchen/dining area, living area and a family bathroom. All of these rooms are accessed off a main hall.

RELEVANT PLANNING HISTORY

Members are advised that there is a lengthy planning history relating to this site, including several refusals dating from 1972 to 1995. The most recent relevant planning history includes:

Application Reference: 08/02035/FUL

This planning application proposed to erect 2 semi-detached dwellinghouses on the application site and it was refused by the Council in June 2008 due to concerns about scale and character of the development and its impact on the visual appearance of the streetscene and the overbearing impact in relation to the adjoining property. The application was also refused because of the impact of the development on a Green Network and its partial designation in an Open Space Area.

Members are advised that this application was dismissed at appeal by a Planning Inspector in January 2009 (Appeal Ref: APP/J4423/A/08/2088579). In summary, the main concerns of the Planning Inspector related to the significant adverse effect of the development on the character and appearance of the appeal site and its immediate surroundings because of a) the prominence of the proposal in the streetscene and it’s out of keeping design, and b) the interruption of the development on an otherwise continuous belt of open and landscaped land on the east side of the road as it rises up the hill, and its impact and reduction in the integrity and effectiveness of the land as an environmental buffer within the built-up area. Also, the Planning Inspector concluded that the development would have an overbearing effect in relation to No 8 Watersmeet Road which would harm the living conditions of its occupiers.

Application Reference: 07/04672/FUL

This planning application also proposed to erect 2 semi-detached properties and refused by the Council in February 2008. These dwellings were larger than the 2008 proposal described above at 3-storeys high and refused by the Council for the same reasons. The Applicant did not appeal this decision.

48 SUMMARY OF REPRESENTATIONS

There have been 4 letters of objection received from residents on Rivelin Bank. The main objections relate to:

- Re-iterated the Planning Inspector’s main concerns about the loss of the land as an environmental buffer and the impact of development on the character and appearance of the site and its immediate surroundings. - Since the removal of all the trees from the bottom of Rivelin Bank, it is even more important to keep this green, open space. - Due to differences in land levels the properties on the opposite side of Rivelin Bank would be overlooked, thus invading existing privacy. - Highway issues as Rivelin Bank is a narrow and already heavily used road. Heavy plant and lorry loads of materials going onto the site would cause tremendous obstruction on Rivelin Bank and surrounding areas. Especially at peak times. - There is no room for parking. - Fear that this project will give rise to a precedent for further development on the eastern side of Rivelin Bank which, once established, would be impossible to arrest. This development could prove the first step in a radical and unwelcome change in the character of the area. - Between 1972 and 2009 several planning applications have been submitted for various dwellings, including bungalows, on this site and all have been refused. The situation has not changed but the volume of traffic has increased significantly.

PLANNING ASSESSMENT

Policy Issues

Members are advised the site has previously been described and assessed as being partly located in an area allocated as Open Space in the adopted UDP. The accuracy of this claim was queried by the applicant’s agent at the planning appeal stage for application 08/02035/FUL and it was argued that the site was positioned wholly within a designated Housing Area. Further assessment of the position of the boundary has now revealed that there is a boundary discrepancy on the Council’s GIS System and actual UDP Proposals Map. The UDP map indicates that the Open Space boundary is confined to the adjacent allotments, whilst the GIS System shows the Open Space area to fall over part of the garden land to the properties on Watersmeet Road.

In this instance the UDP Proposals Map must be taken as the definitive document and it is confirmed that the site is wholly within a designated Housing Area. Therefore UDP Policy H10 ‘Development in Housing Areas’ is relevant and states that residential development is acceptable in Housing Areas, subject to it complying with other related issues, policies and material considerations.

Finally, it is considered important to point out to Members that the Planning Inspector reached his decision to dismiss the previous scheme on a ‘regardless of whether the site lies within or outside the designated Open Space Area’ basis.

Impact on the Application Site and Surroundings

UDP Policy H14 ‘Conditions on Development in Housing Areas’, part (c), states that development should not overdevelop the site or cause serious loss of existing garden space which would harm the character of the neighbourhood. Part (f) goes on to state that new development should provide an environmental buffer to shield sensitive land uses.

The application proposal comprises the erection of a new house in the garden areas of three existing dwellings. Therefore, it remains the case that the proposed development would – despite its reduction in quantity of units and scale from previous application proposals – continue to constitute backland development at this site which is unacceptable despite its position in a Housing Area.

Referring to the Planning Inspector’s previous decision, it is considered that the views and concerns cited in his Appeal Decision of January 2009 remain relevant to this proposal. It is Officer’s interpretation that the Planning Inspector appears to have concern about any new residential development at this site because of its effect on the character and appearance of the appeal site and surroundings. The current proposal comprises a new dwelling house with the approximate dimensions of 13m (long - maximum) x 9.2m (wide) x 4.8m (high), which is a significant building that would still have the impact of interrupting the continuous belt of open and landscape land on the east side of Rivelin Bank. Whilst the design is more sympathetic to the site and surroundings, it remains that this development would still be significant built form that would reduce the integrity and effectives of the existing garden land as an environmental buffer to the adjacent Open Space Area. It is considered that the building would appear awkward and isolated on the eastern side of Rivelin Bank. It is therefore concluded that this development would continue generate the Planning Inspector’s concerns by having a significant adverse effect on the character and appearance of the application site and its immediate surroundings, thus contrary to UDP Policy H14.

Design Issues

UDP Policy BE5 ‘Building Design and Siting’ expects good design and the use of good quality materials in all new buildings. Part (a) encourages new buildings to employ original architecture to complement the scale, form and architectural style of surrounding buildings. Part (f) also requires that designs should take full advantage of the site’s natural and built features.

The architectural quality of the scheme is considered to be an improvement on the previous development proposals for this site. The bungalow design comprising a hipped roof and front bay window is more consistent with the bungalows that exist on the opposite side of Rivelin Bank. It is also proposed that the building is rendered with facing brick corner quoins, which would further tie it to the style of the bungalows opposite.

There is approximately 109sq.m. of rear private garden amenity space available to the new dwelling, which is considered acceptable in terms of the Council’s space

50 about dwelling standards set out in the ‘Designing House Extensions Supplementary Planning Guidance’.

On this issue it is concluded that the architectural design of the scheme is acceptable and consistent with the requirements of UDP Policy BE5.

Residential Amenity Issues

UDP Policy H14 ‘Conditions on Development in Housing Areas’, part (c), states that new development should not deprive residents of light, privacy or security.

The application site comprises existing rear gardens and it is the case that the proposed dwelling would be sited in close proximity to the existing properties located on Watersmeet Road. Members are advised that the greatest amenity concern continues to relate to No.8 Watersmeet Road (No.8) and that this concern remains from previous application proposals at this site and the Planning Inspectors January 2009 appeal decision.

The original rear wall of No. 8 is proposed to be between approximately 15m – 17m away from the side wall of the proposed new dwelling, however there is also a 4m deep conservatory to No.8 which moves the property closer to the application site boundary and proposed dwelling. The length of the side elevation to the proposed bungalow’s would be approximately 13m at a height of approximately 3m to the eaves and 5m to the pitch of the roof. The application site is also elevated above the ground level of the properties on Watersmeet Road (including No.8) by approximately 1.5m – 2m. The orientation of No.8 is such that the proposed bungalow would extend the full width of its rear garden.

In light of the above it is considered that the overbearing effect arising from the proposed bungalow’s side elevation, at an elevated position, above the adjoining property at No.8 would result in a significant loss of outlook and have an overbearing effect for its occupiers. Therefore it is concluded that the proposed development would still be detrimental to the living conditions of the occupiers of the adjacent property, contrary to the requirements of UDP Policy H14.

With reference to the impact of the development on the properties opposite, it is considered that the distance between the front elevation of the proposed dwelling and the front main windows of the bungalows on the opposite side of Rivelin Bank (approximately 21.8m) would be sufficient to ensure that no significant overlooking would occur that would result in an appreciable loss of privacy. Members are advised that the Planning Inspector took the same view for the previous larger proposal at this site.

Highway Issues

UDP Policy H14 ‘Conditions on Development in Housing Areas’, part (d), states that new development should provide safe access to the highway network, appropriate off-street parking and not endanger pedestrians.

51 Notwithstanding local residents’ objections, the highway environment is considered to be acceptable for the single dwelling proposed. The Planning Inspector’s dismissal for the previous application at this site (for two dwellings) states that whilst Rivelin Bank is a busy road, the site already benefits from a vehicular access within its frontage. Furthermore, he states that the increase in traffic generated by the development would not be significant, that sight lines are adequate, and that road traffic speeds on Rivelin Bank are generally within the legal limit. He concludes that the proposal would not cause material harm to the interests of road safety.

The current application proposal at this site is less intense than the previous submission and there is off-road parking space for two cars provided. Therefore, for the reasons outlined about it is concluded that there remains no highway objection to this scheme and that the scheme is consistent with the requirements of UDP Policy H14.

Landscape Issues

The existing trees that will be removed from the site are conifers and are not protected. However, it is felt that loss of greenery and the creation of a hardstanding would further increase the built-up character of the site so close to the Open Space Area.

RESPONSE TO REPRESENTATIONS

It is considered that the main objections raised by surrounding residents have been addressed in the report.

The concern relating to the impact of construction traffic is noted however it generally accepted that this is an unfortunate short-term disturbance created by the development process. This disturbance, however, is often temporary and issues relating to construction works can be controlled by a planning condition. In this instance, given the scale of the development, it is considered that the impact of construction works does not warrant the refusal of this planning application.

SUMMARY AND RECOMMENDATION

In summary it is considered that use of the site for residential purpose remains unacceptable backland development, which does not overcome the Council’s or Planning Inspectors previous main concerns about the impact of development. Whilst the bungalow design is better architecturally and responds to the design of the surroundings, it remains Officer opinion that the development would be a new residential property that would still break the existing environmental buffer to the Open Space Area and impact upon the outlook of adjacent dwellings that would be sited close-by – particularly No.8 Watersmeet Road. Thus, it is concluded that the scheme would have an adverse effect on the character and appearance of the appeal site and its immediate surroundings as well as having a significant detrimental impact on the living conditions of the occupiers of adjacent property.

52 In light of the above, the proposal is deemed to be contrary to Policy BE5 and H14 of the Council’s adopted UDP and it is recommended that the application be refused.

Case Number 09/02869/FUL

Application Type A Full Planning Application

Proposal Application under Section 73 to remove part of Condition No. 11 under the heading Highway Improvements - "A change of operating mode at Vaughton Hill traffic signals from vehicle activated to MOVA operation, and provision of advance stop lines for cyclists" from Application No. 08/02703/FUL

Location Land And Buildings Including Corus And Outokumpu Works Off Ford Lane And Hunshelf Road Stocksbridge Sheffield

Date Received 14/09/2009

Team NORTH & WEST

Applicant/Agent Planning Prospects Ltd

Recommendation Refuse

For the following reason(s):

1 The proposed variation of condition no.11 would adversely affect the performance of the Vaughton Hill/Manchester Road junction in accommodating the traffic movements through the junction and the immediate road network arising following the use of the development approved under planning permission 08/02703/FUL.

54 Site Location

INTRODUCTION AND LOCATION

In September 2009 planning permission was granted subject to conditions for the redevelopment of land in the valley bottom of Stocksbridge at the eastern end of the town centre including the erection and use of buildings for shops, food and drink outlets, leisure, office and health centre uses (application no.08/02703/FUL refers).

Condition no.11 of that planning permission requires the provision of various highway improvements necessary to accommodate the development including a change of operating mode at the Vaughton Hill traffic signals from vehicle activated to MOVA operation, and provision of advance stop lines for cyclists.

The existing vehicle activated system is the standard method for allocating green times to different traffic movements between preset minimum and maximum limits. Vehicles detected during the green phase extend the green period within the preset limits.

MOVA (microprocessor optimised vehicle actuation) is a traffic signal control system that enables a more efficient form of control able to deliver reduced delays without the need for regular re-setting of the signal timings.

PROPOSAL

This proposal seeks to vary condition no.11 of planning permission 08/02703/FUL to remove that part of the condition requiring a change of operating mode at Vaughton Hill traffic signals from vehicle activated to MOVA operation, and provision of advance stop lines for cyclists.

The applicant’s justification for this variation of the planning condition includes;

- there has been considerable discussion between the applicant’s highways consultant, the local highway authority and the Highways Agency to agree the transport impact of the development and the highway works necessary to support it; - the applicant’s Transport Assessment included a review of the performance of the Vaughton Hill traffic signals and the impact of the development on their operation;

The applicant has highlighted the following matters from their Transport Assessment;

- whilst there will be an intensification of new site traffic in the town centre and the need for new infrastructure to support this, the aim of the proposals is to retain existing retail trips within the town and avoid the need for people to travel further afield and pass through some of the key junctions within the locality that currently experience peak hour congestion. This is particularly relevant to the Vaughton Hill traffic signals; - retail and leisure assessment has illustrated the high level of leakage from the town to other foodstores within the vicinity; - the patterns of retail leakage are equally applicable to travel leakage with residents travelling much further out of town; - at peak times when residents are making main shopping trips they are invariably travelling by car and passing through the town’s key strategic junctions such as Vaughton Hill; - the proposal seeks to keep this traffic within the town and avoid the need for it to pass through these strategic junctions; - there will be trips attracted into the town and changes in the turning movements at the junction, however the overall impact is based on forecast shopping predictions expected to be positive and thus there will be no adverse impact at these junctions; - although the proposed store will attract some new traffic through the junction, this will be offset by the reductions from trips to stores elsewhere.

56 RELEVANT PLANNING HISTORY

As referred to above, in September 2009 full planning permission was granted for a mixed use development including retail (Use Class A1), food and drink (Use Class A3), Leisure (Use Class D2), offices (Use Class B1), health centre (Use Class D1) and associated highway works, ground works, car parking accommodation, public open space and landscaping works on land and buildings on Manchester Road, to both sides of Hunshelf Road and off Ford Lane (application no. 08/02703/FUL).

A separate application to vary condition no.2 of planning permission 08/02703/FUL to allow use of unit within the proposed development as pharmacy has been submitted (application no. 09/02819/FUL refers).

SUMMARY OF REPRESENTATIONS

Stocksbridge Town Council have raised concerns that if the application is to remove the requirement to change the operating mode then the Town Council object due to the volume of traffic and subsequent concern for public safety that the increase in traffic would cause.

Stocksbridge Community Forum support the original condition and want it to stay;

- we need all the help we can possibly get to allow traffic to flow as freely as possible through the biggest bottleneck in the valley (compounded by Carr Road traffic joining Manchester Road thirty metres from the traffic lights); - the whole point of building the by-pass was to alleviate traffic from Manchester Road; - even to think about more heavy traffic impinging on that weak link in our road system and along Manchester Road fills us residents with horror; - what happens when slow moving traffic backs up onto the by-pass; - the MOVA system is the best option for Vaughton Hill because it will deal most efficiently with the traffic.

2 letters of objection have been received relating to the following matters;

- increase in traffic which will arise from this development and the recently passed new housing estate adjacent to Vaughton Hill means the inadequate system of traffic management at present must be modernised to the highest possible standard; - traffic coming down Carr Road already has difficulty to get into Manchester Road due to the layout of roads; - the last re-organisation of the Vaughton Hill traffic lights was not a satisfactory solution to the problem due to lack of finance; - at the very least MOVA operation must be installed.

The Highways Agency has no objection to this application;

- the Agency state that they accepted the findings of the Transport Assessment which demonstrated a negligible impact at the Vaughton Hill signals resulting from the development and as such considers it

57 unreasonable for the Agency to insist upon the highway improvement as it does not appear to be fairly and reasonably related to the development in question.

PLANNING ASSESSMENT

The Government’s planning policy guidance contained in PPG13 relating to transport promotes more sustainable transport choices, accessibility to jobs/shopping/leisure/services by public transport/walking/cycling, and reducing the need to travel especially by car. Policy IB9(f) of the Sheffield Unitary Development Plan seeks to ensure that new development is adequately served by transport facilities, provides safe access and appropriate off-street car parking.

The site of the mixed use development permitted by application 08/02703/FUL is at the eastern end of Stocksbridge town centre. It would provide approximately 18,500 sqm of floorspace and customer and staff parking for 754 cars.

The provision of cycle facilities is in accordance will PPG13 and Policy IB9(f) of the UDP.

The Vaughton Hill traffic signals are located approximately 1.6 km to the east of Stocksbridge town centre at the junction of Manchester Road (the B6088 which runs west/east through Stocksbridge/Deepcar) and Vaughton Hill/Manchester Road (the A6102 which runs north/south from the Stocksbridge Bypass down through Oughtibridge towards the city).

The Highways Agency is responsible for all matters relating to the A616 Stocksbridge Bypass.

The A6102 is part of the strategic road network. The Vaughton Hill/Manchester Road junction is a strategic junction providing the main access to/from Stocksbridge from the south and east of the town.

The transport assessment submitted with application no. 08/02703/FUL identified the Vaughton Hill/Manchester Road junction as operating over capacity.

The transport assessment considered that most of the existing retail trips leak out of the local area to other shopping centres and that the proposed development would retain most of these trips within the local area resulting in a significant reduction in distance travelled which would adhere to local and national policy. Less retail trips would pass through the more remote junctions, including the Vaughton Hill junction.

It is considered that whilst the nett volume of traffic passing through Vaughton Hill will probably reduce, the arrival/departure profile and turning manoeuvres will significantly change, with ensuing changes in the demand for green time on the three different arms of the junction. The intensification of new traffic in the town centre (the B6088 arm of the Vaughton Hill junction) will be sufficiently close to the signals and Carr Road as to have an effect on the way the junction performs, owing to traffic reassignment on the local network.

Even applying best practice throughout the transport assessment and retail impact assessment process to predict the likely implications at Vaughton Hill, until the development actually becomes operational it is impossible to be totally sure of how the junction will perform. What is clear is that for certain periods of the day, the junction currently operates beyond capacity and is not particularly responsive to differing approach profiles.

The Vaughton Hill traffic signals are vehicle activated. If the development funded a change of operating mode to MOVA operation, the junction would operate far more efficiently. Timings would be optimised to dissipate the various approach profiles. Field trials have shown that an average of 13% savings in delays can be achieved and in certain circumstances savings in excess of 25% are possible (TRRL Research Report 170 Ref 1).

The installation of MOVA will help the junction handle the fluctuating flows created by the development (most notably weekday evenings and Saturdays).

It is therefore considered that the proposed variation of condition no.11 would adversely affect the performance of the Vaughton Hill/Manchester Road junction in accommodating the traffic movements through the junction and the immediate road network arising following the use of the development approved under planning permission 08/02703/FUL.

RECOMMENDATION

It is recommended that this application to vary condition no.11of planning permission 08/02703/FUL be refused.

Case Number 09/02819/FUL

Application Type A Full Planning Application

Proposal Use of unit within proposed development as pharmacy (Application to vary condition no. 2 of application 08/02703/FUL)

Location Land And Buildings Including Corus And Outokumpu Works Off Ford Lane And Hunshelf Road Stocksbridge Sheffield

Date Received 07/09/2009

Team NORTH & WEST

Applicant/Agent Planning Prospects Ltd

Recommendation Refuse

For the following reason(s):

1 The proposed variation of condition no.2 would discourage people from visiting the existing pharmacy in the centre, fail to promote linked trips, adversely affecting the vitality and viability of the shopping area and would be contrary to the strategies for the centre in RSS policy E2 and Core Strategy policy CS34, and the PPS6 tests of need, sequential test, impact and accessibility.

60 Site Location

INTRODUCTION AND LOCATION

Condition no.2 of that planning permission states that no part of the development shall be used as a pharmacy or post office.

PROPOSAL

This proposal seeks to vary condition no.2 of planning permission 08/02703/FUL to remove that part of the condition referring to a pharmacy use thereby making it possible to operate a pharmacy from within the development.

61 The applicant’s submission for this variation of the planning condition includes;

- planning permission 08/02703/FUL allows a health centre use as part of the development scheme; - to attract a health centre it is essential that a pharmacy can be provided alongside it, the primary care provider will wish to ensure that patients are provided with a comprehensive service to visit a medical practitioner and then source any required drugs or products that may be required, patients will benefit from the convenience; - the pharmacy function is typically outsourced to a third party provider rather than being delivered through a dispensing counter, such operators carry a range of healthcare products as well as acting as dispensing chemists requiring a Use Class A1 permission without the constraints imposed by condition no.2; - the vacancy rate in the centre is well below the national average (4 units empty); - the proportion of convenience is above the national average, specialist operators will continue to attract shoppers to visit the high street; - the main weakness in the lack of a food superstore will be addressed by the scheme; - the scheme will compliment, reinforce and enhance the existing centre, the scheme will have a limited offer in the retail service sector and no financial or business services offer, these key strengths of the traditional high street will remain and encourage people to undertake linked trips between the existing centre and the proposed expansion, no fast food/takeaway restaurant facilities will be provided by the scheme; - any perceived harm from allowing a pharmacy should be weighed against this overall improvement; - Stocksbridge already has two pharmacies, a third is located to the east as part of the medical centre at Deepcar, suggesting several pharmacies are capable of operating together within a small area; - the two pharmacies are located in close proximity at the western end of the centre, there is no benefit to local people in choice of locations, this shows that Stocksbridge is capable of supporting more than one pharmacy including a standalone outlet and one associated with a medical centre; - if a further pharmacy or one of the existing pharmacies relocated to the scheme a pharmacy function would remain on the high street and the distribution would be improved; - there will be a strong synergy between the scheme and the high street, no reason to expect by allowing a pharmacy as part of the development this relationship would be harmed to a material extent; - the visitors needing to visit only a pharmacy, or a linked trip to other service outlets, or those linked to shopping but not currently visiting the centre would not harm the vitality and viability of Stocksbridge; - the variation would not harm the strategy for the centre, would assist its successful implementation, would not materially harm the centre, would improve the distribution of pharmacies, the vacancy rate would remain below the national average, would enhance the centre through linked trips; - no expectation that the centre’s social role as an accessible location for prescription services will be undermined.

RELEVANT PLANNING HISTORY

A separate application to vary condition no.11 of planning permission 08/02703/FUL to remove that part of the condition requiring a change of operating mode at Vaughton Hill traffic signals from vehicle activated to MOVA operation, and provision of advance stop lines for cyclists has been submitted (application no. 09/02869/FUL refers).

SUMMARY OF REPRESENTATIONS

Stocksbridge Town Council note that the facility could undermine the viability of the town centre.

Stocksbridge Community Forum support the original condition for which planning permission was granted;

- the vast majority of Stocksbridge population lives far closer to the two pharmacies where they are at present situated; - many people walk to the pharmacies; - the vast majority of roads on the hillside are not served by public transport; - a third pharmacy would threaten the viability of the two existing businesses; - do not want to loose existing town centre or its businesses; - if all we are doing is allowing the present town centre to become derelict where is the gain, if we loose footfall from either pharmacy we loose footfall to existing shops a concern for many residents.

5 letters of objection have been received relating to the following matters;

- there are two perfectly good pharmacies in Stocksbridge already one of which has recently been refurbished which provides all peripheral services, Deepcar is served well with the chemist; - removal of the pharmacies in the town away from the valley medical centre would further exacerbate the decline of the present town centre, the medical centre would invariably follow to the new site; - the footfall into the doctors surgery and proposed pharmacy would bring many potential shoppers to the new development; - this is not a benefit to the town, would rip the heart out of the centre, contrary to what is being envisaged; - thin end of wedge leading to destruction of the existing businesses in Stocksbridge.

63 Deepcar Pharmacy oppose this application;

- the Deepcar Pharmacy set up is more convenient to the patients as soon as they have seen the doctor they can get their medication without having to travel to a chemist, the same applies to the Valley Medical Centre; - would not like the service to be affected.

Deepcar medical Centre oppose this application;

- there are already 3 pharmacies in the area, one in Deepcar and two in Stocksbridge, all three are open when the doctor’s surgery is open, also the pharmacy in Stocksbridge is open on Saturday’s; - if a fourth pharmacy is going to open in the area this could result in closure of one of the pharmacies, this would result in job losses, already the new development will cause a lot of the local shops to close in the centre of Stocksbridge; - there won’t be new housing in Stocksbridge and the chemist which are in place are in the same building as the doctor’s surgery, this is more convenient for patients and the relationship between doctor and pharmacist.

1 letter has been received relating to other impacts of the development that has been permitted that do not relate to this current application.

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan, the Core Strategy and the Government’s planning policy guidance contained in PPS6 provide guidance on the development of this site.

Policy S4 of the UDP promotes retail development in district shopping centres and only permits proposals for retail development at the edge of district shopping centres where they comply with Policy S5.

Policy S5 of the UDP permits edge of centre major development for non-food and food goods where there is no suitable site within the centre and where the development would satisfy criteria relating to not undermining the vitality and viability of the city centre or the district shopping centre, not jeopardising private sector investment in the centre, being easily accessible, not significantly harming public transport and the road network, not significantly increasing the number and length of customer trips and not taking up land where other uses are required.

The Government’s planning policy guidance on planning for town centres contained in PPS6 adds additional key considerations of need and scale, and applies a sequential approach to site selection.

The Development Site (08/02703/FUL)

64 The site of the mixed use development permitted by application 08/02703/FUL is at the eastern end of Stocksbridge town centre. It would provide approximately 18,500 sqm of floorspace and customer and staff parking for 754 cars.

The UDP defines edge of centre as being within easy walking distance of 200 to 300 metres of the primary shopping area and providing parking facilities that serve the centre as well as the store enabling one trip to serve several purposes. PPS6 identifies edge of centre as a location well connected to and within easy walking distance of up to 300 metres of the primary shopping area taking into account local circumstances of topography, barriers, attractiveness and safety of the route, and the strength and size of the town centre.

The proposed development adjoins the edge of Stocksbridge primary shopping area. Within the proposed layout the furthest unit, Block C at the eastern end of the site, is approximately 310 metres from the primary shopping area. The critical element is the link along and across Hunshelf Road and on to Manchester Road due to the gradients on footpaths, the potential conflict between shoppers/parents with children and the traffic travelling along the road, and the potential quality and enhancement of the link.

The proposed Block B is sited next to the edge of the site and the existing shopping area and includes small retail units fronting onto Hunshelf Road. The proposal includes provision and enhancement of the footpaths up to Manchester Road, and seeks to provide a pedestrian crossing facility on Hunshelf Road.

Effect on the Existing District Shopping Centre

The development permitted by 08/02703/FUL was assessed to impact to varying degrees on the vitality and viability of existing centres in the catchment area. The retail assessment anticipated that trade loss from centres would be a small proportion, around 2%, of their non-food turnover. The proposed superstore would claw back some of Stocksbridge resident's convenience goods spending from beyond the town although trade would also be taken from existing shops in Stocksbridge and other nearby centres.

The assessment assumed that the proposed superstore would result in a 13% convenience trade loss from the existing Stocksbridge centre although there will also be spin-off trade in the existing centre from people visiting the new development. In considering application 08/02703/FUL it was recommended that a condition be imposed to ensure that no part of the proposed development contained a pharmacy or post office to encourage people to visit the existing pharmacy and post office in the centre which provide for peoples day-to-day needs.

The reason for imposing the condition was to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5. It was considered that excluding a pharmacy from the development would encourage people to visit the existing pharmacy in the centre and promote linked trips.

65 The Regional Spatial Strategy designates Stocksbridge a Principal Town. Policy E2 says that ‘The centres of Principal Towns … should be the focus for local services and facilities’.

Core Strategy policy CS34 designates Stocksbridge a district centre. It encourages District Centres to fulfil their role of ‘providing for everyday needs with a range of retail, leisure and community facilities’.

PPS6 encourages local authorities to retain opportunities for vital local services, such as post offices and pharmacies. Pharmacies that sell goods to the public are a shop use within use class A1. PPS6 requires out-of-centre retail development to satisfy the tests of need, sequential approach, scale, impact and accessibility.

Need

There are two pharmacies in Stocksbridge and one in Deepcar. Of the two pharmacies in Stocksbridge, one (on Manchester Road) is within the district shopping centre as defined by the UDP, and the other (on Johnson Street) is outside but adjacent to the defined district shopping centre. The Deepcar pharmacy is outside the district and local shopping centres shown in the UDP.

Given the presence of existing pharmacy services there appears to be no need for another pharmacy in the Stocksbridge area.

If a medical centre were in the development there might be more of a need for a pharmacy to accompany it although both would never-the-less still be located outside the existing district shopping centre.

Sequential Approach

There are vacant units within the district shopping centre which could accommodate a pharmacy.

Impact

The existing pharmacies are well located relative to the centre and the Valley Medical centre. They serve both shoppers and patients. The development site although adjacent to the existing district shopping centre is less well located in comparison. A pharmacy at the development site would reduce the viability and the likelihood of linked trips between the site and the rest of the centre.

In terms of the PPS6 tests of impact, the proposal would be contrary to the strategies for the centre which aim to maintain local services within centres, and could cause the closure of a pharmacy within Stocksbridge centre and so reduce the range of services available.

Accessibility

Public transport accessibility to the site is poor at present due to the walk distance to the closest bus stop on Manchester Road, although the site layout allows for

66 buses to penetrate the site along Hunshelf Road adjacent to some of the proposed retail units on the development site. The proposal is therefore contrary to the requirements of Policy S5 of the UDP, and Government planning policy guidance contained in PPS6 and PPG13.

It is therefore considered that the proposal would discourage people from visiting the existing pharmacy in the centre, fail to promote linked trips, adversely affecting the vitality and viability of the shopping area and would be contrary to the strategies for the centre in RSS policy E2 and Core Strategy policy CS34, and the PPS6 tests of need, sequential test, impact and accessibility.

RECOMMENDATION

It is recommended that this application to vary condition no.2of planning permission 08/02703/FUL be refused.

Case Number 09/02814/FUL

Application Type A Full Planning Application

Proposal Erection of 4-bedroom detached dwellinghouse

Location Curtilage Of 44 Sandygate Park Road Sheffield S10 5TY

Date Received 10/09/2009

Team NORTH & WEST

Applicant/Agent Lion Design

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development by reason of its siting would appear to be squeezed onto the site. This would be injurious to the visual amenities of the existing property and the wider locality. This would be contrary to Policy H14 of the Unitary Development Plan.

2 The Local Planning Authority consider that the siting of the proposed development would result in an unacceptable degree of general disturbance to occupiers of proposed residential property by way of comings and goings from the existing property. In these respects the proposal is contrary to Policy H14 of the Unitary Development Plan.

68 Site Location

LOCATION AND PROPOSAL

The application relates to part of the garden to the south east of Casa Feliz. This is a ‘villa style’ bungalow with a white rendered finish and a pan tiled roof. To the side of the site is an electricity substation and beyond this are semi-detached properties along Sandygate Park Road.

Planning permission is sought for the erection of a detached 4 bedroomed dwellinghouse with accommodation provided over three floors (the upper floor being within the roof space). The property would have a vehicular access adjacent to the access for Casa Feliz with space to park and turn two cars clear of the highway.

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

69 RELEVANT PLANNING HISTORY

Planning permission was refused for the erection of a dwellinghouse and garage in 1990 in this location under application reference 90/03028/FUL (formerly 90/2537P). This application was refused as it was consider that the proposed development would constitute a cramped and uncoordinated form of development which would be detrimental to the character and appearance of the locality.

SUMMARY OF REPRESENTATIONS

Four letters and emails of representation have been received. Three of the letters object to the proposed development raising the following issues:

- The development would result in the loss of 2 mature trees, detracting from the character of the locality;

- The access for the property is on a bend and the level of parking proposed does not appear to be adequate;

- The development appears to be shoe horned onto the site, compromising the design and appearance of both properties;

- The development would result in a significant loss of garden space;

- The design of the house is dated;

- The proposal is an overdevelopment of the site;

- A three-storey house in this location is out of keeping with the rest of the street.

One of the letters raises no objections to the development as such but does raise concerns about surface water drainage.

PLANNING ASSESSMENT

Streetscene

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area and is surrounded by residential properties. There is significant variation in building types and styles within the locality. On one side of the site are two-storey semi-detached dwellings; on the opposite side of Sandygate Park Road are two-storey detached dwellings.

Casa Feliz is a sizeable single-storey ‘villa’ style property, set back from the highway with open grounds to either side. The property is partially screened from the highway by mature trees. The open grounds and screening all add to the character of this property.

70 The proposed dwellinghouse would be built on three levels with the uppermost floor located within the roof space. The property would be of red brick construction with stone heads and cills to the windows and doors.

It is considered that the siting of the building would have a detrimental impact upon the character of the existing property and the wider street scene. This would be contrary to UDP Policy H14 – Conditions on Development in Housing Areas which sets out that in Housing Areas new development will be permitted provided they would be in scale and character with neighbouring buildings and the site would not be overdeveloped or deprive residents of light, privacy or security or cause serious loss of existing garden space which would harm the character of the neighbourhood.

The proposed dwellinghouse would be sited to the side and front of Casa Feliz and would appear to be squeezed onto the site. When viewed from the highway the proposed dwellinghouse would be prominent in the street scene and would have an overbearing impact upon the appearance of the existing property.

Although the applicant has indicated that several of the trees along the site frontage would be retained some would have to be lost to accommodate the new driveway, as well as trees to the eastern side of the existing garden to make way for the new property. It is considered that the loss of these trees would also be harmful to the amenity of the area.

The trees that are shown to be retained would be very close to the proposed dwellinghouse and so, if development were to be permitted, there could be a case put forward for their removal at a later date, thereby increasing the harm of the proposed development.

Residential Amenity

The proposed dwellinghouse would be sited approximately in line with No.42 Sandygate Park Road and it is considered that the development would not result in unacceptable levels of overlooking or overshadowing in this direction. Properties on the opposite side of Sandygate Park Road are at a higher level and partially screened from the site by street trees. It is thereby considered that unacceptable levels of overlooking or overshadowing would not occur in this direction either.

The proposed dwellinghouse would be sited closest to the triple garage of Casa Feliz. As such it is considered that the proposed development would not result in unacceptable levels of overshadowing to main habitable rooms within Casa Feliz.

Given the position of the proposed dwellinghouse in relation to the existing property it is also considered that the proposed development would not result in overlooking between main habitable room windows.

Some overlooking of the rear garden area of the proposed dwellinghouse may occur, given the forward position of this property and the proposed boundary treatment (tree planting). However this could be overcome by the erection of a boundary fence/ hedge.

Given the forward position of the new property, and the close proximity of the driveway of Casa Feliz to the side of the proposed dwellinghouse it is considered that occupants of the new property may be disturbed by general comings and goings at Casa Feliz. The applicant has indicated that the new property would be occupied by relatives; however this may not always be the case. In this respect it is considered that the proposal constitutes an overdevelopment of the site and would be contrary to UDP Policy H14.

Highway Issues

The site would be accessed from Sandygate Park Road via its own driveway which would be adjacent to the existing driveway for Casa Feliz. The plans indicate that there would be adequate room within the site to park and turn two cars. The plans also indicate that the driveway would be covered with gravel.

Highways Development have stated that the principle of the proposed development raises no highway safety concerns and have stipulated conditions that should be attached to any consent. They have also stated that the proposed loose gravel covering for the drive is unacceptable as gravel tends to be dragged onto the highway.

SUMMARY AND RECOMMENDATION

Planning permission is sought for the erection of a detached dwellinghouse within the grounds of Casa Feliz. This is a sizeable villa style property, whose character is enhanced by the large lawned grounds in which it sits.

It is considered that the proposed development would be harmful to the character and appearance of the existing property. The development would be sited in front of the existing property and would appear to be squeezed onto the site.

The development would also necessitate the removal of several mature trees, which in turn would have a harmful impact upon the wider street scene.

Given the close proximity of the two dwellings and the forward siting of the new property, comings and goings at Casa Feliz would be likely to result in undue noise and disturbance to the occupiers of the proposed dwellinghouse.

It is considered that the proposed development would be contrary to UDP Policy H14 and so it is recommended that planning permission be refused.

Case Number 09/02705/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse

Location Curtilage Of 2 Rundle Road Stocksbridge Sheffield S36 1FQ

Date Received 24/08/2009

Team NORTH & WEST

Applicant/Agent P Dimelow

Recommendation Grant Conditionally

Subject to:

1 The development must 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 must be carried out in complete accordance with the following approved document DAS -709- 1 received on 24 August 2009 from P Dimelow dated July 2009 unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

3 The dwellinghouse 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.

4 The dwellinghouse shall not be used unless the car parking accommodation for 2 vehicles 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.

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

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

In the interests of the visual amenities of the locality.

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

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

To ensure satisfactory drainage arrangements.

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008, Part 1 (Classes A to H 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 dwellinghouse shall be constructed without prior planning permission being obtained from the Local Planning Authority.

In the interests of the amenities of occupiers of the adjoining property, bearing in mind the orientation and proximity of No. 2 Rundle Road.

74 Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting

and to all relevant material considerations, including Supplementary Planning Guidance.

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.

75 Site Location

LOCATION AND PROPOSAL

The application relates to part of the rear garden curtilage of 2 Rundle Road, a 2½ storey detached house in Stocksbridge. No. 2 Rundle Road occupies a corner plot and is ‘sandwiched’ between Rundle Road to its east and Coronation Road to its west. The house sits relatively central within its plot with generous front and rear gardens. Its front garden converges to a point at its northern end. The site slopes in a westerly direction from Rundle Road falling by approximately 5m across its length. The site benefits from generous landscaping with high hedging along its eastern boundary facing Rundle Road and a row of pollarded trees along its Coronation Road frontage and southern boundary. A dry stone wall encloses much of the site. An integral garage with ramped access provides off-street parking for two vehicles. This is provided to the west of the site off Coronation Road.

The application site covers an area of some 0.04 hectare and is situated within a Housing Area. The general character of the area is made up of an eclectic mix of

76 different house styles ranging from large two/three storey detached properties to traditional rows of Victorian terraces. To the south of the site is a pair of 2 ½ - storey semi-detached houses (4-6 Rundle Road) and to its south west a 1 ½ - storey detached property (13 Coronation Road). The ground level of No. 4 Rundle Road is approximately 1m higher than the application site. Attached to the side of this property is a split-level extension that comprises a ground floor garage/storeroom and habitable accommodation above. Across Rundle Road to the east is the side gable wall of an end terrace property (19 Albany Road) and across Coronation Road to its west is a belt of trees.

Full planning permission is being sought to sub divide the plot and erect a 4 bedroom detached house within part of the property’s rear garden. The proposed house would be split levelled with two storey facing Coronation Road and single storey facing Rundle Road. A private enclosed garden of some 115 square metres would be provided to the rear of the property, separated from the property’s existing rear patio area by a vertical timber fence. A proposed hardstanding to the south-west of the site would provide parking for 2 off-street vehicles, accessed from Coronation Road.

RELEVANT PLANNING HISTORY

91/01849/OUT – Erection of three flats – Granted 28/01/92

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

The site is identified within the Sheffield Unitary Development Plan as a Housing Area where housing is the preferred use (Policy H10 refers).

Policy H14 of the UDP relates to conditions on development in housing areas including matters of design, amenity and highway safety.

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

Principle of development.

The application site is situated within a housing area where under Policy H10, housing is the preferred use. Subject to satisfying the conditions listed under Policy H14, the principle of sub-dividing the plot to provide a single detached house does not raise any policy objections.

77 Highway Issues

At present, No. 2 Rundle Road has parking for two off-street vehicles; one within the integral garage and the other on the driveway to the front of this garage. The proposal does not affect this level of provision.

With regard the proposed house, the submitted drawings show parking for two off- street vehicles would be provided. These would be provided to the north western corner of the site adjacent to the property’s existing parking area off Coronation Road. The access and parking arrangements are considered to be acceptable with the development unlikely to lead for pressure for on-street parking on the adjacent highways that would be prejudicial to highway safety. Two highway conditions are recommended, one seeking 2m by 2m visibility splays and the other that the car parking be provided in accordance with the details of the plans and thereafter retained.

Design Issues

The plans show the house would be split levelled given the fall in ground levels with two storey facing Coronation Road (7.2m to ridge) and single storey facing Rundle Road (5.4m). The house would be roughly rectangular in shape measuring 11.5.m (length) by 9m (width) with its principal elevations facing towards the two highways. It would be sited more towards Coronation Road than Rundle Road in order to reflect the building line along Coronation Road and allow for a generous rear garden area (some 115 square metres). Features of the property include a projected gable near-shot, heads and cills and front porch. It would be constructed in red brick with a tiled roof.

The application was submitted with the benefit of officers’ advice prior to the design and siting of the house being drawn up. Officers were conscious to ensure that the house sits comfortably within the context of the site and related well with the three neighbouring dwellinghouses. In officers’ opinion, the submitted scheme shows that this has been successfully achieved with the house considered to relate well with the three adjacent properties. It is considered that the house is of acceptable design quality with a number of features that would add visual interest to the property and streetscene. The house is considered to be well proportioned with strong vertical emphasis, particular along its front elevation. The siting of the house towards Coronation Road is welcomed so that is forms a continuous line of three properties along this road frontage and also allows for a generous rear garden commensurate to the size of the property. A condition seeking the submission of materials should be attached to ensure an appropriate form of development.

Residential amenity

It is not considered that the occupants of neighbouring properties would be adversely affected by the proposed development. It is accepted that the development involves the loss of a substantial part of No. 2’s rear garden. However, this property would still benefit from a generous front garden and a 75 square metre rear patio garden. The garden retained for the host property would therefore be adequate to meet the requirements of the occupants. In terms of

78 privacy and outlook, although No. 2 Rundle Road has a number of principal windows that face onto the development site, the proposed siting of the house would mean that the majority of these windows would overlook onto the property’s rear garden and not directly onto the house. Additionally, where windows would face onto the proposed dwellinghouse, the rooms to which these windows serve are also lit by side windows of the property. Any affect of this property’s residential amenity in terms of loss of outlook or overlooking would therefore be minimal.

In terms of No. 4 Rundle Road, this property is elevated from the application site by approximately 1m with its raised patio area screened by high stone walling and fencing along the common boundary. Inspection of this property found that the room most affected by the development (ground floor side and rear windows) serve a garage and storeroom and are obscured glazed. While this property has windows within its principal side gable wall facing the site, some of which appear to be principal windows, the rooms that these windows serve are also lit by front and rear windows or at a height (upper floor attic window) that would overlook the top of the proposed house.

In terms of 13 Coronation Road, this property has been extended (1 ½ storey) to its side with a garage at ground floor and a dormer bedroom within the roof space. Although two small windows have been inserted within its side elevation that provides additional light to the bedroom, the main source of light and outlook is from the large dormer window that faces Coronation Road. Any affect on this property’s amenity as a result of the development would therefore be minimal.

Officers are also satisfied that neither of the two properties (No. 4 and 13) would be adversely affected by overshadowing given the siting of the proposed house to their north.

It is nevertheless recommended that a condition be attached that removes the property’s ‘PD’ rights given the proximity between No. 2 and the proposed dwellinghouse, where any future extension if not properly controlled could adversely affect the occupants of the host property, particular in terms of outlook.

SUMMARY AND RECOMMENDATION

Full planning permission is being sought to erect a 4-bedroom house within part of the rear garden of No. 2 Rundle Road. The plans show the erection of a split- levelled house with accommodation taken over two floors. It is considered that the proposed house is acceptable from a design point of view and would not adversely affect the residential amenity of neighbouring properties. It is considered that the proposed house would sit comfortably within the context of the site and street, whilst retaining an adequate garden for No. 2.

Policies H10, H14 and BE5 of the UDP are considered met and the application is recommended for approval subject to the conditions listed.

Case Number 09/02627/FUL

Application Type A Full Planning Application

Proposal Demolition of existing building and erection of 14 flats in 2 x 2 storey buildings linked with communal lift, staff facilities, communal lounge, associated car parking accommodation and landscaping

Location 144 Grimesthorpe Road Sheffield S4 7HE

Date Received 17/08/2009

Team NORTH & WEST

Applicant/Agent South Yorkshire Housing Association

Recommendation Grant Conditionally subject to Legal Agreement

Subject to:

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

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

In order to ensure an appropriate quality of development.

3 The first floor windows on the elevation of the building facing south shall be glazed with obscure glass to a minimum privacy standard of Level 4 Obscurity 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 The existing landscaped areas within the site shall be retained and protected from construction activity. Any damage during construction / demolition works shall be made good to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

5 The development shall not be used unless suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, have been provided but, before such access and facilities are provided, full details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

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

6 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

7 The soft landscaped areas shall be managed and maintained for a period of 5 years from the date of implementation and any plant failures within that period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

8 The existing landscaped areas within the site shall be retained and protected from construction activity. Any damage during construction / demolition works shall be made good to the satisfaction 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 Prior to the development commencing, full details shall have been submitted to and approved in writing by the Local Planning Authority for the Sustainable Drainage Systems detailed in the Sustainable Statement. The approved drainage systems shall be installed and thereafter retained.

To ensure satisfactory drainage arrangements.

11 Prior to the development commencing, details shall have been submitted to and approved in writing by the Local Planning Authority of the

81 strategy/management arrangements for refuse collection (particularly the wheeling of bins to a holding/collection position if required). Refuse collection shall be undertaken in accordance with the above-mentioned approved arrangements upon occupation of the development and thereafter,

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

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

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

13 The shall not be used unless the cycle parking accommodation for **** 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.

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

In the interests of the safety of road users.

15 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.

16 The building shall not be used unless the car parking accommodation for 6 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.

17 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.

18 The development must be carried out in complete accordance with the following approved documents, (details received on 10th November 2009 and drawing numbers:

AO07 1.04B AO07 3.10 AO07 2.07A AO07 2.08A AO07 1.07C SK1 SK20 SK23 SK24 SK27)

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting BE6 - Landscape Design BE9 - Design for Vehicles H5 - Flats, Bed-sitters and Shared Housing H7 - Mobility Housing H8 - Housing for People in Need of Care H10 - Development in Housing Areas H15 - Design of New Housing Developments CS40 - Affordable Housing CS63 - Responses to Climate Change CS64 - Climate Change, Resources and Sustainable Design of Developments CS74 - Design Principles

and to all relevant material considerations, including Supplementary Planning Guidance.

83 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.

You should apply for a consent to: -

Highways Adoption Group Development Services Sheffield City Council Howden House, 1 Union Street Sheffield S1 2SH

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

The notice should be sent to:-

Sheffield City Council Highways and Transport Division Howden House 1 Union Street Sheffield

84 S1 2SH

For the attention of Mr P Vickers

Please note failure to give the appropriate notice may lead to a fixed penalty notice being issued and any works on the highway being suspended.

4. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

85 Site Location

INTRODUCTION

The applicant has been working with the Council’s Hostel Reprovision Team to provide appropriate modern accommodation for people with learning disabilities. This application is one of three applications that are currently being assessed by the Local Planning Authority. The other two sites are located on Malinda Street and Warminster Road and all three sites include the demolition of out dated buildings that were used for the same purposes.

86 LOCATION AND PROPOSAL

The building and grounds which are the subject of this application, are sited on a corner plot between Grimesthorpe Road, Earldom Road and Ellesmere Road. The site is currently occupied with a two storey brick and tiled building that sits closer to Grimesthorpe Road than Ellesmere Road. The property is set within modest grounds that cover approximately 0.27 hectares of land and is approximately 1 mile from the city centre.

The land slopes down significantly from the west to the east and there is also a gentle slope up from south to north. Various trees and mature foliage line the boundaries on three sides and the boundary between the neighbouring property is a brick wall and attached garages. Steps also run down between the garages and the existing building. These provide an access between Grimesthorpe Road and Ellesmere Road.

The plot of land houses a large rectangular brick and tile building that was previously used to house people with learning disabilities. The building has been derelict for several months and the occupants have been temporarily relocated.

The land is wholly within a residential area and is surrounded by residential properties on all sides except the land to the east. This is an area of informal open space.

The surrounding buildings vary greatly in their age, size and architectural style. The streetscene boasts a wide range of architectural styles that use a variety of materials; however, the streetscene is characterised by mostly bland and uninspiring structural forms that define 1970’s architecture.

The property is situated within an area which is defined as a Housing Area in the Unitary Development Plan. The proposal seeks to demolish the existing building and replace it with modern living accommodation that will meet the needs of the specified user group defined by South Yorkshire Housing Association.

The proposed development comprises two apartment blocks of two storeys in height connected by a lift shaft. The block would only be marginally bigger than the existing in terms of its footprint, built form and massing. The site would introduce various landscaped areas to be used as communal open space, and a car parking arrangement that allows vehicles to drive in and out in a forward gear. The overall residential character of the site would be retained.

RELEVANT PLANNING HISTORY

There is no relevant planning history associated with this application.

SUMMARY OF REPRESENTATIONS

There have been no representations received in connection with this application.

PLANNING ASSESSMENT

Relevant National and Local Planning Policies and Guidance

BE5 – Building Design and Siting BE6 – Landscape Design BE9 – Design for Vehicles H5 – Flats, Bed – Sitters and Shared Housing H7 – Mobility Housing H8 – Housing for People in Need of Care H10 – Development in Housing Areas H14 – Conditions on Development in Housing Areas H15 – Design of New Housing Developments H16 – Open Space

The Core Strategy has recently been adopted and several policies are also relevant to the proposed housing scheme. These policies are:

CS40 – Affordable Housing CS74 – Design Principles CS63 – Response to Climate Change CS64 – Climate Change Resources and Sustainable Design of Development

Accordingly, all the above national and local policies and guidance are discussed where appropriate in the subsequent report.

Design Issues and Related UDP Policies

88 The surrounding area is a mixture of two and three storey buildings that are set out in a linear fashion. The materials used are a variety of coloured bricks, render and wood cladding.

This application seeks permission for a two storey building that would be separated into two blocks and joined by a lift shaft and a small ground floor storage area. The building would have a similar footprint to the existing building and would use materials that reflect the built form of the surrounding area.

Each block would comprise 7 self contained units, a communal area and a room designated as a ‘sleep in’. The sleep in is a small room that can be used on occasions when a carer may be required over night.

The building would be set within landscaped grounds that would provide some communal outdoor living space. Moreover, the existing access drive and car parking would be rearranged to provide better car parking for staff and visitors and a better driveway that would allow mini buses and day care vehicles to travel in and out of the site in a forward gear.

The UDP requires new development to be of an appropriate scale, built form and massing that would not harm the character of the surrounding area. The property is also within a Housing Market Renewal Area and a very high standard of design is therefore required to help facilitate the future redevelopment of the area.

The topography of the site is such that from Grimesthorpe Road the building would be two storeys in height whilst the eastern elevation from Ellesmere road would be almost three storeys. Similarly, as the land slopes slightly up to Earldom Road, the overall massing would be reduced when viewed from the public highway, Earldom Road. The buildings relationship to the neighbouring properties would be very similar to the existing building and would not be any higher than the neighbouring properties. The property would be a continuation of the existing streetscene along Grimesthorpe Road and as such, it is considered that the building would enhance and compliment the surrounding area.

The buildings shell has had to be designed to meet the Code for Sustainable Homes Level 3 to enable funding for the project. The building will have a good sustainable shell and together with photo voltaic panels on the roof and the sustainable drainage system, the proposed building meets and exceeds the criteria stipulated in Core Strategy policies CS63, CS64 and CS65.

The materials proposed are brick, tile, weatherboard and block/render. The materials can be found on the surrounding buildings and would not be alien to the area. The weatherboard and render would give the building a more contemporary feel and with the inclusion of colour the proposal would positively enhance this corner plot.

89 compliant with the criteria stipulated within policies BE5, BE6, H8, H14 and H15 of the UDP and policies CS64 and CS74 of the Core Strategy.

Access and Mobility Issues

Policy H7 ‘Mobility Housing’ encourages the provision of a proportion of mobility housing, which is general purpose housing, suitable for easy adaptation to provide access for disabled people.

Owing to the nature of the housing, the end user will be chosen by South Yorkshire Housing Association and other facilities exist within their portfolio that would be better suited for a disabled user. However, two apartments fully comply with the Councils guidelines for Mobility Housing and all others can be adapted to suit individual needs.

Access to and from the building complies with British Standards and internal provisions have been made for persons who may become disabled, or for visitors and staff. Given the nature and use of the building, the provisions made for disabled persons have been proportional to the end user requirements. The proportion of units specifically designated for disabled persons is limited so as not to compromise the living conditions for the specific user group.

The provisions made exceed the requirements of building regulations part M. It is therefore considered that the proposal provides sufficient mobility housing to meet the requirements of UDP policy H7.

Landscaping

Amenity Issues and Relevant Planning Policies.

The building is of a similar massing and built from to the original building, however, the building will provide living accommodation for 14 persons instead of 23. The living accommodation is therefore larger than existing and provides a high standard of living accommodation. The accommodation is sizable enough to allow for

90 various modifications should any person have any specific requirements. (For instance, all bathrooms are big enough to accommodate a bath instead of a shower.) The self contained units have Juliet balconies which provide good natural light into the lounge areas. They also provide a good connection with outside which is considered to be beneficial to the health and well being of the occupants.

As the overall scale and massing is similar to the existing building, it is not considered that the proposal would be detrimental to the living conditions of the neighbouring properties in terms of loss of natural daylight and/or overbearing/ overshadowing. Furthermore, although the height is marginally greater than at present, there is a large garage and approximately 16.5 metres distance between the proposed building and the gable wall of the neighbouring property.

The windows would all be a minimum distance of 21 metres away from any neighbouring properties, apart from those on the south elevation. At first floor level, the windows provide light to a bathroom or provide a secondary source of light to lounges and kitchens. The first floor windows could, therefore, be conditioned to be obscure glass. With such a condition attached to any approval, the proposed windows are not considered to overlook any private amenity space or infringe upon the privacy of the neighbouring properties.

The windows would not overlook any private amenity space and the buildings siting and overall built form is not considered to deprive any neighbouring residents of natural light. In this respect the proposal is considered to be fully compliant with the conditions outlined in UDP policy H14.

Provision of Open Space

The site is situated within the Burngreave Area which has been marked as an area which is deficient in both informal and formal public open spaces. UDP policy H16 ‘Open Space in New Housing Developments’, requires the developer to contribute to the provision, or improvement of, informal open space within the surrounding area.

In this instance, the catchment areas for informal and formal space are well below the minimum guidelines required, and therefore a contribution is required. The financial contribution required is £6416.90 and such a sum will be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

Highways Issues and Related Policies

UDP policy H14 ‘Conditions on Development in Housing Areas’, states that development will be permitted where:

“d. it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians; and

91 h. it would comply with Policies H16, LR8 and T28;”

The Highways Authority has been consulted and consider the development to be acceptable. The driveway and parking accommodation is considered to be an improvement on the existing as a vehicle can enter and exist the site in a forward gear. Moreover, the building would be sited next to a main bus route and is therefore considered to be sufficiently served by public transport.

SUMMARY AND RECOMMENDATION

The proposed development is considered to be of a scale and massing that is appropriate to the residential character of the area. The materials would compliment the surrounding building whilst enhancing the overall character of the area. Furthermore, the proposal would significantly improve the living conditions of the users with high quality internal and external environments.

The proposed building is considered to be appropriate for the site and a welcomed improvement to the Housing Market Renewal Area. Furthermore, with a high quality building shell and various sustainable features, such as the photo voltaic panels and the sustainable drainage systems, the proposal is considered to meet the requirements of both UDP policies and those stipulated in the Core Strategy.

HEAD OF TERMS FOR LEGAL AGREEMENT

The applicants have not, at the time of drafting this report submitted a section 106 agreement and therefore the scheme does not comply with UDP policy H16.

The application is considered acceptable in relation to all other matters and therefore, a dual recommendation is appropriate in this case.

It is recommended that the Board grant conditionally in accordance with additional information received on 10th November 2009 subject to receipt of a signed legal agreement to secure:

A financial contribution in the sum of £6416.90 towards the improvement and enhancement of open space in the area of the application site, in accordance with policy H16 of the UDP

92 In the event that a satisfactory S106 planning obligation covering the Heads of Term set out in the preceding paragraph is not concluded before 8th December 2009 (in order to meet the Government’s target time for the determination of the application), it is recommended that the application be refused for the failure to make adequate provision in this regard.

Case Number 09/02512/RG3

Application Type Application Submitted by the Council

Proposal Refurbishment of disused school for use as education centre and education support services (Office Use) including alterations to car parking accommodation (Full application under Reg. 3 - 1992)

Location Watermead Nursery & Infant School Barrie Crescent Sheffield S5 8RJ

Date Received 06/08/2009

Team NORTH & WEST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

1 The development must 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 use commences, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

3 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.

94 4 Notwithstanding the submitted plans, prior to the development becoming occupied, suitable and sufficient, secure and sheltered bicycle/motorcycle parking accommodation (plus storage/changing facilities) shall have been provided in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority (ideally avoiding the use of “butterfly” systems which have a tendency to buckle wheels). Thereafter the bicycle/motorcycle parking shall be retained/maintained for the sole purpose intended.

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

5 All vehicle and pedestrian areas within the site shall have been surfaced and drained to the satisfaction of Local Planning Authority prior to occupation.

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

6 Prior to the development becoming occupied, the car parking accommodation and vehicle manoeuvring areas shall have been provided in accordance with the approved plans, surfaced, drained and formally marked out to the satisfaction of the Local Planning Authority and thereafter retained/maintained for the sole purpose intended.

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

7 Notwithstanding the submitted plans, full details shall have been submitted to and approved in writing by the Local Planning Authority of the tactile paving guiding pedestrians across the car park, to ensure correct alignment. The paving shall have been provided in accordance with the approved details prior to occupation.

In the interests of pedestrian safety.

8 The development must be carried out in complete accordance with the following approved documents, site area drawing received on 2.9.2009 and drawing nos. AL(0)01, LL(9)01, WM01-FE-01 Rev A, unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

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

95 and to all relevant material considerations, including Supplementary Planning Guidance.

Site Location

LOCATION AND PROPOSAL

Watermead School is located to the rear of residential properties off Barrie Crescent, Herries Road, Moonshine Lane and Moonshine Way at Longley.

96 The former primary school use of the building has ceased following its merger with Watercliffe Meadow School at Boynton Road. Watermead School is currently being refurbished for a mixed use of various educational activities and an educational support service.

Vehicular access to the school is gained via a shared access from Barrie Crescent between nos. 22 and 24 Barrie Crescent. The school’s access drive leads to a small parking area alongside the school.

The proposal seeks full planning permission for the change of use of part of the building (approximately 464 sq metres) for educational support service purposes. The proposal does not involve substantial works to the building. The proposal includes widening and extending the existing driveway within the school grounds to provide additional car parking accommodation, repositioning a security fence and landscaping works.

RELEVANT PLANNING HISTORY

In 2004 planning permission was granted for alterations to a porch to form a parent’s room (application no. 04/01915/FUL refers).

SUMMARY OF REPRESENTATIONS

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

- generally it is a good idea to turn the old school into a learning centre; - issue of parking and number of spaces should be looked at closely, poor land drainage; - concerned about run-off with rain water from any parking spaces and its impact, the school field has poor drainage; - request survey on potential usage restricted to possible uptake and not oversubscribed in terms of parking spaces.

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the school building, car park, caretaker’s house and land to the south of the school building as being within a Housing Area. The remainder of the site lies within an Open Space Area.

The use of part of the school building as offices in connection with the educational support service is an acceptable use in principle within this Housing Area (Policy H10 refers).

Highway Issues

Part of the existing drive is proposed to be widened from 4.5 to 11.5 metres to provide 14 car parking spaces to serve the educational uses and the proposed educational support service use of the building.

There are no highway objections to the proposal subject to appropriate conditions to secure details and cycle parking facilities.

Effect on the Amenities of Residents and the Locality

There are residential properties either side of the access to the site and the rear gardens of residential properties adjoin the boundaries of the application site. The rear garden boundaries of properties off Herries Road and Barrie Crescent are approximately 23 metres from the proposed car parking area.

It is considered that the noise and disturbance generated from the continued use of the access and the use of the additional parking bays associated with the movement of vehicles to and from the proposed car park will not be so significant as to cause disamenity to the living conditions of adjacent and nearby residents.

The proposed use of the building will not cause significant noise or nuisance to nearby residents.

There are existing drains on the driveway capturing surface water run off from the drive and parking areas. Whilst the proposal slightly increases the extent of hard surfacing within the site, the proposal will not significantly affect land drainage within the site.

It is considered that the proposed development will not significantly harm the amenities of nearby residents or the locality.

The proposal complies with Policy H14 of the UDP which relates to development in Housing Areas including matters of amenity, design and highway safety.

RECOMMENDATION

It is recommended that planning permission is granted subject to conditions.

Case Number 09/02361/REM

Application Type Approval of Reserved Matters

Proposal Redesign and refurbishment of existing bowl building, details of design, external appearance and landscaping (Units 1 to 4)

Location Land And Buildings East Of Railway Kilner Way Sheffield

Date Received 22/07/2009

Team NORTH & WEST

Applicant/Agent AEW Architects

Recommendation Grant Conditionally

Subject to:

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

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

4 Notwithstanding the submitted plans, full details of the entrance into the units shall be submitted to and approved in writing by the Local Planning Authority before development commences. Thereafter the development shall be carried out in accordance with the approved details.

99 In order to ensure an appropriate quality of development.

5 Details and specifications of the following items shall be submitted to and approved in writing by the Local Planning Authority before they are installed on the shop fronts:

(i) signage; (ii) external illumination; (iii) illumination of the display boxes

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

In order to ensure an appropriate quality of development.

6 Details and specifications of the following items shall be submitted to and approved in writing by the Local Planning Authority before the units are brought into use:

(i) manifestation of the glazing

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

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

7 Notwithstanding the submitted plans, the landscaping scheme for the development is not approved. Before any work on site is commenced, an amended comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the local planning authority Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the local planning authority

In the interests of the amenities of the locality.

8 The development must be carried out in complete accordance with the following approved documents drawing number W2910 P3-01 C, W2910P3- 04, W2910P3-00, W2910P3-02, W2910 P3-05, W2910 P3-03 unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

100 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 and adopted Core Strategy set out below:

S10 - Conditions on Development in Shopping Areas S11 - Design of Retail Development BE5 - Building Design and Siting

and to all relevant material considerations, including Supplementary Planning Guidance.

101 Site Location

LOCATION AND PROPOSAL

Planning permission has been granted for the redevelopment of the Kilner Way retail park and work on this is well underway.

The site is situated on the south side of Halifax Road, accessed by the Kilner Way estate road. Gala Bingo is located to the south of the site and the former bowling alley was adjacent to the railway to the west. Residential properties are located on the opposite side of Halifax Road to the north and also to the east and south on Binsted Avenue, Binsted Close and Binsted Crescent. These dwellings are elevated above the site with a steep rock face between the site and dwellings on Binsted Avenue.

Due to Gala Bingo’s desire to remain on the site an alternative scheme was granted planning permission in 2006 and 2007 which involved the redevelopment of the site of the bowling alley on the western side of the retail park, leaving Gala

102 Bingo in situ. This scheme was in outline with details of access and layout approved at that stage.

A reserved matters application has now been received for the appearance and landscaping of the site.

The site is identified on the Unitary Development Plan Proposals Map as being within a Retail Park.

RELEVANT PLANNING HISTORY

Planning permission was granted in March 2003 for the redevelopment of the retail park under application reference 02/00051/FUL. This scheme involved the redevelopment of the site of Gala Bingo but leaving the bowling alley in place. Subsequent applications have been made for minor alterations to this scheme under application reference 08/00623/FUL and a further application has just been received – 09/03524/FUL.

Outline planning permission was granted for the redevelopment of the retail park, including the redevelopment of the Superbowl building but leaving the Gala Bingo building under application reference 06/00846/OUT and this was then amended by application 07/02613/OUT.

SUMMARY OF REPRESENTATIONS

2 letters of representation have been received. One of the letters is from the Don Valley Railway group objecting to the development as it would be on the site that has been identified as having potential for a railway station for Wadsley Bridge.

The other letter is from a local resident objecting to the loss of mature trees within the site, the appearance of what has been built and the stability of the rock face.

PLANNING ASSESSMENT

There is no objection to the principle of development on this site as this has previously been granted planning permission. What needs to be determined by this application is the external appearance of the units on the site of the former bowl building (marked as Units 1 -4 on the submitted plans) as well as details of the landscaping scheme for this part of the site.

UDP Policies S10, S11 and BE5 are relevant to the design and appearance of buildings within retails parks. These policies seek to ensure that buildings are well designed and provide access for people with pushchairs and people with disabilities.

Appearance

The external appearance of the units has been lead by the appearance of the units that have already been erected on the opposite side of the access road into the retail development.

103

The units have been designed with vertical elements of glazing above the entrance doors which would project to create a ‘display box’ for each retailer. These features break up the overall mass of the building and provide the retailer with good window dressing opportunities.

Between the glazed areas would be a mixture of black and beige cladding. To the rear, the lower portion of the building would be of brick construction with feature brick banding and cladding to the upper portion of the building.

A glazed canopy would also run between the units.

Each of the units would have a level threshold with ample clear opening width to for push chair and wheel chair users.

It is considered that the appearance of the units would be in keeping with what has already been erected and in these respects the development would accord with UDP Policies BE5, S10 and S11.

Landscaping

The applicants have asked for landscaping to be considered at this stage and detailed landscape plans have been submitted. These are largely deemed to be acceptable. However additional tree planting along the western side of the access road; within the car park; between the car park and the units as well as along the Halifax Road frontage has been requested. It is thereby recommended that should planning permission be forthcoming a condition be attached to any consent requiring the submission of further detailed plans.

Highways

Details of the access and layout have previously been approved and the plans raise no highway safety concerns.

RESPONSE TO REPRESENTATIONS

Planning permission has already been granted for the redevelopment of the retail park, including the redevelopment of the bowling alley building. When outline planning permission was granted for the development it did not include the provision of a railway station, nor was this a requirement of the consent. As this application is for reserved matters a refusal of the application on this basis cannot be justified.

SUMMARY AND RECOMMENDATION

A reserved matters application has been submitted for the appearance and landscaping of part of the retail development at Kilner Way.

104 The units would have a similar appearance to the units that have already been erected on the retail park. These details are deemed to be acceptable and the proposal is considered to be in accordance with UDP Policy S10, S11 and BE5.

The landscaping scheme is considered to be largely acceptable, however further planting within the car park and around the periphery of the site are required and so it is recommended that a condition be attached to the consent requesting further details to be submitted before the consent is implemented.

It is thereby recommended that planning permission be granted with conditions.

105

Case Number 09/01956/CHU

Application Type Planning Application for Change of Use

Proposal Use of agricultural land as equestrian, construction of a menage, retention/extending existing shelter/stables

Location Land 150m North West Of Greave House Farm New Hall Lane Sheffield

Date Received 25/06/2009

Team NORTH & WEST

Applicant/Agent Mr R Heathcote

Recommendation Grant Conditionally

Subject to:

1 The development must 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 must be carried out in complete accordance with the approved plans and details received on 14 October, 2009 from Mr Roland Heathcote unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

3 Prior to the commencement of work on site, details of the colour treatment and finishing of the all weather surface and timber post and rail fencing shall be first submitted to and approved in writing by the Local Planning Authority. The work shall then be carried out in strict accordance with these approved details unless first receiving the written express consent from the Local Planning Authority.

In the interests of visual amenity.

4 At no time shall the all-weather exercise area be illuminated by floodlights or other means of illumination.

In the interests of visual amenity.

106

5 Any apparatus or paraphernalia associated with the use such as obstacles and poles shall be removed from the ménage when not in use. Details of the means of storage and their siting shall first be agreed in writing by the Local Planning Authority.

In the interests of visual amenity.

6 The ménage hereby approved shall be for personal use only and at no time shall it be used for business purposes unless first receiving the written express consent from the Local Planning Authority.

In the interests of amenity of the locality.

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment CS71 - Protecting the Green Belt

and to all relevant material considerations, including Supplementary Planning Guidance.

107 Site Location

LOCATION AND PROPOSAL

The application relates to a parcel of former agricultural land (3.08 hectare) that is situated on the eastern side of New Hall Lane, Nr Stocksbridge. The site is designated as Green Belt in the UDP. Across New Hall Lane to the north west of the site is New Hall Farm. This former farmholding includes the farmhouse and collection of traditional stone barns that are currently in the process of being converted into residential use. To the east of the site is Greave House Farm.

Up until 2003, the site was used in connection with New Hall Farm. At this time, the field was subdivided into grassed paddocks for the turn out of horses. To the south eastern corner of the site is a timber constructed horse shelter and hardstanding. A caravan and steel storage container were sited along the south western edge of the site adjacent to the stone wall at the time of officer’ site visit. These have both been removed following discussions with officers.

108 The land slopes down in a northerly direction away from New Hall Lane. To the south is a 1.25m high stone walling. This stone wall forms the boundary with an existing agricultural field that stands between the site and New Hall Lane. Access to the site is from New Hall Lane via a metal field gate. This gate leads onto a 5m bridleway that extends along the top edge of the site and parallel to New Hall Lane. Continuing along this bridleway and accessed through a second field gate is a grassed paddock and stable block belonging to Greaves House Farm.

The applicant is seeking full planning permission to change the use of the land from agriculture to grazing paddocks, construction of a ménage and retention and alteration of the existing horse shelter to provide stables for two horses. The proposed ménage (exercise area) would be rectangular in shape and measure approximately 40m by 20m. It would be located to the south west of the site with its longest side running parallel to New Hall Lane. A timber post and rail fence measuring 1.5m high would enclose the exercise area. No details have been submitted with regard the surface material, although this is generally either a mixture of silica and rubber fibre chippings or wood bark. No floodlights are proposed.

RELEVANT PLANNING HISTORY

No applications have been received with regard the application site. The applicant has provided a short history of the site starting from the time the land was first used as a paddock. As follows:

Separation of fields into grazing paddocks - September 2003 Siting of caravan for storage - October 2003 Construction of horse shelter - September 2004 Siting of steel container - August 2007 Removal of caravan from site - August 2009 Removal of steel container from site - October 2009

SUMMARY OF REPRESENTATIONS

No representations have been received.

PLANNING ASSESSMENT

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

Policy Issues

The property lies within the Green Belt and Policies GE1, GE2, GE3 and GE4 of the UDP apply. Policy GE1 states that development will not be permitted where it would lead to unrestricted growth of the built up area, contribute towards merging of existing settlements, lead to encroachment of urban development in the

109 countryside or compromise urban regeneration. Policy GE2 seeks the protection and improvement of the Green Belt landscape. Policy GE3 relates to new building within the Green Belt. Under this policy, it states that the construction of new buildings will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and outdoor recreation. Policy GE4 requires the scale and character of any development to be in keeping with the area and, wherever possible conserve and enhance the landscape and natural environment.

Relevant government guidance is contained within PPG2: Green Belts and PPS7: Sustainable Development in Rural Areas. With regard PPG2, Paragraph 1.6 states that the provision of opportunities for outdoor recreation near urban areas is a positive role that green belt land can play.

Principle of development

Within the Green Belt, development proposals for outdoor sport and outdoor recreation are one of a small number of uses that are generally viewed acceptable in these areas. Outdoor recreation would include farm-based horse enterprises and essential facilities for the welfare and exercise of horses such as all-weather arenas and stables. The proposal to regularise the use of this land as a paddock, alterations and extensions to the existing horse shelter to form a stable and construction of a ménage should therefore be viewed acceptable.

Highway Issues

The development is not considered to give rise to any highway issues.

Affect on the Character and Openness of the Green Belt

The proposed ménage would be constructed behind the site’s existing high stone boundary wall. Given the positioning of the ménage and distance from the highway (approximately 50m), officers are satisfied that it would not be highly visible from New Hall Lane but when viewed, the nature of the surface should mean that it would be effectively ‘lost’ and have the appearance of a ploughed field.

With regard the proposed alterations and extensions to the existing horse shelter to form the stable, the extent of the work is considered to be minimal and unlikely to have any adverse affect on the open character of the Green Belt. The works to the building include installing stable doors and erecting a small extension to enclose the existing water tank. The proposed treatment to the existing shelter is likely to significantly improve its visual appearance given its current poor and dilapidated condition and would help to improve the landscape quality of the area.

Any affect on the open character of the Green Belt is therefore considered to be minimal. To ensure that the ménage retains its ‘agricultural’ appearance and all associated work respects its Green Belt location, it is recommended that conditions be attached that seek details of the colour treatment of the weather surface and

110 that any equipment used in connection with the ménage, such as jumping rails and posts be stored away when not in use.

SUMMARY AND RECOMMENDATION

The application relates to a 3.08 hectare site that is situated to the east of New Hall Lane. The site is situated in the Green Belt and currently being used for the grazing of horses and is occupied by a small horse shelter.

The applicant is seeking to regularise the use and seek planning permission to change the use from agriculture to paddocks, retention and alteration and extension of the existing horse shelter to provide stables and construction of a ménage.

Essential facilities for the welfare and exercise of horses such as all-weather arenas are one of small number of acceptable uses in the Green Belt. Officers are satisfied with the proposal and do not consider that character or openness of the Green Belt would be adversely affected by the development. The proposed alterations to the existing horse shelter are minimal involving new doors and a small side extension, while the ménage given its siting behind a stone wall would be effectively screened from New Hall Lane and near views. UDP Policies GE1, GE2, GE3 and GE4 and government guidance given in PPG2 and PPS7 are considered to be met and the application is recommended for approval.

111

Case Number 08/05236/CHU

Application Type Planning Application for Change of Use

Proposal Use of field as menage

Location Woodseats Farm 9 Barnes Green Penistone Road Grenoside Sheffield S35 8NA

Date Received 14/10/2008

Team NORTH & WEST

Applicant/Agent Mr D Walker

Recommendation Grant Conditionally

Subject to:

1 The development must 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 must be carried out in complete accordance with the approved documents received on 10 July 2009 from Mr D Walker unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission

In the interests of visual amenity.

4 At no time shall the all-weather exercise area be illuminated by floodlights or other means of illumination.

In the interests of visual amenity

112

In the interests of visual amenity.

In the interests of amenity of the locality.

Attention is drawn to the following justifications:

and to all relevant material considerations, including Supplementary Planning Guidance.

113 Site Location

LOCATION AND PROPOSAL

The application relates to part of a large field that is situated to the south of Woodseats Farm, 9 Barnes Green. The application site is situated to the west of the A61 (Penistone Road), located behind a riding school and fields that abuts the A61. Access is from the A61, which serves the riding school (Barnes Green Riding School) and two other properties (5-7 Barnes Green).

The application site lies within a Green Belt as defined in the UDP and is currently used as a grassed paddock in connection with the keeping of horses. The field extends down from the garden curtilage of Woodseats Farm for approximately 115m until it meets a 1.25m high stone wall that marks its southern boundary. Stretching along the length of the site’s eastern boundary is high dense hedging. This hedging (approximately 3m high) separates the site from the adjoining field that belongs to the riding school.

114 Full planning permission is being sought to construct a ménage (all weather exercise area) to the south east of the field. The proposed ménage would be rectangular in shape and measure 35m by 20m. It would be enclosed by 1.2m high post and rail fencing. The surface would be wood bark. No floodlights are proposed.

The applicant has stated that the ménage is for personal and family use only.

RELEVANT PLANNING HISTORY

The land to the east of the site that adjoins the A61 was granted planning permission in July 1983 for use as a riding school.

SUMMARY OF REPRESENTATIONS

A letter has been received stating that the applicant is not the sole owner of the site with five other persons having an interest in the land. Part of the estate is in fact in the hands of a Trust.

This letter also states that the proposed ménage is not for personal use and would be used in connection with his livery business.

PLANNING ASSESSMENT

Policy Issues

The property lies within the Green Belt and Policies GE1, GE2 and GE4 of the UDP apply. Policy GE1 states that development will not be permitted where it would lead to unrestricted growth of the built up area, contribute towards merging of existing settlements, lead to encroachment of urban development in the countryside or compromise urban regeneration. Policy GE2 seeks the protection and improvement of the Green Belt landscape. Policy GE4 requires the scale and character of any development to be in keeping with the area and, wherever possible conserve and enhance the landscape and natural environment.

Principle of Development

In policy terms, development proposals for outdoor sport and outdoor recreation are generally viewed acceptable within the Green Belt. Outdoor recreation would include farm-based horse enterprises and essential facilities for the welfare and exercise of horses such as all-weather arenas. The proposal to construct an enclosed all-weather area for the personal use of the applicant and his family should therefore be viewed acceptable.

115 Highway Issues

The development is not considered to give rise to any highway issues.

Affect on the character and openness of the Green Belt

The proposed ménage would be constructed to the south eastern corner of the field and benefit from significant screening by the existing high hedging that extends along the site’s eastern boundary. It is unlikely therefore that any part of the ménage would be visible from the A61 given the high level of natural screening, location of the site behind an existing field and distance from the road (approximately 100m).

Any affect on the open character of the Green Belt is therefore considered to be minimal. To ensure that the exercise area retains its ‘agricultural’ appearance and all associated work respects its Green Belt location, it is recommended that conditions be attached that seek details of the colour treatment of the weather surface and that any equipment used in connection with the ménage, such as jumping rails and posts be stored away when not in use.

Other Issues

As required under Article 7 of the Town and Country Planning (General Development procedure) Order 1995, applicants are required to give the requisite notice to everyone who has an ownership interest in land to which the application relates.

On this point, a letter was received detailing that the applicant had failed to notify the other interested parties in the land. Following discussions with officers, this has now been corrected with amended application forms showing Certificate B (Certificate of Ownership) signed and notice served on all relevant parties.

SUMMARY AND RECOMMENDATION

In the Green Belt, development proposals for purposes of outdoor sport and outdoor recreation are generally viewed acceptable. The proposed ménage would be sited to the south eastern corner of the site and effectively screened from the A61 (Penistone Road) by dense and high hedging that extends along the eastern boundary of the site.

Officers are satisfied with the proposed development and consider that it would not harm the openness or character of the Green Belt. UDP Policies GE1, GE2, GE3, GE4 and Core Strategy Policy CS71 are considered to be met and the application is recommended for approval subject to the conditions listed.

116

Case Number 07/04756/FUL

Application Type A Full Planning Application

Proposal Erection of a dwellinghouse (in accordance with amended plans received 12th October 2009)

Location Land Between 151 And 155 Freedom Road Sheffield

Date Received 11/12/2007

Team NORTH & WEST

Applicant/Agent Paul Higgins

Recommendation Grant Conditionally

Subject to:

1 The development must 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 the following samples shall have been submitted to and approved in writing by the Local Planning Authority:

i) proposed facing materials and 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 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 dwellinghouse shall be constructed without prior planning permission being obtained from the Local Planning Authority.

117 In the interests of the amenities of occupiers of adjoining property, bearing in mind the restricted size of the curtilage.

4 The development must be carried out in complete accordance with the following approved documents, plan numbers 27/02/p01 REVISION F, unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas and SPG - Designing House Extensions BE5 - Building Design and Siting

and to all relevant material considerations, including Supplementary Planning Guidance.

118 Site Location

LOCATION AND PROPOSAL

The application relates to a plot of land located between two rows of terraced properties. The land is currently gated and used as a driveway, with a garage to the rear of the site. Outline planning permission has previously been granted for the erection of a dwelling house on the site.

The street scene consists predominantly of terraced properties although there appears to have been infill development of semi detached dwelling houses within the street scene. The site is located within a predominantly residential area and is designated as Housing in the adopted Unitary Development Plan.

The application proposes the erection of a dwelling house. This is a full planning application as the proposal has changes since the submission of the outline permission. The previous application was not heard at Board as the Council’s policy on garden grabbing was not in place at the time of determination.

119 RELEVANT PLANNING HISTORY

07/00391/OUT - Curtilage Of 163 Freedom Road, (Land Between 151 And 153 Freedom Road) Erection of a dwelling house (amended plans received 11.6.07) - GRANT CONDITIONALLY 13/06/2007

SUMMARY OF REPRESENTATIONS

In the first round of neighbour consultation, two letters of neighbour representation were received regarding this application. Concern was raised regarding the following points:

1. The dwelling will result in a loss of light 2. The offshoot will result in a loss of privacy, and was removed from the previous outline application. 3. Exacerbation of on street parking problem

The following non planning considerations were also been raised:

1. The building works will result in disturbance to local residents. 2. The impact of the development on the structural stability of the neighbouring property and the implications of the development on maintenance. 3. Devaluation of property. 4. Personal view of development.

As the plans changed during the course of the application, a second round of neighbour consultation was undertaken and the following comments received from the same addresses, although it appears that during this time one of the property’s occupiers changed:

1. The building process will be noisy and will cause disruption to residents 2. The dwelling will result in a loss of light 3. The dwelling will result in a loss of privacy 4. The dwelling will block access to the gable wall of the adjacent terraces. 5. There will be insufficient parking accommodation for the development.

A further change in the plans resulted in a third round of neighbour consultation being undertaken and there were 4 letters of representation received, two from the same addresses as before and a further two including one from South Yorkshire Housing Association who own the adjacent site.

The following concerns were raised in these letters:

1. The proposal will block the light to the rear of the adjacent property. 2. The proposal will result in a loss of privacy 3. Right of access over land of the neighbouring properties. 4. The constriction works for the proposal will result in disturbance to the neighbouring properties.

120 5. The proposal may affect the structural integrity of the neighbouring buildings. 6. The proposal will turn an end terraced property into a semi detached property. 7. Maintenance issues associated with maintaining the gable wall to the existing end terrace. 8. The building works would exacerbate existing parking problems on street.

PLANNING ASSESSMENT

Principle of Development

The application site lies in a housing policy area in the Adopted Unitary Development Plan. Policy H10 of the Unitary Development Plan has regard to “Development in Housing Areas” and states that residential development is acceptable in principle in such areas.

As the site has been used as an area of garden which also accommodated a garage and driveway, belonging to No.163 Freedom Road, the land is considered to be Brown Field. The principle of developing this land is therefore in accordance with objectives of National Planning Policy Statement 3:

Housing.

The principle of residential development on the site was also established in application 07/00391/OUT. Impact on Residential Amenity

Policy H14 of the Unitary Development Plan is relevant to this assessment and has regard to conditions on development in housing areas and seeks to ensure that new buildings or uses do not lead to an unsatisfactory environment for people living in Sheffield.

The proposed development will, at two storey level meet both the front and rear building lines, which will ensure that the proposal will not result in any unacceptable overbearing in terms of breaching the 45 degree angle.

The application also proposes the erection of 3m single storey rear off shot which will accommodate a dining/kitchen area. This projection will not result in any unacceptable overbearing to the adjacent properties, as the 3m is typical of a single storey rear extension which may be granted at a similar property or indeed could potentially be constructed under permitted development rights. A 2metre high fence could also be constructed under permitted development rights which would be only one metre lower than that of the proposed rear projection.

It is acknowledged that the offshot to No. 155 has two windows to the side elevation facing over the subject site and these are to a kitchen and bathroom. Whilst there is no doubt that the windows would be affected by the development it

121 is not considered that these could be protected as the extension is a ‘new’ addition to the property and the windows are effectively borrowing their amenity from the subject site and a refusal could not be substantiated on these grounds.

The proposal will not result in any unacceptable overlooking. The windows to the front elevation will overlook an already public area and will be no closer to the facing properties than the others in the street scene.

The windows to the rear elevation will direct sightlines down the garden of the subject site. The nearest facing windows from the first and second floor windows will be approximately 25m away, which is sufficient distance to overcome any potential overlooking. A distance of 14m will also be maintained to the rear boundary from the ground floor offshoot.

Following lengthy discussions as to the provision of bin storage for the property it has now been established that the property does indeed have a right of access around the rear, and deeds have been submitted to offer proof of this. The access around the rear will allow for bins to be stored in the garden area and brought round without necessitating their storage on the street. The access around will also allow for garden waste etc to be brought round without needing to go through the dwelling.

The proposal will offer suitable and sufficient external amenity space for the occupiers of the property, in excess of the recommended 50 square metres.

Design

The dwelling will not breach the front building line and the overall design reflects the features of the other dwellings in the street scene in terms of openings, scale and materials and is considered to be acceptable.

The scheme also proposes a forecourt area to the front of the property. There is an ad hoc array of forecourts to the street with some properties having them and other properties opening only onto the streets. The scheme proposed will utilise a low brick wall and railings and this is considered to be a neat addition to the property and will not be detrimental to the overall character of the street scene.

Highways

There is no off street parking provision proposed for the development, and the proposal itself will result in the loss of at least one off street parking space. Whilst this is not a desirable situation, the majority of properties in the street scene do not have off street parking provision and it is not therefore considered that a refusal could be substantiated on these grounds.

RESPONSE TO REPRESENTATIONS

As outlined earlier in this report it is not considered that the proposal will result in unacceptable levels of overbearing or privacy.

122 A rear off shot was removed from the previous outline application to create sufficient amenity space for the property, rather than due to concerns of overbearing or overlooking.

The on-street parking problem is noted however, as discussed earlier there are relatively few other properties in the street scene with off street parking and therefore a refusal could not be justified on these grounds, nor is there scope for off street parking to be accommodated on site.

The disruption caused by the building works, the structural stability of the property, maintenance, devaluation of the property, access issues, personal views are not material planning considerations and therefore can be given no weight in determining the application.

SUMMARY AND RECOMMENDATION

The proposed new dwelling is considered to be satisfactory in terms of design, form, scale, materials and impact upon residential amenity and is therefore satisfactory with regards the aims of Policy BE5, H10 and H14 of the adopted Unitary Development Plan. A recommendation is therefore made for approval subject to conditions.

123