SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate
REPORT TO CITY CENTRE AND EAST DATE 04/01/2005 PLANNING AND HIGHWAYS AREA BOARD
REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM
SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS
SUMMARY
RECOMMENDATIONS
SEE RECOMMENDATIONS HEREIN
THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED.
FINANCIAL IMPLICATIONS N/A PARAGRAPHS
CLEARED BY
BACKGROUND PAPERS
CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556
AREA(S) AFFECTED
CATEGORY OF REPORT
OPEN 2 Application No. Location Page No.
04/01622/OUT Land At Finchwell Road And Quarry Road 5 Handsworth Sheffield
04/02479/FUL 25-33 Charter Square Sheffield S1 4HS 25
04/02985/FUL Car Park At Meadowhall Centre Sheffield 31
04/03450/FUL Arundel Street Sheffield 40
04/03451/LBC Arundel Street Sheffield 52
04/03459/FUL Land And Buildings At Neepsend Lane, Ball Street And Lancaster Street Sheffield S3 8AF 55
04/03689/ADV Redvers House Union Street Sheffield S1 2JN 71
04/04192/CHU 1 Tudor Square Sheffield S1 2LA 74
04/04223/FUL Site Of Morrisons Supermarket, Catley Road, Greenland Road And Main Road Darnall 80 Sheffield
04/04361/FUL Land At Shepcote Lane, Shepcote Way, Tinsley 89 Bridge And Europa Link Sheffield
3 4 SHEFFIELD CITY COUNCIL
Report Of The Head of Development Services, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 04/01/2005
LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION
*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.
Case Number 04/01622/OUT
Application Type an Outline Planning Application
Proposal Residential development
Location Land At Finchwell Road And Quarry Road Handsworth Sheffield
Date Received 28/04/2004
Team CITY CENTRE AND EAST
Applicant/Agent RPS
Recommendation Grant Conditionally
Subject to:
1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, (d) access and (e) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.
Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.
5 2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
3 The development shall be begun not later than whichever is the later of the following dates:-
(i) the expiration of five years from the date of this decision; or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.
In order to comply with the requirements of the Town and Country Planning Act.
4 The gradient of any access road shall not exceed 1 in 20, unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the safety of road users.
5 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.
6 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;
a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the dwellings are brought into use.
Highway Works required: -The provision of new signals to the Finchwell Road junction of Handsworth Road. -Junction improvements to Oakley Road/ Handsworth Road. Traffic calming to the adjoining roads including Oakley Road, Halesworth Road, Hall Road, Finchwell Road, St Josephs Road, Fitzalan Road and Hendon Street. -The conversion of the Pelican Crossing on Handsworth Road to a Toucan. -Improvements to the existing footway from Finchwell Crescent to St Josephs Road.
6 -Improvements to the existing footways and cycle networks from the north of the site towards Waverley and Orgreave. -Improvements to two bus stops on Handsworth Road including new shelters and lighting on the footway. -Improvements to Quarry Road to make it up to adoptable standards.
To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.
7 At all times that construction work 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.
8 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.
In the interests of the safety of road users.
9 The site shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the site commencing, and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
10 The dwellings shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
11 Prior to any works commencing on site a detailed structural survey of the construction routes into the site shall have been jointly undertaken with the council and the results agreed in writing. Any deterioration in the highway attributable to the construction or remediation works shall be rectified by the developer in accordance with a scheme of works to be agreed with the Local Planning Authority.
7 In the interests of traffic safety and the amenities of the locality.
12 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:
1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car; 2. A package of measures to encourage and facilitate less car dependent living; and, 3. A time bound programme of implementation.
Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.
13 The proposed dwellings shall not be occupied unless approved sound insulation measures to be detailed in a report accompanying any future applications have been implemented and retained in accordance with the details then submitted. A validation report shall then be submitted and approved in writing by the Local Planning Authority following an agreed methodology.
In the interests of the amenities of the locality and occupiers of adjoining property.
14 Prior to the reclamation and mitigation commencing, all works detailed in the reports accompanying this application, which form part of a scheme to protect the occupiers of adjacent dwellings from noise, dust, smell and vibration, shall have been implemented in accordance with the details submitted to the Local Planning Authority and thereafter retained until reclamation and building works are completed.
In the interests of the amenities of the locality and occupiers of adjoining property.
15 The site shall be reclaimed in accordance with the process set out in the reports submitted with this application and this process shall not be varied without the prior written agreement of the Local Planning Authority who then retain the option to vary the process, should circumstances and emergencies dictate. Validation reports shall then be submitted at the completion of each part of the process and no further phase will be brought into use until such reports have been approved. Furthermore, prior to the construction of dwellings on the
8 site, the developer shall submit a final report to the Local Planning Authority as validation of the reclamation process.
To ensure the safe development of the site.
16 One month prior to the commencement of reclamation work on the site, base line monitoring of noise and dust levels around the site shall be carried out in accordance with a scheme to be agreed in writing with the Local Planning Authority. The results of this scheme shall then be reported to the Local Planning Authority on a weekly basis and shall be continued for the duration of reclamation works on site.
In the interests of the amenities of the locality and occupiers of adjoining property.
17 Prior to the development commencing, fencing shall be erected around the site but before such fencing is erected, full details including the type of fencing, its location and the manner of erection shall have been submitted to and approved in writing by the Local Planning Authority. The fencing shall be erected and retained during the works in accordance with the approved details.
In the interests of the amenities of the locality and occupiers of adjoining property.
18 Reclamation, construction of dwellings or other works on site shall not take place outside the hours 0800 to1800 hours Monday to Friday and 0800 to 1300 hours on Saturdays. No work shall take place on Sundays or Bank Holidays
In the interests of the amenities of the locality and occupiers of adjoining property.
19 The sampling of all reclaimed material shall be undertaken at a frequency of 200 cubic metres.
In the interests of the amenities of the locality and occupiers of adjoining property.
20 Any material imported on to the site shall be accompanied by a validation certificate to verify the type of material and chemical constituents.
In the interests of the amenities of the locality and occupiers of adjoining property.
21 In the event of asbestos or asbestos containing materials being uncovered during the reclamation process, it will immediately be reburied and work halted in the immediate and surrounding areas forming an exclusion zone of 20m X 20m. Specialist advice will be
9 sought to arrange for the appropriate classification, removal and disposal of the material offsite.
In the interests of the amenities of the locality and occupiers of adjoining property.
22 Before the remediation phase commences a methodology shall be submitted to and approved in writing by the local planning authority which shall set out the procedure to be followed by the site operator to minimise airborne emissions of dust from the site during the working process and from other parts of the site. This shall include the positioning and height of material stock piles, the method and frequency of dampening down both stockpiles and site and the location of the crushers and other machinery, parking and loading areas of vehicles. The process of chasing out of warm materials and subsequent surface treatment shall be described.
In order to ensure airborne emissions are minimised.
23 Prior to the commenced of the work a plan shall be submitted identifying the siting of buildings, car parking and vehicle waiting areas associated with the reclamation and construction on the site.
In order to prevent traffic problems in the adjoining highways.
24 Before any dwellings are constructed on the site, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. This shall include the land outside the parts of the site on which any dwelling is to be constructed. The scheme shall be carried out in accordance with the approved scheme '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 visual amenities of the locality.
25 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
26 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The
10 volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.
To prevent pollution of the Water Environment.
27 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.
In order to mitigate against the risk of flooding.
28 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
29 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.
In accordance with Policy H16 of the Unitary Development Plan.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments T16 - Management of Traffic Demand
The Government's Planning Policy Guidance Note 3 Housing.
11 This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
Attention is drawn to the following directives:
1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.
If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.
3. The developers' attention is drawn to the attached extract from the South Yorkshire Act 1980, regarding access for the Fire Brigade.
4. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.
5. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.
6. The applicant is advised that before development commences it will be necessary to make an application for a Waste Management Licence to The Environment Agency, Phoenix House, Global Avenue, Leeds LS11 8PG, Telephone Number (0113) 2440191.
12 7. Formal consent regarding works affecting the water course must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) before work on site commence.
8. The applicant is advised that he will be required to sponsor the works involved in extending the Traffic Regulation Orders within the existing highways in respect of waiting restrictions and the 20 mph zone.
Site Location
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T A CE
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D NF
E LOCATION AND PROPOSAL
The site of the application is land previously used partly as a scrap yard and waste tip which lies to the northwest of Quarry Road. The site itself is fairly level. The land slopes away from the site to the northeast down to the Sheffield Parkway, northwest to the Green Belt, the site of the former colliery and to the Orgreave development site in Rotherham. The industry on Finchwell Road and housing on Finchwell Close are on the approximate same levels. To the southwest are the residential streets of Halesworth Road (which backs on to Quarry Road), Hall Road, Oakley Road and Finchwell Road. The access to the site from Handsworth Road comes from this direction along Finchwell Road and Oakley Road. When viewed from the Rotherham,
13 area from the Orgreave development site, the land is elevated and surrounded by trees.
The site is split into two parts. The part the applicants intend to build on was the scrapyard and tip and this is shown as Housing on the Unitary Development Plan Proposals Map. The other part, the adjoining land, is shown Open Space on the map and this is proposed to contain a small length of highway and some surface water drains. The complete site is a mix of open areas, mature trees and poorer quality woodland but with a more open area next to the Parkway used for grazing and which is to remain undeveloped.
The applicants estimate the developable part of the site could accommodate approximately 300 dwellings in a mix which would be determined at the detailed stage. However, the purpose of the outline application process has been to assess the suitability of the site taking account of a number of important factors such as: the suitability and capacity of the highways adjoining the site and the impact of traffic on the amenity of residents and the safety of the procedure to re-process the waste and remaining scrap which has been historically deposited on the site and all the problems of pollution by noise and dust which may impact on adjoining residents.
The applicants have submitted a variety of specialist reports on all of these matters, which are covered in detail in the report.
RELEVANT PLANNING HISTORY
There have been a number of applications in the past related to the former uses which were mainly for the erection of buildings.
Permission, however, was previously refused in 1987 for residential development on the part of the site which was the waste tip area. This was on the grounds of insufficient information, bearing in mind its former use.
SUMMARY OF REPRESENTATIONS
46 individual pieces of correspondence have been received following publicity given to the application. Two rounds of letters were sent out at different stages of the application process and initially notices were displayed on the site boundaries. Handsworth Forum have held two meetings about the site following the circulation of a leaflet in the area.
Six of these letters are from Clive Betts MP expressing support for letters from residents and giving his own views which are that there is not sufficient highway capacity, parking problems for residents which will be caused by parking regulations, there would be access difficulties for existing residents, and that Barratts are not doing enough to tackle the traffic problems. He is concerned also about the reclamation process and how it will be controlled, the lack of affordable or discounted housing, and rented housing.
14 There are 2 letters from residents of Oakley Road, 4 are from Halesworth Road, 4 are from Hall Road, 13 are from Finchwell Road, 13 are from Finchwell Crescent
Four other letters have been recieved from the Ramblers Association, the Campaign to Protect Rural England, the Chair of a local sports club, and a local company in Finchwell Road.
-The great majority of residents oppose the development because of the traffic problems which they believe will be both created and made worse by the building of 300 houses.
-There have already been increases in traffic to the area because of the ASDA supermarket and to put more traffic lights on Handsworth Road will make the situation worse. If there are two cars per household this will be 600 cars
-The estate needs its own access from either the Parkway or Orgreave.
-The traffic surveys have all been done at the wrong time when there is little traffic, including in the school holiday.
-The streets are already full of residents cars.
-There will be build-ups off traffic to enter and leave Handsworth Road to and from Finchwell Road and Oakley Road. Hall Road and Halesworth Road will be used as rat runs if Oakley Road is opened up. The reason it was closed before was people used it to come out on St. Josephs Road. These streets are full of residents cars and movement will be difficult.
-One resident has suggested the house numbers are reduced by half to reduce traffic to manageable levels.
-Some residents are objecting to the traffic management scheme proposed and do not want road humps and yellow lines outside their houses.
-Traffic lights and box junctions will make Handsworth Road a death trap. Traffic cannot be managed by computer controlled traffic lights as was advocated at the public meeting. New traffic lights will cause more accidents.
-The proposed residents car park is not acceptable. Its too far to walk and will be unsafe at night. People want to park in front of their houses. They need to keep a watch on their cars because of crime.
-People off Finchwell Road will park on Hall Road. There will be problems for fire engine access because of the numbers of cars.
-There are many problems at the moment getting in and out of Finchwell Road.
15 -The investment Barratts are making in improving footpaths, bridleways, traffic calming and lights could instead be invested in a new access from the Parkway.
-Finchwell Road cannot take all the new traffic together with the existing from the houses and the industry. It will damage the houses. There are many existing problems here because of the industry and narrowness of the road. Many heavy goods vehicles use it.
-There are already high levels of air pollution in the area, leading to health risks
-The school on Hall Road generates additional traffic in term time.
-There are wider traffic problems at the Parkway junction which have not been taken into account.
-Traffic on Handsworth Road is a major issue and this will make it worse.
-Other houses will be devalued by the development.
-Residents are concerned about exposure of the toxic material which was dumped on the site in the time before effective control. Such pollution causes birth defects. Material will blow off site and fall off lorries despite all the measures they propose. No one knows what is on the site.
-The material blowing off the site will pollute the adjoining land especially the allotments.
-There was no reassurance given by the experts at the public meeting on the 20th October.
-There is a risk to the proposed residents of the site from the ground conditions.
-The development is destroying many trees and habitats for wildlife. There will be nowhere to walk dogs and a pleasant view will be destroyed. The area was nearly made Green Belt when the last UDP was being formulated. The site and surrounding area is open land and people enjoy walking on it. People’s pleasant way of life and the rural character of the area will be destroyed.
-There must be no further expansion of the industrial estate.
-The schools and GP surgeries are full.
- A local sports club are concerned that the development would affect their access to Waverley Lane.
16 -The Ramblers Association have written to support the principle of the development of a brownfield site in preference to a Greenfield site. They believe there should be pedestrian, cycling and horse riding links in the local and wider areas. The site is sustainable in terms of local services, public transport and the road network. A dedicated route from Finchwell Road to Waverley Lane should be provided instead of the current informal path. This would link to paths in Rotherham.
-The Campaign to Protect Rural England support the use of Brownfield land over Greenfield and ask that eventual densities are in the higher range of the 30-50 dwellings per hectare recommended by the Government’s Planning Policy Guidance Note 3. They support the Ramblers Association’s proposals for non-motorised links to other parts of the area. They would like to see a plan for the development of the part of the site not being built on.
-Some residents have written to suggest that housing development on the site is acceptable in principle but ruled out in practice by the highway problems.
PLANNING ASSESSMENT
POLICY ISSUES
The site is located in a Housing Policy Area and Policy H10 identifies housing as the preferred use. This preference is subject to the constraints of the conditions in policy H14 where criteria (d) which refers to highway access and pedestrian safety and (e) which refers to air pollution, noise, other nuisances and risk to health and safety, are particularly relevant to consider.
Policy H16 Open Space in New Housing Developments must be complied with where any new residential development is proposed.
Policy T12 Traffic Calming is relevant also to consider in respect of the highways adjoining the site.
The advice in the Government’s Planning Policy Guidance Note 3, Housing must be considered. Considerations to make are the sustainability of the site including linkages to public transport, footpaths, shops and schools and other amenities such as open space. Sites should also offer choice in types of houses and not provide excessive numbers of car parking spaces. Many of these issues would be addressed at the detailed stage.
The site is Brownfield according to the definition in annex C. A previous use as mineral extraction and waste disposal is specifically mentioned as being part of the criteria and can be clearly applied to this site.
17 The two major issues to address at this stage are to establish that the site can be reclaimed in a safe manner and that the end result will produce a site on which it is safe to build and to live and to ensure that the traffic generated by the development when completed and during the reclamation and construction process can be safely accommodated within the existing highway network, and that this traffic will not cause undue or excessive disruption/disturbance to existing residents.
RECLAMATION ISSUES
Current Risks from the Site
The site is currently derelict and has been the subject of graffiti and fly tipping. Historical information indicates that the site was a former sandstone quarry, now in-filled with colliery and steel waste, before its most recent use as a scrap metal yard. A number of site investigations have been undertaken by different environmental consultants over the past three years. This has identified that there are a number of contaminants that exceed currently accepted levels of contamination for residential use. Therefore prior to any residential development on the site appropriate remedial measures will be required.
The site has been considered as part of the Council’s Contaminated Land Inspection Strategy which was adopted in August 2001. It is considered to be low/medium risk in its current use as levels of exposure to contaminants on the site are slight. There are also no known groundwater issues associated with the site. The Council’s strategy, in line with government policy, seeks to promote the remediation of contaminated land through the development process rather than via enforcement action. It is likely that if the development does not proceed, the site and contamination will remain in its current state.
The Reclamation Process and Management
The site has been investigated by several different environmental consultancies. The information submitted has identified a number of contaminants that exceed the acceptable levels for residential development with gardens. The site also contains ashy material which has a high calorific value. The site is known to have had problems with underground fires in the past. The site will therefore need to be remediated to the Council’s satisfaction prior to any houses being built.
The environmental consultants for the current applicant have submitted a remediation proposal which has been agreed in principle by the Council’s Contaminated Land Officer. The remediation will involve digging out the ashy material to a depth of 10m or greater if required to ‘chase out’ any potentially combustible material. Material will then be replaced and compacted. A capping layer will need to be placed across the site to prevent any future users of the site coming into contact with the contaminated soil at depth. This will comprise a granular layer of crushed stone which will then be covered by
18 750mm uncontaminated soil. All areas of the site will need to be remediated including the areas of public open space which adjoin the site (although these areas will not need the same level of capping). During the remediation phase officers from the Environmental Protection Team will make periodic visits to check on the progress and acceptability of the remediation. During the remediation phase of the development there is the potential for dust generation and given the nature of the material being moved around on site special monitoring will be required.
In addition prior to the occupation of any phase of the development, the developer will be required to submit a post remediation verification report which will need to be agreed by the Environmental Protection Service.
Dust monitoring
There is potential for airborne dust emissions during the remediation phase. A condition is recommended requiring that dust monitoring be carried out at positions and to a methodology agreed with the Council. The methodology shall include details of type and number of monitors. Base line data is required, therefore the monitoring should commence one month before the commencement of site operations in order to obtain background levels of dust and shall continue for the duration of the site remediation. Once site remediation commences both nuisance (actual deposited levels of dust) and health dust data (analysis of collected dust) should be reported on a weekly basis.
Noise
The site is adversely affected by noise from traffic (A57 Parkway) on its northern border and from industrial activity on its southern border. A condition is recommended that some protection scheme for future residents is devised.
Air Quality Issues
The site is also affected by airborne pollutant emissions from traffic (A57 Parkway) on its northern border and from industrial activity on the southern border. There is also potential for the development to impact on local air quality. The assessment report provided by the developers’ consultants predicts a likely minimal impact on local air quality. Consequently the proposals set out in the consultants report should be implemented, for example keeping materials damp and careful siting of recycling equipment.
A Travel Plan may also improve air quality by reducing vehicle usage.
HIGHWAY ISSUES
The Current Situation
The site is currently accessed via Finchwell Road off Handsworth Road. The traffic flows assessed by a survey, indicate that at the moment 256 vehicles
19 enter and leave the area by Finchwell Road and Oakley Road in the morning peak period and 217 in the evening. This is on and off Handsworth Road which carries 2600 vehicles both ways in the morning and 2900 evenings. The junctions are not signalised and Oakley Road is left turn/right turn, out only. Other vehicles will disperse to other junctions at Dodson Drive, Fitzalan Road and St.Joseph’s Road. None of these have signals. Hendon Street is no exit.
Handsworth Road carries a considerable amount of traffic.
Expected Traffic Generation
At the morning peak it is predicted that 195 vehicles would leave and 48 enter the estate. In the evening 151 would enter and 78 leave. This is an increase of 9% in the morning peak flow on Handsworth Road and 7% in the evening. Ten percent or thereabouts would merit some detailed consideration and the figures are close enough in this case to look at some positive proposals as to how this increase can be managed.
The traffic predictions have been based on a worse case scenario and have not taken account of the impact that a new access to the ASDA Superstore off the Parkway slip road might make.
Traffic Management Proposals
The conclusion from the traffic engineers report is that there is capacity in the highways to accommodate the increase in vehicles, provided that a number of management measures are taken which the applicants have agreed to fund. A section 278 Agreement under the Highways Act will determine the final figure. The principal proposal is to signalise the junction of Finchwell Road and Handsworth Road. This would have a number of benefits. Traffic would be able to enter and leave the junction more safely and quicker than at the moment when queues build up on Finchwell Road and waiting times are long. Motorists possibly avoid this junction and look for alternatives. 8 injury accidents are recorded here over the last 5 years.
The applicants have offered to fund lights at the Oakley Road junction but the most appropriate action may be to make a left in/ left out arrangement with no right turn as at the moment. This would also make the junction safer. Another set of lights might cause tailbacks to the Parkway Roundabout for very little efficiency of traffic movement either into the streets off or along Handsworth Road itself.
Within the residential streets the applicants have offered to fund traffic control measures in the form of traffic regulation orders at junctions, road humps and a 20 mph speed limit. These are, of course, subject to applications under the highways acts and it should be noted that if they are rejected for any reason then the traffic generated by the development, would have a greater impact and be under less control. There is no doubt some residents may oppose these controls as on Finchwell Road particularly, they will remove on street
20 parking space used by them, and the road humps cause irritation, despite the safety advantages.
However, for the purposes of this report, the most acceptable traffic control measures are lights at the Finchwell Road/Handsworth Road junction, left in left out of Oakley Road and a programme of management measures on adjoining highways.
Request for Authority
In the event that Members are minded to grant this application, they are requested to give authority to advertise the intention to make the Traffic Regulation Orders as set out above and subject to no objections being received, for the orders to be made in accordance with the Road Traffic Regulation Act 1984.
Footpath and Cycle Links
The applicants have offered to fund improvements to these within the area adjoining the proposed houses.
Impact on Residential Amenity
There is currently a considerable amount of traffic already using the streets around this site. The major source will be the residents own vehicles and those of their visitors. The normal amounts of traffic generated around houses would be found in any similar location where houses are at a fairly high density already. Many of the older streets do not have much off-street parking. The resulting vehicles in the street do cause problems for the passage of others but do have the effect of reducing traffic speeds when drivers have to slow down to pass them.
Additional traffic is generated by the industries which have grown up historically along Finchwell Road. This traffic already causes many difficulties in the area during day time.
Residents have indicated that before the alteration to the Oakley Road junction to left out only, drivers used Hall Road to by-pass the ASDA and Richmond Road traffic lights. To open up Oakley Road to left turning traffic would certainly lead to more traffic using Oakley Road than at the moment to access the new houses and also some extra traffic by-passing Handsworth completely.
In spite of the traffic moving slowly, the quantity of it will increase particularly along the two most direct routes of Finchwell Road and Oakley Road. Noise and disturbance will noticeably increase on these roads, although less so on the others. Whilst the traffic to and from the new houses can be predicted within reason, the extra traffic taking short cuts cannot. If an alternative were chosen to let Oakley Road remain as it is or just left out, a major traffic burden would fall on Finchwell Road with even more loss of amenity to those
21 residents. In this option, more traffic would probably use Halesworth Road to take advantage of the other access to the new houses.
Residents of the northern side of Halesworth Road will probably take advantage of the improvement to Quarry Road to park more of their vehicles to the rears of their houses. This would help traffic flows and may give some small improvement to amenity.
The increases in traffic, whatever system is finally adopted, will impact most of all on the residents of Finchwell Road and Oakley Road in terms of noise, disturbance and inconvenience.
Other Traffic Issues
It has been established by consultation with the Highways Agency that the extra traffic generated will not materially impact on the Sheffield Parkway or Junction 33 of the M1.
The issues raised by residents of new accesses to either the Sheffield Parkway or the Waverley/Orgreave Development in Rotherham have been considered. An access to the Parkway is not possible in highway engineering terms.
The other accesses would involve the acquisition of third party land, the construction of new bridges and long lengths of road. Such proposals would add extra traffic to Orgreave Lane and provide a link through from Handsworth Road. It would be used as a short cut by traffic to get to ASDA avoiding Handsworth Road at busy times. It would also be visually intrusive, cutting across areas of open land.
OTHER SUSTAINABILITY ISSUES
The applicants have set out in a report the sustainability of the site. The report covers the accessibility of the site to schools, public transport links to places in Sheffield and Rotherham by bus, the rail link form Darnall, the nearest superstore and local shops, doctors and dentists and links to the M1 motorway.
Most of these facilities are within 10 minutes walk of the site, including the nearest primary school St. Josephs Roman Catholic. Athelstan Infant and Junior School is also nearby. There is capacity at these schools. As far as secondary education is concerned, there is expected to be capacity from the 2006 period onward. Both Athelstan and Handsworth Grange have been full due to a peak in births which will have passed by then.
Local doctors’ surgeries at Handsworth Road and Fitzalan Road are full but there is capacity nearby in Darnall and Richmond.
22 GREEN ENVIRONMENT ISSUES
From a distance and from immediately nearby the overall appearance of the site is a fairly green one containing numbers of mature trees and some grass species. Generally, the site is not an important one. It contains no identified rare types of plants. No protected species have been identified as living on the site at the moment, although it may be in use by them for foraging. Bats may be occupying the site but only few trees have been identified as suitable for occupation.
The clearly identified importance of the site is as a bird habitat and clearance of the site should not take place during the February to August bird breeding period. This would also prevent disturbance to bats if any are present.
Because of the extent of the pollution of the site as identified above, the trees which grow out of those areas, cannot be retained. This has implications for views from the Green Belt unless the tree cover of the parts of the site not affected by development or reclamation, are protected as a barrier. A full landscaping scheme would be required to address this issue at the detailed stage.
OPEN SPACE ISSUES/LEGAL AGREEMENT
A contribution to extra open space provision in the area is required and must be provided by a legal agreement at the reserved matters stage. The level of contribution will be decided by reference to Policy H16 and depends on the number and type of houses eventually built. The money should be invested in High Hazels Park and Handsworth Recreation Ground. Whilst the site is a large one and adjoins other open land shown as Open Space on the Unitary Development Plan Map, provision away from the site is considered the most appropriate.
The open areas around the site are indicated on the Unitary Development Plan Map as Open Space. To lessen the impact on the Green Belt and views into the City, these should be retained and improved. They are part of the site area of the application and a condition is recommended for a landscaping scheme to improve on what is growing naturally. It may be likely some loss of tree and bush cover may occur due to site works and the installation of the surface water drains but these would be replaced as part of the overall landscape scheme.
AFFORDABLE HOUSING ISSUES
Under current Unitary Development Plan Policy and Supplementary Planning Guidance on Affordable Housing it has been established that no contribution is required as the existing social housing supply in the area is meeting local needs.
23 DRAINAGE ISSUES
There is adequate foul water drainage available for the site in local sewers. The surface water generated by the development, however, is likely to be substantial and needs to be taken off site by a separate system in the direction of Orgreave,
Because of flooding problems down stream in Treeton and Catcliffe, temporary on site storage is required in balancing tanks which are proposed on the land to the north east of the housing part of the site next to the entrance off Finchwell Road. A maximum of 32 litres ( 5 litres per hectare) per second out take is all that can be allowed. The applicants have submitted a flood risk assessment report to deal with these issues. Improvements to drains and watercourses off site are proposed.
The remedial problems of the site and the waste which will remain at a deeper level, make the site inappropriate for a sustainable urban drainage system to conduct the majority of surface water into the earth.
RESPONSE TO REPRESENTATIONS
These are answered in the main body of the report
SUMMARY AND RECOMMENDATION
The site of this application is a contaminated area of Brownfield land which is in need of reclamation. The development process is, at the moment, the best way to ensure that this is achieved. In terms of government guidance the site is a sustainable one but its development raises a number of issues which have been assessed in the main body of the report.
In summary the reclamation process is essential to make the site safe for future and existing residents. This will be fairly lengthy and will cause some initial disruption to residents nearby. However, the end result will be the site will be made safe which it is not at the moment.
The future housing will provide another 300 houses for local housing supply and meet the City’s targets on Brownfield land, taking pressure off green areas. The traffic that the houses and the reclamation process will generate has been assessed. There is highway capacity and it can be managed provided that the measures identified can be put in place.
The application is therefore recommended for grant subject to conditions.
24 Case Number 04/02479/FUL
Application Type a Full Planning Application
Proposal Alterations and extension to form bar with dance floor and outside seating area (Class A3/D2)
Location 25-33 Charter Square Sheffield S1 4HS
Date Received 17/06/2004
Team CITY CENTRE AND EAST
Applicant/Agent Charter Row Ltd T/A Empire Bar
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 Before the development is commenced, full details of the proposed external alterations shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
3 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,b) Be capable of restricting noise breakout from the building to the street to levels not exceeding:(i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq,(ii) any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq.Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
25 4 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
5 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:a) Be carried out in accordance with an approved method statement,b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
6 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
7 No amplified sound shall be played within the building except through an in-house amplified sound system fitted with a sound limiter, the settings of which shall have received the prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
8 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.
26 In the interests of the amenities of the locality and occupiers of adjoining property.
9 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
10 No amplified sound or live music shall be played nor shall loudspeakers be fixed at any time outside the building within the proposed outdoor eating and/or drinking area.
In the interests of the amenities of the locality and occupiers of adjoining property.
11 The building shall be used for the above-mentioned purpose only between 0900 hours and 0200 hours on any day.
In the interests of the amenities of the locality and occupiers of adjoining property.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.S3 - Development in the Central Shopping CoreS10 - Conditions on Development in Shopping AreasH2 - Locations for Housing DevelopmentH12 - Housing Development in the City CentreThis informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
27 Site Location
Tel Ex 9
13 Telephone
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Trinity
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sh 1
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C o 1 e u 9 s s e u o H FB n T o t R il Y A A M F W A 8 2 L M
G A 71.9m
A H 2 R G 9 0 N 3 S I T Multistorey K R C E O E R T Car Park
71.6m
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LB 3
2
5
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House 8
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LOCATION AND PROPOSAL
This building faces Charter Square at the back of a department store, and has a side elevation to Charter Row. There is an existing elevated terrace, and an outside seating area for approximately 72 persons with planters and boundary treatment.
The proposal is to remove some of the internal seating, extend the frontage and create a dance floor for 450 persons. The intention is to open until 0200 hours.
HISTORY
Permission was granted in 1996 for use as a public house, with no hours restriction. The plans included outdoor seating in Charter Square. Servicing is confined to Rockingham Way.
In 1997 permission was granted for the use of the paved area as seating to a wine bar, with erection of a canopy, alterations to the building and provision of landscaping.
28 REPRESENTATIONS
None.
ASSESSMENT
Policy
The site is located within the Central Shopping Area in the adopted Unitary Development Plan. Policy S3 lists Food and Drink (Class A3) as a preferred use, and Leisure and Recreation facilities (Class D2) as acceptable. Policy S10(b) requires that no residents or visitors in any hostel, hotel, residential institution or housing should suffer unacceptable living conditions by reason of noise or other nuisance or risk to health and safety.
Policy H2 identifies the City Centre as a main location for housing. Policy H12 promotes housing in the City Centre where it would (a) help strengthen existing communities in areas where housing is already established, (b) create new sustainable communities in areas which would not suffer from unacceptable living conditions.
The adopted City Centre Living Strategy locates the site within The Moor area, and Guideline 11 states that night clubs or late night venues will normally be acceptable in The Moor area provided that they would have no serious effects on the amenity of existing residents. Guideline 8 requires adequate sound attenuation measures to prevent noise breakout. Plan 1 of the Strategy indicates a priority for late night venues in the Moor area, subject to satisfactory living conditions. Housing in the The Moor area is not ruled out, subject to these requirements.
Land Use
The site is a preferred location for late night venues. There are no known residential flats nearby, and no adverse impact upon living conditions is likely.
Noise
No noise report accompanies the application.
Noise breakout must be restricted to minimum levels, especially during the night-time hours between 2300 and 0700. This is covered by condition requiring a noise report. It is likely that the front windows will need attenuation, and additional sound lobbies may well be needed where there at present single doors.
The use of the outdoor seating area between 2300 and 700 hours is restricted by condition, in order to be able to plan the mixed use regeneration of the immediate surroundings in line with current planning policy. Proposals are emerging for The Moor area and the New Retail Quarter.
29 Servicing and bottle disposal is restricted between 2300 and 0700 hours by condition in line with current practice.
Any plant and equipment consequent upon this proposal is controlled by condition.
External Appearance
No details are given of the external alterations to the front elevation, which are required by condition.
CONCLUSION
The proposal is considered an acceptable use in this part of the city centre.
RECOMMENDATION
Grant, subject to the recommended conditions.
30 Case Number 04/02985/FUL
Application Type a Full Planning Application
Proposal Two storey extension to Market Street Mall of shopping centre to provide customer services, family centre/creche, formation of enclosed landscaped area, erection of covered walkway in Orange 1 car park
Location Car Park At Meadowhall Centre Sheffield
Date Received 21/07/2004
Team CITY CENTRE AND EAST
Applicant/Agent GL Hearn
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The extension shall be used solely for the purposes described in the description and shall not be used for the sale and delivery of goods (retail class A1) unless otherwise agreed in writing by the Local Planning Authority.
In order to ensure that the development does not add to the existing shopping floorspace at Meadowhall in the absence of a satisfactory need and sequential assessment in accordance with PPG6.
3 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
4 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out 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
31 and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.
In the interests of the amenities of the locality.
5 Before any development is commenced details of the following matters shall be submitted to the Local Planning Authority for approval:1) The design of the bris soleis and louvred panel.2) A cross section through the entrance at a scale of 1:503) The number and design of cycle and motorcycle stands and covers.4) Reveals to the glazed openings.
In the interests of the amenities of the locality.
6 The floor levels of the extension shall be no lower than 34.45 AOD.
In order to minimise the risk of flooding.
7 The flood defence measures set out in the flood risk assessment, (paragraph 3.4) shall be in place prior to the extension being occupied unless otherwise agreed in writing by the Local Planning Authority.
In order to minimise the risk of flooding.
8 The existing play area, shop mobility area and toilets located on the Market Street Mall, shall not be used for the sale and display of goods (Retail Class A1) unless otherwise agreed in writing by the Local Planning Authority.
In order to ensure that the proposal does not add to the amount of retail floor space at Meadowhall in the absence of a satisfactory need and sequential assessment in accordance with PPG6.
9 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and shrubs within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
32 S8 - Development at Meadowhall S5 - Shop Developments outside the Central Shopping Area and District Centres CF1 - Provision of Community Facilities CF3 - Childcare Facilities in Buildings Used by the Public
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
Site Location
Meadowhall Centre
FB
R a m p
Car Park
M ea do wh al l FB Ce ntre M ul ti sto rey Car Park
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R a m p
Car Park Car Park Car Park
Car Park
Y A W L L A H W O D EA M
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E IV R D L L A H
W O D A E M LOCATION AND PROPOSAL
The application site is located at the southern end of the Meadowhall Centre and incorporates the parking area adjoining the Market Street Mall entrance. The application is for a two-storey extension to the shopping centre and alterations to the access and car parking arrangements. The principle aim of
33 the scheme is to provide improved customer facilities in order to bring the centre up to the standard demanded by today’s shoppers.
The proposal is for a 2,479sqm extension to accommodate, a crèche and associated cafe, customer service facilities, shopmobility, quiet room and external landscaped customer break out area.
The extension is intended to provide improved facilities for disabled shoppers because the existing facilities struggle to meet the demand. The existing facilities are located in the middle of the mall, there is insufficient storage space for equipment and a need to provide facilities for people with sensory disabilities. Meadowhall centre management also consider there is a need to provide improved customer service facilities and that the crèche needs relocating in order that it is more convenient for customers.
The crèche will be relocated and combined with a family centre, which will feature attractions such as living walls, musical floors and virtual reality areas. Space will be provided for parties, toilets and a café, which will allow parents to relax whilst watching their children.
The shopmobility facility will allow Meadowhall to meet its obligations under the Disability Discrimination Act. It will provide improved facilities for the visually and hearing impaired.
A customer lounge is proposed providing services such as internet connection, sports zone, relaxation zone and a music zone. There will also be space available for customers who require assistance with security or first aid matters.
The landscaped courtyard will provide space for relaxation and outdoor space that can be used in connection with the crèche.
The extension will affect the existing orange car parking area which is to be reorganised. There are currently 344 standard bays and 99 parent child and disabled bays. The number of standard bays will be reduced by 139 to 205 and the parent child and disabled bays will be increased to 108. There will be a bus drop off point outside the Customer services facilities for community/carer transport and disabled lay-bys outside the shopmobility unit. A covered walkway will also be provided between the entrance and existing bus stop on Meadowhall Way.
The design of the extension takes some of its keys from the existing shopping centre. It will be faced in brickwork and incorporate brickwork banding to match the existing centre. The roof and design of the cornice will also match the main shopping centre. The front elevation has been designed with a full height imposing entrance feature and similar features identify other entrances to the shopping centre. Either side of the entrance are large glazed openings (4 in total), which will provide for views into and out of the building.
34 RELEVANT PLANNING HISTORY
A planning application (02/01617/FUL), for a two storey extension to Market Street Mall which included additional shopping floor space, customer services, crèche, associated café and decked car park, was withdrawn in April 2004.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
The proposal for a crèche is supported by UDP policies CF1 ‘Provision of Community Facilities’ and CF3 ‘Childcare Facilities in Buildings used by the Public’. CF1 promotes the provision of community facilities, including crèches, toilets and information centres and CF3 encourages childcare facilities in public locations such as shopping centres. ‘Childcare facilities’ include changing and feeding rooms, toilets, play equipment, crèches, nurseries and playgroups.
The application site falls within the Meadowhall Regional Shopping Centre site as identified in the Unitary Development Plan. In your officer’s view this application is not for retail floor space, although a contrary view might be held because it is ancillary to a mainly retail facility – Meadowhall. Non-retail uses are acceptable under policy S8 provided the following criteria are satisfied;
It would not undermine the vitality of the City Centre as a whole. It would not jeopardise private sector investment needed to safeguard the vitality and viability of the city centre or put at risk the strategy for regenerating this centre. Other criteria that relate to road capacity and the number and length of trips generated.
The transport issues are considered below in the highway section. Although the customer facilities are ancillary to Meadowhall and would slightly increase its attraction as a retail destination, the potential trade loss to the City Centre attributable to the proposed development is likely to be very small. It is also considered that the development would not damage investors’ confidence in proposals for the New Retail Quarter. If the development were considered as retail (A1), which in your officer’s view it is not, the almost identical criteria of policy S5 should be considered: - Whether it would not undermine the vitality and viability of the City Centre or any District Shopping Centre as a whole, either taken alone or cumulatively with other recent or proposed development; and - Whether it would not jeopardise private sector investment needed to safeguard the vitality and viability of the Central Shopping Area or District Centres or put at risk the strategy or proposals for promotion and regeneration of those areas
35 These criteria differ only in that they include the need to consider the proposal cumulatively with other recent or proposed development. However the only extra retail floorspace permitted at Meadowhall in the last 5 years has been a 410 sq m extension to Next on Park Lane (permitted in May 2000). In your officer’s view the combination of the proposal and the Next permission would not harm the vitality and viability of the City Centre nor jeopardise investor confidence in the New Retail Quarter.
The Regional Spatial Strategy (RSS) was published in December 2004. It forms part of the statutory development plan for the purposes of determining planning applications. Policy S3(a) says that ‘large-scale expansion’ of Meadowhall should not be permitted. The supporting text leaves it for the local authority to define the meaning of ‘large-scale’. Policy S3a does not distinguish between retail and other uses in its prohibition of ‘large-scale expansion’ of Meadowhall.
The level of floorspace that is ‘large-scale’ is likely to be established as part of the Sheffield Development Framework, an appropriate level could be the figure of 2,500 sq m given in the UDP as the threshold of ‘major development’. The proposal has less floorspace than this, so it could be considered to not constitute large-scale development. However as this has not been established the proposal should be considered on its merits and in terms of national policy. The relevant issues are considered below.
National retail policy is set out in PPG6 and the Government’s clarifications of this guidance. This requires that proposers of key town centre development that is out of centre should show that it is needed and that a sequential approach has been followed. Draft PPS6 says that the policy should apply to retail, offices, small-scale community facilities. As the proposal is, or is ancillary to, a key town centre use, Need and the sequential approach have been considered.
Government guidance accepts that a need for an out of centre development can be shown in quantitative or qualitative terms. Quantitative need may be defined in terms of additional shopping floorspace. Since the proposed floorspace is non-retail, quantitative need is not relevant and the applicants make a convincing case that the proposal is needed to provide a qualitative improvement to customer facilities at Meadowhall. Currently Shopmobility is housed in the mall floorspace and the crèche is cramped. Improvements would be in line with policies CF3 and CF5. This qualitative need would not be satisfied if the proposal were located elsewhere, in a town centre. It is therefore considered that the proposal satisfies the tests of need and the sequential approach.
The existing crèche at Meadowhall occupies 201 sqm and Meadowhall have indicated that it will not be closed as part of this application. A separate change of use application will be required to use the existing crèche unit for retail purposes. Meadowhall have also indicated that it is not intended to reuse the Mall space released by the relocation of Shopmobility and the
36 improved toilet facilities will not lead to the existing toilets on the Market Street mall being closed. A condition is proposed to ensure such changes will require planning approval, which the applicant’s have agreed to. Given this it is clear that this proposal will not result in significant areas of space being released for retail use elsewhere in the shopping centre.
Highway Issues
The scheme reduces overall car parking levels by approximately 100 spaces, although the number of disabled/parent and child spaces are increased by 9. In the context of the overall parking provision at the centre this reduction is considered to be insignificant. In addition the overall parking levels at the shopping centre are higher than would be supported under current parking guidelines. The proposed extension is not expected to generate a significant increase in traffic, as it comprises of improved customer facilities. Therefore it will not have a significant impact on the highway network or the length or number of trips to the site.
The site is well served by public transport as the shopping centre is connected by a covered link to the Passenger Transport Interchange that is served by numerous bus services, supertram and heavy rail. The scheme makes provision for a community transport drop off point and new cycle parking adjacent to the new entrance. It is also proposed to construct an 85m long covered walkway through the orange car park to the bus stop on Meadowhall Way, which will enhance the journey for visitors travelling by bus. The shopping centre as a whole already has a company travel plan in place that seeks to encourage access to the site by means other than the private car.
Design Issues
The existing elevations of the shopping centre are largely inward looking, mainly faced in brickwork with imposing glazed entrances and few window openings. The extension will be faced in matching brickwork and incorporates the same distinctive roofline and cornice feature. The new entrance feature projects above the extension roof level and incorporates a pagoda type roof supported on cast stone columns. At first floor level louvered panels hang between the columns to provide sun shading. The main entrance is glazed up to cornice level. As a departure from the elevational treatment of the existing building, four large glazed openings have been introduced into the south elevation. These will provide relief to the brickwork and help to create a more interesting and inviting elevation.
The east elevation facing the central deck car park will be viewed as a continuation of the east elevation of the main shopping centre. In order to avoid disrupting the balance of the existing elevation too much, a recess has been introduced where the old and the new meet, in order to create a visual break. The design of the east elevation also picks up on features of the main building but incorporates three large openings that serve the landscaped courtyard. Although the new openings are not features found in the main shopping centre the visual break between the old and the near means that
37 they will appear visually acceptable. The new glazed canopy is supported on central columns and is designed with a cantilevered wing shaped glazed roof.
The design of the new extension and canopy are considered to be satisfactory. Whist the scheme introduces changes to the original design concept it will have sufficient in common with the original building that it will not appear out of keeping or visually jarring.
Access Issues
One of the primary purposes of the scheme is to improve disabled access facilities particularly for visitors with sensory disabilities. The shop mobility unit will provide improved desk and welcome facilities, better storage for wheelchairs etc. There will be a one-stop shop ensuring customers with sensory disabilities have access to a plasma video screen, which will assist visually, and hearing impaired visitors. Improved new technology facilities will be provided that will be of assistance to blind people and improved toilet facilities will be provided. Externally improved access will be provided for mobility transport buses and disabled parking bays are provided with direct access to the shop mobility unit. Improved parent child facilities are also proposed.
Landscaping.
The alterations to the parking layout and the construction of the covered walkway result in the loss of approximately 60 trees within the car park. These were planted at the time the centre was constructed approximately 14 years ago and are small relatively immature specimens. Approximately 20 of the trees are located within the footprint of the building and therefore will be replaced by a reasonable quality of built form. Approximately 30 of the trees will be lost to facilitate the construction of the canopy and adjacent disabled parking bays. Given that the canopy will help to break up the appearance of the tarmac parking areas and the benefits to public transport and disabled users of this facility, this is considered acceptable. The scheme includes proposals for planting approximately 20 new trees within the orange car park, which will be sufficient to soften the appearance of the reduced parking area.
Flood Risk
The site lies in the 1 in 100 year flood zone. A flood risk assessment has been carried out which concludes the flood defence works already approved for the shopping centre will adequately protect the development against the 1 in 100 year flood. It will not protect the centre against increased flooding which could occur due to climate change. However this is forecast to take place over a long time horizon and upgrading of the works can take place over this period as necessary. The Environment Agency has been consulted on the Flood Risk Assessment and they have raised no objections to the proposal.
SUMMARY AND RECOMMENDATION
38 There is a qualitative need for the proposal to improve customer service provision. The benefits are in accordance with policies CF3 and CF5. These qualitative benefits cannot be supplied elsewhere so the sequential approach is satisfied and the proposal accords with PPG6, as clarified by Government guidance. The scheme will not impact significantly on the city centre, on its vitality or viability or on private sector investment necessary for its regeneration. The minimal effects of the proposal on the city centre are outweighed by the benefits of the scheme.
The design of the extension is considered to be satisfactory and sympathetic to the existing centre. The parking and access arrangements are also acceptable and will enhance facilities for disabled facilities and those travelling by public transport. There should be no significant impact on the highway network. It is therefore recommended that planning consent be granted.
39 Case Number 04/03450/FUL
Application Type a Full Planning Application
Proposal Demolition of unlisted buildings and erection of office block and alterations to form 59 apartments and 7 workshop/office/retail/cafe units 122-138 Charles Street and Butcher Works Arundel Street/Eyre Lane
Location Arundel Street Sheffield
Date Received 25/08/2004
Team CITY CENTRE AND EAST
Applicant/Agent Race Cottam Associates Ltd
Recommendation GRA/GC subject to Legal Agreement
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The repair and refurbishment of Butcher Works shall be carried out in strict accordance with a method statement to the prior written approval of the Local Planning Authority and following the principles already established in the reports provided by Donald Insall Associates.
In order to preserve the special architectural character of the Listed Building.
3 At all times that construction work is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of the safety of road users.
4 The cycle parking accommodation within the site, as indicated on the approved plans, shall be retained unless otherwise agreed in writing by the Local Planning Authority.
40 In the interests of traffic safety and the amenities of the locality.
5 Before the development is commenced, full details of the proposed external materials including samples shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
6 Prior to the occupation of the proposed dwellings all works detailed in the Report by ADT Ltd, dated 19th August 2004, which form part of a scheme to protect the future occupiers of the dwellings from noise, shall have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
7 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) Be carried out in accordance with an approved method statement, b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
8 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
9 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.
41 In the interests of the amenities of the locality and occupiers of adjoining property.
10 The development shall not commence until a full window schedule for Butcher Works has been submitted to and agreed in writing by the Local Planning Authority. Thereafter the windows shall be completed in accordance with the approved details.
To ensure that the traditional architectural character of the building is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.
11 Before the occupation of the ground floor of Butcher Works not identified as living accommodation takes place, full details of the proposed uses must be submitted to and approved in writing by the Local Planning Authority.
In order to protect the amenities of occupiers of adjoining property.
12 Before Butcher Works is handed over to a management company or any organisation representing future occupiers or owners, a plan setting out the scheme for maintenance, management and interpretation, including public access, of the room containing grinding troughs shall have been submitted to and agreed in writing by the Local Planning Authority.
To ensure the historic features within the building are preserved and available for viewing by the public.
13 The new Charles Street office block shall not be occupied untill the refurbishment of Butcher Works has been completed, unless an alternative timetable is first agreed in writing with the Local Planning Authority.
In the interests of the effective redevelopment of the area.
14 The amount of A1 retail floorspace shall be limited to 280 square metres.
In order to comply with Unitary Development Plan Policy.
15 Prior to the use of the ground floor commercial units commencing all works detailed in a noise survey by a suitably qualified acoustician, which form part of a scheme to protect the occupiers of adjacent dwellings from noise, shall have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
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
42 Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
BE5 - Building Design and Siting BE19 - Development affecting Listed Buildings BE16 - Development in Conservation Areas IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
Site Location
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68 T E E Furnival Works R ST N W O 84 R B INTRODUCTION
These applications have been submitted following extensive discussions with officers. Accompanying them are a variety of reports including: a
43 Conservation Statement from Donald Insall Associates, a structural engineers report on the whole of Butcher Works with a demolition statement to justify the small amount of building to be removed, the impact of noise on potential residents, an Access Statement, an Archaeological Assessment, a Transport Statement, a Contaminated Land Risk assessment and a Planning Statement setting out the context of the applications, the justification for the designs and bringing the other reports together in context.
LOCATION AND PROPOSAL
Description of Application Site
Butcher Works
This part of the application site comprises the partially occupied Butcher Works (bounded by Arundel Street, Brown Lane and Eyre Lane) and the adjacent ground level car park and associated Streetforce buildings (bounded by Arundel Street, Charles Street, Eyre Lane and Brown Lane). Butcher Works, is Grade II* listed and comprises of a courtyard building, rising from three storeys on Eyre Lane to four storeys on Arundel Street. The central courtyard is dominated by the chimney, which is both a focal point for the site and a local landmark. The surviving buildings (over a dozen distinct elements) represent the development of the site for cutlery manufacture from the early 19th century to the early 20th century. Butcher Works is one of less than a dozen surviving comparable sites in Sheffield.
Charles Street
The adjacent part of the site facing Charles Street, is currently in the ownership of the City Council and comprises of 13 car parking spaces and a mix of single, two and three storey buildings. These are not deemed to be of great architectural merit and an Archaeological Assessment and Building Appraisal is being carried out on behalf of the applicant by Arcus to confirm this. Streetforce are due to vacate the site for new premises by the end of February 2005.
CIQ Conservation Area
The application site is located within the Cultural Industries Quarter Conservation Area and is within the Arundel Street character area identified within the City’s Urban Design Compendium.
Adjacent to the application site is the Grade II listed Sterling Works, currently subject to discussions regarding development over the next twelve months. There is the potential for developments throughout this Butcher Works Core Area, as indicated in the study produced by DBA Management for the CIQ Agency. Developments are being discussed for 137 Arundel Street, the former Grahams site and for the area between the application site and Arundel Gate.
44 Summary of Proposals
The application proposes the conversion of Butcher Works to create 59 studio, one bed and two bed apartments predominantly on the upper floors of the building. At ground floor level it is proposed to create seven workshop / office / retail / café units. The surface of the courtyard will be re-laid and the two original arched openings from Eyre Lane re-instated to encourage public use of the ground floor and permeability of the site.
Proposals for the Butcher Works have been guided by the Conservation Statement, Survey Drawings, Condition Survey, Schedule of Works, Feasibility Study and Repairs advice produced by Donald Insall Associates (specialist conservation architects) on behalf of Sheffield City Council. These documents have been accepted by the applicant as the starting point for their proposals except where specific exceptions have been highlighted. This documentation has been used as the justification or otherwise for the proposals for Butcher Works. This has then been supported by further work commissioned by J F Finnegan from Donald Insall Associates providing a commentary on the specific proposals for the site.
As far as the new building facing Charles Street is concerned, it is proposed to demolish the existing buildings on the site, replacing them with a new five storey building creating high quality workspace. The accommodation is designed to serve as ‘move on’ space for existing and incoming creative and digital businesses within Sheffield’s Creative Industries Quarter. The specification includes the latest ICT connectivity requirements.
The new building is to be constructed in red brick in keeping with the area, and is a contemporary design with glass and metal cladding.
SUMMARY OF REPRESENTATIONS
English Heritage have made observations on the plans and have been in discussion with both the applicants, council officers and the CIQ agency. They have concerns about the windows, the demolitions, the open character of some spaces within the buildings and the stair towers.
They are also concerned about the future of the room containing grinding troughs and how it will be managed in the future and that other features within the building are retained.
The Conservation Advisory Group considered the initial scheme on 26th October 2004. The Group gave a cautious welcome to the scheme but felt that substantial details had not yet been resolved. The group expressed no objection in principle to conversion of the property to residential use and to the proposed demolitions to the courtyard of the Works, subject to great care being taken in the treatment of existing openings, the elevations behind the proposed demolition, the new entrance and staircase at Brown Street, the insertion of a new staircase which should be of curvilinear rather than
45 rectilinear design, the existing windows being repaired if possible and if it is not possible, exact replicas being inserted, the retention of existing metal columns and the grinding troughs now mentioned and consideration being given to the restoration of the wooden hulls of the troughs. The Group recommend that a conservation architect be appointed for the scheme for this key listed industrial building at a key location within the Cultural Industry Quarter.
The Group felt that the proposed new building had unacceptable and excessive massing, particularly on the Eyre Lane elevation and it was too high. The Group also felt concerns regarding the design of the top storey of the building, the proposed materials and the design and extent of the proposed glazing.
A representation has been received from the Georgian Group. They are concerned about the lack of information initially submitted which does not justify changes and demolitions. They are concerned about filling up open areas in the buildings, and original uses not being found for them. Such a conversion is insensitive.
The occupiers of an adjoining office, Unison, have objected because of the lack of car parking, pedestrian safety, lack of clarity in the plans as to what is proposed about Butcher Works. More car parking is needed for the new offices. Refuse collection arrangements are not clear. During both construction and operation they would have difficulty accessing their offices for evening and weekend meetings.
PLANNING ASSESSMENT
Policy Situation
The site is located in a Fringe Industry and Business Area. Land uses such as Offices (B1) are a preferred use, and housing is on the acceptable menu of Policy IB6.
Policy BE 19 Development Affecting Listed buildings and BE5 Building Design and Siting are relevant to consider in the case of the new building and Butcher Works.
The site is located in the Cultural Industries Quarter Conservation Area. Policy BE16 is relevant and the applications have been advertised as affecting the character of the conservation area as well as the Listed Building.
The content of PPG15 Planning and the Historic Environment is also relevant.
The Urban Design Compendium advice is relevant in this case. New developments should seek to respond to the historic urban form of the area, respecting the grid form and original plot sizes set out in the 1800s in order to retain the character of the quarter and enhance legibility. Developments
46 should be of a scale and form that respect existing development, with buildings in the area generally 3-5 storeys.
Innovative and imaginative designs should be encouraged to create a unique architectural identity which reflects the contemporary character of the area. However, care should be taken to ensure the impact of these buildings is not diluted by over exploitation of modern architectural styles.
All new developments should be flexible and adaptable to ensure they can accommodate changing uses as the market dictates. Mixing of uses within the quarter could offer a diverse range of activity. These uses would complement each other and not inhibit the development of the quarter as a vibrant cultural destination. Active frontages and uses along Arundel Gate and Charles Street are particularly to be encouraged.
Design Issues
Appropriateness for Location
Butcher Works is the only Grade II* listed building within the CIQ. As previously stated proposals for this building have been guided by the reports produced for the City Council by Donald Insall Associates. The guiding principles of which are:
-A new range of uses for the site must be found to give it a sustainable future. -The site should include public access and interpretation but must include commercial uses. -Any proposals for the site must be founded on the principle that the significance of the site as a whole must be retained. -The site has seen change and development in its history. In order to survive, this process of change must continue, within defined limits. -It is desirable to retain craft based light industries on the site for as long as this is compatible with the wider use of the area.
The proposed alterations to the building are felt to generally be in line with these guiding principles and the general policies set out in relation to new uses, new development, demolition and removals of structures unsuitable for use and repairs.
The extent of sub-division of the building is of concern but the applicant asserts that the market within Sheffield will only support smaller residential units.
The scope of the works and the extent of demolition and re-building proposed by the Structural Engineer is of concern. Full access to all areas of the building has not been possible at this stage so it is assumed that the current approach may be the “worst case”. It is hoped that the structural works can be developed as the building is opened up and its actual condition becomes better known.
47 The proposed ventilation / extraction system has been developed from initial proposals and will now minimise the impact on the external appearance of the building.
The re-opening of the original archways on Eyre Lane is to be encouraged.
The demolition of the north and south power rooms would be considered acceptable as they are deemed to be of little significance / sensitivity, are later additions and their retention would restrict ground floor uses. However, the re- use of the south one as a bin store together with the former toilets, is considered an advantage to the scheme and, although the power house is slightly out of character, large bins in the open are far worse.
The demolition of the in filled slot between original buildings on Brown Lane has been accepted. Though of moderate significance / sensitivity it is felt that the practical need to provide a new staircase outweighs these issues.
The design of the new stair tower within the courtyard has developed significantly. The proposed design is now considered acceptable for the approach of using an external stair tower. The tower has been placed close to a corner and is not visible until the courtyard is entered. The impact within the courtyard has been reduced therefore and as the new structure is fully glazed it is possible to clearly read the old building and the new structure.
Furthermore the work proposed within the building is generally reversible and the aim is to ensure a clear separation between what is old and new.
The New Charles Street Building
On Charles Street the new building is four storeys high to Arundel Street with the upper storey set back to continue the eaves line of Butcher Works. It rises to five storeys to Eyre Lane but is set back to four storeys to Brown Lane to respect the height to Butcher Works. The highest point is to Charles Street and Eyre Lane. It is considered that the height is appropriate with regard to the conservation area and the setting of the listed buildings, and the guidance in the urban design compendium for this quarter. The main entrance will be off Charles Street
The new building will be constructed in red brick with metal cladding i.e. lead or zinc, and natural stone cills and stringcourses. It is a modern design with large areas of glazing perforated with louvers. The windows are set within deep reveals to give modelling and detail to the elevations. There is a feature detail to the prominent corner to Arundel Street and Charles Street.
It is considered that the design and massing is considered acceptable in the conservation area subject to the quality of the materials being of a high standard
48 Highway Issues
The new office building has a limited amount of car parking but Butcher works is car free with cycle parking provided in a refurbished building in the court yard. In both cases a travel plan will be require by condition. Large areas of car parking are not considered essential for the offices. Some spaces for disabled persons are important
A directive is recommended reminding the applicants City Centre Car Parking Permits will not be issued to residents.
Parking for 8 cycles can be made within the courtyard under the canopy and archway adjoining the Eyre Lane entrance. The number is fairly limited but larger numbers would impact on the character of the courtyard.
Access Issues
The courtyard area and all the ground floor of Butcher Works will be accessible. The historic stairs are difficult inside and no lifts are provided because of the radical alterations which would be required to the historic building. Two proposed new stairs are easier to access for the ambulant disabled.
The new office building is totally accessible and has parking for disabled people.
Open Space Issues
A contribution towards the Enhancement of City Centre open space is required by a legal agreement to an amount set out in the City Centre Living Strategy. The contribution for the 59 dwellings is £52,005 including an administration charge.
Objective One Funding Issues
Due to the nature of the site, land values and market demands within the City it is not possible to develop this site for the intended use without the intervention of external funding sources. The European Regional Development Fund through Objective One provisionally allocated funding to support move on space for the creative and digital industries within the CIQ. This allocation was to be confirmed once an appropriate proposal was put forward. J F Finnegan submitted their Objective One application for the commercial development on the Charles Street site in October 2004, this is currently being assessed by the Objective One Directorate. The allocation towards this site must be confirmed by the end of the end of January 2005 or the funding is lost. A condition of approval of funding is that planning permission is granted for the site.
The development of the two sites, Butcher Works residential and Charles Street commercial are linked in developmental terms, one will not happen
49 without the other. There is no cross subsidy of grant or funding though between each of the sites.
Townscape Heritage Initiative
The Cultural Industries Quarter Townscape Heritage Initiative is a five-year programme that started in 2002. It aims to regenerate both the historic environment and the economy of the area to produce local properties and an environment that meets the needs of 21st century business without compromising its historic importance.
The CIQ THI is a partnership between Sheffield City Council and the CIQ Agency and is supported by the Heritage Lottery Fund, Objective 1 and SRB 6. Owners of priority projects access funding through the agreed THI application process, with support available for eligible works to a conservation standard. The applications are initially approved by the THI Partnership, subsequently assessed and approved by the HLF monitors and then agreed by the CIQ Agency Board and Sheffield City Council.
Butcher Works is recognised as being the priority project for the THI with at least half of the HLF funding allocated towards this one project. It is recognised that the decline of the building, going back more than twenty years can only be halted by the strategic intervention of external funding. The THI provides this opportunity which is unlikely to be repeated for many years.
A THI grant application was submitted by J F Finnegan Ltd in October 2004 and is currently being processed with the aim of achieving an approval by 1st March 2005 at the latest. The assessment process will involve detailed consideration of the schedule of works and specifications to ensure that it meets the conservation standards demanded by the THI. This will also then involve regular onsite monitoring of works undertaken before grant funding is released.
Though it is not possible at this stage to confirm the award of THI grant to Butcher Works it is recognised by all parties involved that THI funding is essential in ensuring the successful development of this site, hence the allocation of significant funding within the programme to the building.
Residential Amenity Issues
The Environmental Protection Service have indicated there are noise issues affecting living in this part of the City Centre. A specific problem is the Council works depot in Eyre Lane. In the long term this depot may be relocated, but does work from early in the mornings. The implementation of the noise report submitted by the applicants should be sufficient to solve the problem taking general account that amenity levels in the City Centre are not as great as quieter areas.
Proposed Ground Floor Uses
50 The non-residential parts of the building are considered suitable for a number of uses with in Classes A and B1 of the Uses Classes Order as well as many others, which may prove sui generis or mixed. To ensure proper control over them, their impact on occupiers and the balances within the building. A condition is recommended to bring the uses within control whilst identifying the areas appropriate on these applications.
RESPONSE TO REPRESENTATIONS
As set out in the report. Observations were initially made on the original and incomplete plans. Subsequent information and amendments answer the concerns of the parties who made the observations.
SUMMARY AND RECOMMENDATION
The plans as submitted present an opportunity to repair and find an enduring use for an important historic building which will guarantee it life for the future. The scheme preserves nearly all of the fabric as it has developed over almost two centuries. The losses and new proposed additions are a way to make it suitable for residential use. Whilst not originally designed for such a purpose, the layout of the floors lend themselves to it, as is the case with many industrial buildings.
The occupation of the building will support the regeneration of the area. Similarly the development of the Charles Street site with a contemporary building, one of a succession in the area will support regeneration. The overall design in terms of its detail, height and massing is considered to be of the standard required for the Cultural Industries Quarter Conservation Area.
It is recommended that the applications are approved subject to referral to the Secretary of State of the Listed Building application and the completion of a legal agreement.
51 Case Number 04/03451/LBC
Application Type a Listed Building Consent Application
Proposal Demolition of unlisted buildings and erection of office block and alteration to building to form 59 apartments and 7 workshop/office/retail/cafe units 122-138 Charles Street and Butcher Works Arundel Street/Eyre Lane
Location Arundel Street Sheffield
Date Received 25/08/2004
Team CITY CENTRE AND EAST
Applicant/Agent Race Cottam Associates Ltd
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.
2 The repair and refurbishment of Butcher Works shall be carried out in strict accordance with a method statement to the prior written approval of the Local Planning Authority and following the principles already established in the reports provided by Donald Insall Associates.
In order to preserve the special architectural character of the Listed Building.
3 Before development is commenced, full details of the proposed external materials, including samples, shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
4 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
52 In the interests of the amenities of the locality and occupiers of adjoining property.
5 The development shall not commence until a full window schedule for Butcher Works has been submitted to and agreed in writing by the Local Planning Authority. Thereafter the windows shall be completed in accordance with the approved details.
To ensure that the traditional architectural character of the building is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings BE5 - Building Design and Siting
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
53
Site Location
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Buildings 1 1 3
72.2m T E E E N R A L T S N e C C L O s H H I u A A E N R R o L LE D U H E S N t S n S PH U e TR PH R w E LA A r Posts E 1 1 N
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68 T E E Furnival Works R ST N W O 84 R B For report see 04/03450/FUL
54 Case Number 04/03459/FUL
Application Type a Full Planning Application
Proposal Alteration and extension to office building and erection of 41 flats in 3 and 4 storey block with retained facade, as amended 29 November and 15 December 2004
Location Land And Buildings At Neepsend Lane, Ball Street And Lancaster Street Sheffield S3 8AF
Date Received 26/08/2004
Team CITY CENTRE AND EAST
Applicant/Agent Sanderson Weatherall
Recommendation GRA/GC subject to Legal Agreement
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The facing brickwork, mortar and pointing to the new build and refaced brickwork to the retained former offices shall be to the satisfaction of the Local Planning Authority, and sample panels of such brickwork shall be erected on site and shall be approved by the Local Planning Authority before work is commenced.
In the interests of the visual amenities of the locality.
3 Notwithstanding the artificial stone shown on the drawings hereby approved, all stone detailing throughout the development shall be provided in natural stone to match existing.
In the interests of the visual amenities of the locality.
4 Before the development is commenced, full details of the following shall have been submitted to and approved by the LPA:(a) Doors, windows, reveals, balconies, stair towers and access ways, rainwater goods, gates and railings to the new build element,(b) All necessary new timber sliding sash windows to the retained former offices,(c) Shopfront, doors and door surrounds, windows, reveals, rainwater goods and wall render to the retained
55 former terraced houses and corner public house.(d) Entrance arch and gateway from Lancaster Street
In the interests of the visual amenities of the locality.
5 Before the development is commenced, full details of the proposed external works shall have been submitted to and approved by the Local Planning Authority.
In the interests of the visual amenities of the locality.
6 Before the development is commenced, full details of the proposed external fixtures and fittings, including CCTV, Satellite dishes and aerials and lighting shall have been submitted to and approved by the Local Planning Authority.
In the interests of the visual amenities of the locality.
7 The development shall not be used unless the car parking accommodation shown on the plans has been provided and surfaced to the satisfaction of the Local Planning Authority and thereafter such car parking accommodation shall be retained.
In the interests of traffic safety and the amenities of the locality.
8 Before work on site is commenced, details of suitable and sufficient cycle and motor cycle parking accommodation within the site shall have been submitted to and approved by the Local Planning Authority and the development shall not be used unless such cycle and motor cycle parking has been provided in accordance with the details approved and thereafter such cycle and motor cycle parking shall be retained.
In the interests of traffic safety and the amenities of the locality.
9 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out to the satisfaction of the Local Planning Authority by the end of the first planting season following the first occupation of the buildings and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.
In the interests of the amenities of the locality.
10 The office accommodation hereby permitted shall be completed and made available for letting for business use (Class B1) not later than three years after the first occupation of the residential accommodation hereby permitted.
To ensure the balanced provision of residential and office accommodation
56 11 At least 25% of the flats hereby permitted shall be provided so as to comply with the following Mobility Housing standards:(a) 1500mm wheelchair turning circles in kitchens and main bathrooms(b) 1200mm minimum width to corridors and landings(c) 800mm clear opening door widths within 900mm structural openings(d) staircase access and steps to ambulant disabled standards
To ensure ease of access and facilities for people with disabilities at all times.
12 Before work on site is commenced, full details of suitable access and facilities for disabled persons, both to and within the buildings and also within their curtilage, shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such access and facilities have been provided in accordance with details that shall have received the prior written approval of the Local Planning Authority, and thereafter such access and facilities shall be retained.
To ensure ease of access and facilities for people with disabilities at all times.
13 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:(a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,(b)Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: LAeq 15 minutes - 45 dB (0700 to 2300 hours),(c) Include a system of alternative acoustically treated ventilation to all habitable rooms.
Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the LPA.
In the interests of the amenities of the future residential occupiers of the building.
14 The office accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:(a)Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,(b)Be capable of achieving the noise criterion of NR45 (0700-2300 hours)(c)Include s system of alternative acoustically treated ventilation to all office areas. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the LPA.
In the interests of the amenities of the future residential occupiers of the building.
15 Before the use of the buildings for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning
57 Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
16 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) be carried out in accordance with an approved method statement,b) demonstrate that the specified noise levels have been achieved.
In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved.
In the interests of the amenities of the locality and occupiers of adjoining property.
17 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
18 No deliveries to the office building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
19 Before the buildings are first occupied, all landscaped areas shall be covered by at least 500 mm of clean soil.
In the interests of public safety.
20 Any areas of unsuspected contamination identified during the development works shall be reported immediately to the Council's Environment Protection Service at 2-10 Carbrook Hall Road, Sheffield 9 (Tel: 0114 273 4659). The building hereby approved shall not be occupied unless details of an appropriate remediation strategy shall have been submitted to and approved by the Local Planning Authority, and unless the implementation of such
58 approved remediation works shall have been confirmed in writing as satisfactory by the Local Planning Authority.
In the interests of public safety.
21 The buildings hereby approved shall not be occupied without the submission to the Council's Environmental Protection Service of a post- remediation Validation Report providing details of remediation and testing undertaken during the development works. Such Validation Report shall provide details of: a) all material removed from the site including copies of waste consignment notes, and b) testing to confirm that any material brought onto the site for landscaping purposes is uncontaminated.
In the interests of public safety.
22 No development shall take place without the prior implementation of a programme of archaeological work in accordance with a written scheme of investigation that shall first have been submitted to and approved in writing by the Local Planning Authority.
To ensure that the archaeological features which lie within or adjacent to the site are recorded prior to the commencement of the development and are protected during the carrying out of the development.
23 The car parking accommodation for the offices and flats shall be provided in accordance with the details hereby approved and shall thereafter be retained.
In the interests of traffic safety and amenities of the locality.
24 Notwithstanding the Travel Plan received 26 August 2004 and before any part of the development is occupied, a further Travel Plan shall have been submitted to and approved by the Local Planning Authority and thereafter shall be operated. Such further Travel Plan shall be based on the particulars contained in the Travel Plan already submitted and shall specify: a) clear and unambiguous objectives and modal split targets b) a programme of implementation c) submission of progress performance reports to a specified timescale d) provision for monitoring, regular review and improvement. The further Travel Plan shall be reviewed annually, or at such other intervals as the Local Planning Authority shall have approved in writing and such regular reviews shall be submitted to and approved in writing by the Local Planning Authority.
In the order to promote sustainable travel to and from the site.
25 Once approved the further Travel Plan shall not be subsequently altered or modified without the prior written approval of the Local Planning Authority.
In order to promote sustainable travel to and from the site.
59 26 Within 6 months of the first occupation of any of the buildings hereby approved, written confirmation shall be provided to the Local Planning Authority of the establishment of the Travel Plan Working Group described in paragraph 3 of the Travel Plan hereby approved.
In order to promote sustainable travel to and from the site.
27 The development shall not be occupied unless all vehicular areas have been hard surfaced, sealed and drained in accordance with details that shall first have received the written approved of the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
28 The gradients within the site shall not exceed 1 in 12, unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
29 Not later than 3 months from the first occupation of the development, the adjoining footway to Neepsend Lane, Lancaster Street and Ball Street shall have been rebuilt in Sheffield Slab and granite kerb in accordance with details that shall first have been submitted to and approved by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality
30 The development shall not be used unless all redundant vehicular crossings have been permanently stopped up and reinstated to footway, and the means of vehicular access shall be restricted solely to the access points indicated on the approved plans.
In the interests of traffic safety and the amenities of the locality.
31 Prior to the development commencing, details shall have been submitted to and approved in writing by the Local Planning Authority to ensure no surface water from the site discharges onto the adjacent highway.
In the interests of traffic safety and the amenities of the locality.
32 Prior to the development commencing, details shall have been submitted to and approved in writing by the Local Planning of appropriate bicycle/motorcycle changing, showering, locker and clothes drying facilities for staff, to be provided and thereafter retained, unless otherwise approved in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
33 Notwithstanding the drawings hereby approved and before the development is first occupied, full details of the vehicular access arrangements from Lancaster Street shall have been submitted to and
60 approved in writing by the LPA (such details to include details of geometry and specifications/materials; any gates barriers to be set back by a minimum of 5 metres from the rear of the footway; traffic signs opposite the egress to enforce the prescribed turning manoeuvre). Such access arrangements shall be constructed in accordance with such approved details before the development is first occupied and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
34 Notwithstanding the drawings hereby approved and before the development is first occupied, full details of boundary treatments and interface with the adopted highway (landscaping and location of bollards etc) shall have been submitted to and approved in writing by the LPA. Such boundary treatment shall be built in accordance with such approved details before the development is first used and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
35 No doors when open shall project over the adjoining highway.
In the interests of traffic safety and the amenities of the locality.
36 Unless otherwise agreed in writing by the LPA, no building or other obstruction shall be located over or within 3 metres of the line of the sewer which crosses the site.
In order to allow sufficient access for maintenance and repair work at all times.
37 The site shall be developed with separate systems of drainage for foul and surface water on and off site.
In the interests of satisfactory and sustainable drainage.
38 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing and off- site works, have been submitted to and approved by the Local Planning Authority.
To ensure that the development can be properly drained.
39 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works.
To ensure that no surface water discharges take place until proper provision has been made for their disposal.
40 Before the development is commenced details of Public Art works forming part of the development shall have been submitted to and approved by the
61 LPA, and the buildings shall not be used unless such Public Art works have been provided as approved and thereafter retained.
In order to enhance the built environment of the City
41 The finished ground floor levels shall be provided in compliance with those specified in the submitted Flood Risk Assessment dated September 2004 by John Newton and Partners.
In order to safeguard the occupiers of the development against flood risk.
Attention is drawn to the following justifications:
1.The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas BE12 - Public Art BE16 - Development in Conservation Areas GE20 - Flood Defence GE25 - Contaminated Land H2 - Locations for Housing Development H7 - Mobility Housing H16 - Open Space in New Housing Developments T21 - Car Parking
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
Attention is drawn to the following directives:
1. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.
62 2. You are advised to consult the Council's document "Guidelines for the preparation of Transport Assessments and Travel Plans" available from Rachel Harvey Tel: 0114 273 5828.
3. You are advised that all work to roads and footpaths in this development will be inspected by representatives of the City Council in order to ensure construction in accordance with approved plans and specifications. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council under the advance payments Code of the Highways Act 1980.
4. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.
5. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.
63 H
CI K e Site Location s S u S o h T e R r E a E W T
JC Albyn 52
F 3 B 3 50 Complex
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O 0 R 1 N to I 4 S
H T S E T E R 1 4 R E t o 4 T E 6 S T L s L k A or B W be lo G LOCATION AND PROPOSAL
This site is located on the south west side of Lancaster Street, with a return frontage to Ball Street. At this end it includes a former public house and two former terraced houses long since in workshop use, and at the other the former Victorian offices of Neepsend Rolling Mills on Neepsend Lane.
The present proposal includes the retention of the existing 3 storey façades of the former public house and 2 dwellings as existing. Combined with it is a 4 storey block of flats of a modern design, having staircase and lift access at the rear.
The retained office block will be refurbished to provide 1,200 sq metres of office floorspace, having two rear additions accommodating stairs, lift and toilets. The front elevation will be restored and more of the interior is to be kept. The gable walls will need refacing in brickwork.
The present proposal is a revision of the permission granted 18 November 2003 (see below). This previous approval included a retail use including Food and Drink to the ground floor corner where the public house used to be. This proposal has been dropped in favour of flats throughout behind the retained facades.
64 The present scheme also replaces a three storey link block forming part of the 5 storey block of flats and commercial units granted 29 October 2003 with a 4 storey link block.
Conservation Area Consent for demolition has already been granted (03/01881/CAC).
HISTORY
This site is one of three bounded by the River Don, Neepsend Lane, Lancaster Street and Ball Street. Taken together they form an important mixed use regeneration project in the Kelham Island Conservation Area.
Permission was granted on 20 September 2002 (02/00301/FUL) for the erection of two 4 storey and one 5 storey blocks of flats with a riverside walk on the first site along the River Don, for the office use of the Victorian office block, for a new office block next to it on Lancaster Street (total office space 2,910 sq m), and a car park at Percy Street across Neepsend Lane. The scheme included a contribution to a public art footbridge across the River Don to Waterloo Walk.
A revised phasing condition for this permission was granted on 12 August 2003 (03/02224/FUL), allowing the applicants more flexibility in providing the office space, but still requiring one office block to be provided before the last of the three residential blocks.
The reduction in height of the central residential block from 5 storeys to 4 was approved by letter on 21 August 2003.
On 29 October 2003 permission was granted (03/01771/FUL) for a 5 storey block of flats with commercial units below (190 sq m) on the second site by Ball Street Bridge. This included a 3 storey link block next to the former dwellings on Ball Street.
Permission was granted on 18 November 2003 (03/01880/FUL) for the conversion of the Victorian offices to 16 flats with dormers in the roof, and the erection of a 4 storey building for business (2,996 sq m) and retail (167 sq m) use on the third site. This included the retention of the old facades to the Ball Street and Lancaster Street corner, the eaves of the houses being raised to those of the former public house.
Modern office buildings facing Lancaster Street were demolished two years ago, leaving the Victorian office block and the Ball Street buildings standing. A crucible furnace was discovered during demolition at the corner of Neepsend Lane and the River Don. Construction work on the first two residential blocks along the river started in November 2003, and is now well advanced.
REPRESENTATIONS
65 None
English Heritage: No Objection, subject to satisfactory details of fenestration. Pleased with enhancement of retained facades.
Conservation Area Advisory Group: “The Group felt that the Scheme was one floor too high and the design of the front and rear elevations was unacceptable. Consideration should be given to reversing the position of the living room and bedroom accommodation to provide daylight to occupants of the apartments. The design of the front elevation could lead to the accumulation of litter and the Scheme missed the opportunity to provide an attractive building in the locality. The Scheme would not add anything to the character or appearance of the Kelham Island Conservation Area.” 21 September 2004
Area Co-ordinator: None
ASSESSMENT
Policy
The site lies within a General Industrial Area in the Unitary Development Plan, and Policy IB5 lists offices (Business Use, Class B1) as acceptable, and residential as unacceptable. The residential element is, thus, a departure from the provisions of the adopted plan. Small shops under 280 square metres gross floor area are acceptable. However, the Draft Planning Policy Statement 6 on Planning for Town Centres makes clear that all new shops outside existing shopping centres need to be justified in retailing terms, and not simply as regeneration.
Policy IB9 requires that (a) the dominance of industry and business in the area should not be prejudiced, (b) any residents should not have unacceptable living conditions, (c) buildings should be well designed, and of a scale and nature appropriate to the site, and (d) development should be adequately served by transport facilities with safe highway access and appropriate off-street parking.
The site lies close to a historic stretch of the River Don within the Kelham Island Conservation Area, with many listed buildings close by. Cornish Place (Grade 2*) is across the river, with Brooklyn Works (Grade 2) across Ball Street. Both Ball Street Bridge and Kelham Weir next to the site are Grade 2 listed. Lion Works across Ball Street, although unlisted, contains a crucible furnace backing on to the street. The building at the corner of Ball Street and Lancaster Street was formerly a corner public house typical of the much of Sheffield at that time.
Policy BE16 requires development to preserve or enhance the character or appearance of Conservation Areas, retaining buildings making a positive
66 contribution, and encouraging redevelopment of sites detracting from their character.
Policy GE20 requires on-site protective measures as necessary to overcome flood risks, otherwise development will not be permitted.
Policy GE25 requires effective treatment of any land contamination, otherwise development will not be permitted.
Policy H2 states that Inner Sheffield and the City Centre are the two main locations for housing development. The site is outside the City Centre in the UDP, but within Inner Sheffield.
Policy H7 encourages all new housing developments to have a minimum of 25% of units to Mobility Housing standards.
Policy H16 requires new housing developments to have some kind of open space provision for the benefit of residents.
Policy T21 requires car parking provision where it would meet the operational needs of businesses, and be essential for the viability of new development. Car Parking should also comply with the Parking Guidelines. However, Planning Policy Guidance 3 and 13 converts these to maximum requirements.
The site falls within the area covered by the adopted City Centre Living Strategy, which requires housing to be part of mixed use development.
Land Use
The reduction in office space from the 2,996 sq m to 1,200 sq m is unfortunate, but the earlier permissions reflect the architects’ good intent rather than a developer’s willingness to carry it out. The present proposal is accompanied by a marketing report indicating that the amount of proposed workspace is pitched at a more realistic level. Equally it is considered essential that the business accommodation is actually provided. This is required by condition.
Phasing
Previously the phasing for this site was tied in to that of those adjoining. However, the present scheme is by a different applicant and therefore stands alone. The provision of the office space for letting is now required by condition within 3 years of the first occupation of the residential flats.
This would replace Condition 12 (a) and (b) on 03/02224/FUL, but not 12(c) which applies to the riverside walk outside this site. This is acceptable.
Conservation
67 The corner public house formerly served workers from the nearby steel factories. It has a curved three storey rendered façade with shopfront and curved roof typical of local buildings of the period. The two houses next door, also three storeys but lower, add to the street scene. Taken together with the nearby listed buildings and other buildings of interest in the conservation area, especially crucible furnaces, they have considerable group value, indicating how people lived and worked in those days.
This proposal is a big improvement on the approved scheme for the corner buildings, which would have raised the eaves of the houses to the level of the roof of the corner public house. Initially, the applicants wanted to demolish them all, as they are in poor condition. They have now been persuaded to retain the facades, with new render to the walls, new slate roof, new sash windows and some re-use of existing doors to maintain an active frontage. This will satisfactorily enhance the street scene.
Behind the facades all is new construction to a non-traditional design. There is considered to be little alternative to this in view of the extent of dilapidation. The interiors are to be combined with the new flats to Lancaster Street.
The proposed refurbishment of the Victorian offices is also better than already approved. Much of the interior will now be retained, and the oddly designed dormers already approved are no longer necessary in the absence of a new floor in the roof space. New staircase towers are proposed at the rear to make the most of the available space within the building. This is considered satisfactory.
Design
The design of the 4 storey replacement link block on Ball Street is traditional, having a pitched roof but with modern windows. It will complement the retained Ball St buildings, but contrast with the modern design of the new 5 storey building immediately adjacent. This is considered appropriate. Traditionally, this area would have had both complementary and contrasting buildings next to each other.
The design of the new block on Lancaster Street is also an improvement on that already approved, and on the initial revised scheme received in August. The proposed 4 storeys are considered to be compatible in height with the Conservation Area, and with those approved and being built along the riverside. The front elevation has good modelling with projecting bays, each having monopitch roofs with stone-capped parapets. There are diminishing window heights from ground to top floors, and balconies to some windows.
The top roofline is varied, usefully accommodating extract vents in the side panels to the tops of the raised parts of the roof. Some entrances to the street are proposed in addition to the gated access to the whole site, helping to create an active frontage. The frontage is set back behind a landscaped strip behind a boundary wall.
68 At the rear the walkways have been moved away from the rear windows and the staircase relocated to improve residents’ privacy.
These improvements are all welcome. Details are reserved by condition, but the building will be of traditional redbrick construction with a natural slate roof and timber windows and metal balconies. The bedrooms have to be positioned away from Neepsend Lane to protect residents from traffic noise. This was a requirement in the previous permission.
However, some improvement is still required to strengthen visually the vehicular entrance to the site. There is an opportunity here for suitable public artwork, and this is reserved by condition.
Footway enhancements are to be in accordance with the standard set for secondary areas within the Urban Design Compendium, that is Sheffield Slab and granite kerb. This is an improvement on the previous permission.
Archaeology
The pair of former houses and corner public house are a rare surviving example of two building types once common in Neepsend. Very few of these buildings now survive.
The proposal will mean some loss of historic fabric, and loss of information about the construction and use of buildings should be made before they are altered, with a watching brief on the alteration works, to allow the recording of further information. A strategy for recording below-ground deposits is also needed.
These are required by condition.
Flood Risk
A Flood Risk Assessment acceptable to the Environment Agency has been submitted. The proposed finished floor levels of 50.80m, 50.65m and 50.62m are expected to be 600mm above the presumed 1 in 100 year flood event.
Travel Plan
The Travel Plan submitted is the same as that considered to be unacceptable in the previous scheme. An improved Travel Plan is once again required by condition.
Public Art
The vehicular entrance from Lancaster Street is a suitable location for public art, so as to provide a gateway of improved design. This is reserved by condition.
Open Space Contribution
69 A sum of £40,603 is payable towards the provision of local open space for the benefit of residents and the public. This is secured by Unilateral Planning Obligation.
Highways Matters
These are required by condition as before. A parking plan now shows spaces allocated for residents’ and office use in the adjoining courtyard and also on the Percy Street car park forming part of the original permission. The proposed entrance arch and gateway will need to be resited 5m back from the back edge of the footway. This is covered by condition.
Remaining Issues
Conditions covering landscaping, mobility housing, noise, land contamination, drainage, and highways matters are repeated from the previous planning permission.
CONCLUSION
Whilst this revised proposal arose from the regrettable request to reduce the amount of workspace in the development, the developers have undertaken to provide the workspace now proposed. The location of the workspace in the former offices is appropriate.
In addition substantial conservation and design improvements have been secured, in particular as good a refurbishment of the historic corner facades and the Victorian offices as could be expected. This is most welcome.
The new build element is also much improved. Together with the high quality footway enhancements to current requirements, the development now promises a degree of enhancement to the whole of this riverside project that can be applauded.
RECOMMENDATION
Grant, subject to the recommended conditions, and subject to the owner submitting a Planning Obligation under Section 106 with the following Heads of Terms:
The Owner shall pay to the Council on or before the commencement of the development the sum of £40,603 to be used for the provision of open space in the locality of the site. In the event of the development being unreasonably delayed the sum due shall be increased in line with inflation over such period of delay.
70 Case Number 04/03689/ADV
Application Type an Advertisement Consent Application
Proposal Illuminated high level fascia sign
Location Redvers House Union Street Sheffield S1 2JN
Date Received 14/09/2004
Team CITY CENTRE AND EAST
Applicant/Agent Paul Bovingdon
Recommendation Refuse with Enforcement Action
Subject to:
1 The Local Planning Authority consider that the display of the said illuminated high level sign is, by reason of its prominent siting and excessive display, detrimental to the visual amenities of the area. As such the proposed display is contrary to Policy BE13 of the Unitary Development Plan.
Attention is drawn to the following directives:
1. The applicant is advised that the Local Planning Authority would welcome an amended planning application with the sign reduced to a size similar to that at high level over the store entrance (4.9 metres long and 2 metres high) with illuminated letters only.
2. The Director of Legal and Administrative Services has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure the removal of the sign. The Local Planning Authority will be writing separately on this matter.
71 Site Location
8 8
4
1
Grosv enor 0
0
2 Car Park Car Park
1
6 78.3m 0 1
2 2 9 2 3 9
8
1
2 2 C HA R
C L Car P ark 4 E
A 1 S 6 1 L
M A 7 K N B 6 L E O R 9 F E The R N I 2 D 2 e 75.9m A s O L o N G t u Yorkshire 4 E 8 o 7 1 H 0 l C Grey S 0 H 1 ia A T r R (PH) 2 e LE 0 p S 1 4 0 m S 1 I T R EE T 4
2
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7 S Howden House G E L N E 0 O 3 D T N S U 6 R 0 N 1 I A P B R O W N
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9 1 A 3 N 77.1m E
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1 S
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1 9 FURNIVAL SQUARE
Arundel FR O House G G A T Y T A L A N W E A D IL T A M 0 Multistorey 1 Car Park
2 1 W orks
0 2 FU o R t NI 4 VA 1 L
LOCATION AND PROPOSAL
The site consists of the first floor of the podium of Redvers House facing Furnival Gate. This was a former carpet and flooring retail unit and has been refitted as use by Currys (electrical retail). Above the first floor windows is a tiled elevation 5 metres deep, the windows below having a vertical bar feature. To the eastern end of the tiled area a “Currys” sign has been erected 2.8 metres high and 6.7 metres long, with white internally lit letters and red background.
Other signs have been erected, two over the entrance and two projecting signs. These have been the subject of a separate advertisement consent approval.
The application is retrospective; advertisement consent is sought for the high level sign on the Furnival Gate elevation.
72 RELEVANT SITE HISTORY
Other signs were the subject of a separate advertisement consent application, reference number 04/03482/ADV which was approved by delegated powers on 7 December 2004.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
Policy BE13 of the Unitary Development Plan relates to advertisements. The policy states that “where the scale of a development requires it, the design of all signs and advertisements will be co-ordinated”.
Design Issues
As originally submitted the proposed sign was 5 metres deep and 20.8 metres long with letters between 4 metres and 2.6 metres deep. The applicant was advised that this sign was unacceptable being out of scale with the building and thus significantly overdominant. A relocated sign of individual letters on the fascia above the ground floor window was suggested. Similar treatment for the high level sign over the entrance was also suggested.
In response the applicant reduced the signage size to that erected and erected a smaller high level sign over the entrance. It should be noted that the size of the latter sign was originally the same as that erected and the subject of this application.
As the entrance signage has illuminated letters only, it was considered as its size had been reduced and located over the entrance, it could be recommended for approval. However, the sign on Furnival Gate is still too large and is not co-ordinated with the other high level signage.
RECOMMENDATION
Taking the above into account the unauthorised sign set at high level on Furnival Gate is considered unacceptable due to its size and prominent position on a major city centre thoroughfare. It is thus considered to be contrary to Policy BE13.
It is therefore recommended that the Area Board refuse the application and the Director of Legal and Administrative Services be authorised to take whatever action is necessary including enforcement action to ensure the removal of the unauthorised signage. A directive that an amended signage of a sign similar to the high level sign approved over the entrance would be welcomed by the Local Planning Authority.
73 Case Number 04/04192/CHU
Application Type a Planning Application for Change of Use
Proposal Continuation of use of ground floor as a shop and cafe
Location 1 Tudor Square Sheffield S1 2LA
Date Received 15/10/2004
Team CITY CENTRE AND EAST
Applicant/Agent Pegasus Planning Group
Recommendation Grant Conditionally
Subject to:
1 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the building shall not be used for any purpose within Class A3 (Food and Drink) other than a cafe serving drinks and snacks.
In the interests of the amenities of the locality and occupiers of adjoining property.
2 Amplified sound or live music shall only be played within the building in such a way that noise breakout to the street does not exceed: i) background noise levels by more than 3dB(A) when measured as a 15 minute LAeq, ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, when measured at the back edge of the footway directly across Surrey Street and at a point in Tudor Square an equivalent distance (9 metres) directly opposite the main entrance door.
In the interests of the amenities of the locality and occupiers of adjoining property.
3 No live music shall be played in the building.
In the interests of the amenities of the locality and occupiers of adjoining property.
4 No amplified music shall be played in the ground floor rear room facing Surrey Street after 2100 hours on any day.
In the interests of the amenities of the locality and occupiers of adjoining property.
74 5 No food shall be cooked or heated except by means of sandwich toaster, griddle or microwave oven.
In the interests of the amenities of the locality and occupiers of adjoining property.
6 The air handling plant installed at the rear of the building in connection with the use hereby permitted shall not be used unless such air handling plant has been screened in accordance with details which shall have been submitted to and approved by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
7 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
8 The building shall be used for the purposes hereby permitted only between 0700 and 2330 hours on any day.
In the interests of the amenities of the locality and occupiers of adjoining property.
9 The shop and cafe shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.
To ensure ease of access and facilities for disabled persons at all times.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
S3 - Development in the Central Shopping Core S10 - Conditions on Development in Shopping Areas BE7 - Design of Buildings Used by the Public BE11 - Public Spaces
75 This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
Site Location
7 St Marie's y r
e 9 t
RC Church y
4 b
2 s 9 5 Pres bytery
1 e
r
4 P
5
3 6 5
5 No rfol
k R Subway
5 ow 7
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0
2 A
6
G 1 8 1
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2 2
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6
3 Crucible Theatre D
4 2 T CBs N
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Bank Montgomery The Ruskin Hall Building
Church
9
7
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1
0 21 1
29
1
0 3 35 3 BM 81.19m 39 Tudor Square TCB 43 PH 47
PH
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RR 1
LB E K 1
s Y 3
S L 1
TR O 1 E 1 ET F
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O 1 1 N 7
TCB Lyceum Theatre 65
1
78.9m
Central Library Cheney Row and Graves Art Gallery
SU R RE Y S TR Fns E ET
PH Peac e Gardens
Winter Garden E C TC A B CA L S DM P AN Y L 2 E A R NE R U
S 1
Millenium Gallery
LOCATION AND PROPOSAL
This building has a shop window and entrance from Tudor Square leading to a main room, with a small rear room with a window to Surrey Street. At the rear are a manager’s office and toilets. It is a Grade 2 listed building.
The proposal is to use the ground floor for a mixed use comprising mainly a cold food takeaway (i.e. a shop) and café with seats for 45 customers, but also serving hot drinks and hot sandwiches. The shop and cafe would open from early morning until mid-evening. No alterations are proposed in this application.
The use has already commenced without planning permission.
76 HISTORY
The building was last used as a Tourist Information Centre. Before that a gable end in poor condition was made good in new brickwork, as part of conversion to a bookshop.
Applications were received in July 2004 for listed building and advertisement consent for display of signs relating to the present use. The listed building application also specified internal fit-out works, assuming no effect on the character of the listed building. This has been disputed, and the outcome will be reported separately when these applications are determined.
Early in August the applicants were advised to apply for planning permission for change of use, as the use did not entirely fit the description of a shop. Conversion works began shortly after. The use commenced in late September, and the signs are being displayed without consent.
The applicants have also been told that although there is no planning objection to outdoor tables and chairs on the footway, there is insufficient room at present. This should wait until the ramp access to the former Town Hall Extension is removed.
Meanwhile the applicants had submitted documents claiming that the use was solely a Class A1 Shop. This was disputed. Later when works were well advanced they confirmed their willingness to apply either for a lawful use certificate or for planning permission for change of use. Thus their position at this point was still ambiguous.
On 4 October 2004 a Planning Contravention Notice was served requiring further details of the use. On the same day Area Board approved an Enforcement Report. Members resolved that if the co-operation of the applicants is not forthcoming then enforcement action should be taken to secure the removal of the unauthorised signs and lighting, and to restrict the use of the building to the present use in relation to hours of use, noise breakout, plant and equipment etc.
At a meeting on 12 October 2004 the applicants agreed to submit this application, which was received on 15 October and validated on 1 November.
There is an outstanding planning application to convert the upper floors to flats.
REPRESENTATIONS
2 Objections received: (1) Enough coffee houses in area, (2) Large multinational firm will undercut local businesses, (3) Loss of local businesses will mean loss of local character, (4) Loss of Tourist Information Centre.
Conservation Advisory Group: Not referred.
77 PLANNING ASSESSMENT
Policy
The site lies within the Central Shopping Area in the Unitary Development Plan, and Policy S3 lists Shops (Class A1), Food and Drink (Class A3) and Housing (Class C3) as preferred uses. Policy S10 requires that change of use should not cause residents to suffer from unacceptable living conditions by reason of noise or other nuisance or risk to health and safety.
Tudor Square itself falls into a Leisure Area, and is also described as a Public Space. Policy BE11 requires development adjacent to Public Spaces to respect their character.
Policy BE7 expects safe, easy and equal access to buildings used by the public by people with disabilities.
Plan 2 of the adopted City Centre Living Strategy places the site within the Heart of the City Quarter where under Guideline 10 venues should close at 0030 hours. Noise breakout should be attenuated to meet Guideline 8.
Land Use
Both elements of the use are preferred uses. However, the sound levels produced in the building are at present relatively modest. A future change to a louder use within the Food and Drink use class is restricted by condition, to allow the noise breakout to be reassessed in such a case.
Noise
The present use includes the playing of amplified music through loudspeakers throughout the ground floor. Other noise sources include various items of kitchen equipment, the general clatter of preparation and cleaning up, and human voices from service and customers’ conversation.
None of this is audible in the proposed flat directly above the main large room, because of the attenuation provided in the suspended ceiling. However, in the small rear room facing Surrey Street there is no suspended ceiling, nor is one likely to be acceptable for listed building reasons. The noise in the room above has been found to be just audible at times, but still meets Council requirements. As a precaution the playing of amplified music in this room is limited to not later than 2100 hours as a precaution.
Air handling plant has been installed at the rear in connection with the proposed use, and makes an audible noise. In summer this is likely to be louder. The attenuation of this plant needs to be investigated and is controlled by condition.
This is a noise sensitive area, with the residential use of the upper floors under consideration and a large hotel under construction across Surrey
78 Street. Noise breakout to the street is restricted by condition, as is the provision of any plant and equipment that may be noisy.
Method of Cooking
No cooking of food is proposed other than by means of griddles, sandwich toasters etc. Microwave ovens would also be acceptable, and these methods are confirmed by condition.
Access for People with Disabilities
Level access is provided and also a Disabled WC. This is acceptable.
Footway Improvements
The applicants had indicated that they would consider improving the diminishing steps in the footway to meet present disabled access standards as a benefit. This offer has now been withdrawn.
Hours of Use
The applicants propose to open from 0800 to 2000 hours daily. There is no objection to opening until 2330 hours and this is confirmed by condition.
RESPONSE TO REPRESENTATIONS
Objections (1) to (4): These are not planning issues.
ENFORCEMENT
Action needs to be taken to ensure that the air handling plant installed at the rear is suitably screened and causes no adverse impact upon living conditions at any time of year. Enforcement action was authorised on 4 October 2004, and this will be pursued separately to ensure compliance with the condition now recommended.
CONCLUSION
The proposal generally complies with planning policy. The use welcome in principle, and is considered to enhance Tudor Square and Surrey Street.
RECOMMENDATION
Grant, subject to the recommended conditions.
79 Case Number 04/04223/FUL
Application Type a Full Planning Application
Proposal Erection of foodstore
Location Site Of Morrisons Supermarket, Catley Road, Greenland Road And Main Road Darnall Sheffield
Date Received 15/10/2004
Team CITY CENTRE AND EAST
Applicant/Agent LIDL UK Gmbtl
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
3 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.
In the interests of the amenities of the locality.
4 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
80 5 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
6 No development shall take place until details of the proposed means of foul and surface water drainage, including details of any balancing works and off site works have been submitted to and approved in writng by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
7 The foodstore shall not be used unless the car parking accommodation for 90 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.
In the interests of traffic safety and the amenities of the locality.
8 Details of hard landscaping materials including footpaths and car park surfacing have not been approved. Before development commences such details shall be submitted to and approved in writing by the Local Planning Authority. The foodstore shall not be used unless such approved details have been implemented.
In the interests of traffic safety and the amenities of the locality.
9 Details of the pedestrian access routes from Main Road and Britannia Road have not been approved. Before development commences such details including gradients suitable for disabled access shall have been submitted to and approved in writing by the Local Planning Authority. The foodstore shall not be used unless such approved details have been implemented.
To ensure ease of access and facilities for disabled persons at all times.
10 The foodstore shall not be used unless provision has been made within the site for accommodation of delivery/service vehicles in accordance with details to be agreed in writing by the Local Planning Authority. Thereafter, all such areas shall be retained free of all obstructions, including the storage, display and depositing of materials, packaging or other objects so that the service yard is fully available for the parking, turning and manoeuvring of delivery/service vehicles.
In the interests of highway safety and the amenities of the locality.
11 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning
81 Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
12 At all times that development is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of the safety of road users.
13 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the foodstore is brought into use. Highway Improvements: Provision of bus shelters on Main Road and Greenland Road.
To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development.
14 Prior to the improvement works indicated in the preceding condition being carried out, full details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
15 Before development commences details shall be submitted of sound power levels of all external plant and machinery i.e. extractor fans, air conditioning units, compactors etc together with proposed sound attenuation measures such as enclosures, barriers and silencers. The foodstore shall not be used unless such approved sound attenuation measures have been implemented and thereafter retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
16 The maximum level of sound from external plant and equipment shall not exceed 35dB(A) at the nearest noise sensitive property.
82 In the interests of the amenities of the locality and occupiers of adjoining property.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.
S4 - District Centre Shopping BE5 - Building Design and Siting.
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards
Attention is drawn to the following directives:
1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
2. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.
3. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to
83 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.
4. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.
Site Location
97 Depot 113
117
0 1 1
6 CATL
0
1 E Y ROAD
6 1 1
BM 63.45m
1 PH Club 3
5 Works 0 3 63.7m
1
D
A
O
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3
1 N I
A
M
S crap Y ard
83 PH 150
0 5
PH 1 FIS
HER
LANE
0 5
1
6 5 150b Bank
152 69.8m
Garage
1
7
5
1 1
7 7
3
166 66.9m D
A
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ROAD
M
4
8
1 8
1 B t M 178 o BR 58
1 ITAN .62
8 NI m
7 A R Library O AD
57.9m
D
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193 O 0
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1 R 195 D
7 N 03 197 A 6 L 9 9 N B ank E
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LOCATION AND PROPOSAL
The site consists of the former Morrisons Supermarket located within the Darnall District Shopping Centre and bounded by Catley Road, Greenland Road, and Main Road.
The existing building is a high brick faced building with a mansard tiled roof panel. Public access was via buildings on Main Road and off Main Road from
84 a parking area between Catley Road and Greenland Road with an underground car park under the store. Buildings on Main Road are mainly two storey and the land falls from the south west to the north east. The north east corner surrounding the car park has a landscaped embankment with trees and further planting on the building. Servicing was via Britannia Road.
It is proposed to demolish the former Morrisons building and replace it with a Lidl Neighbourhood Foodstore and associated car parking and servicing. The new building would be single storey with a pitched roof. Walls are to be rendered with grey piers and gables and facades to be finished in a pre- weathered zinc cladding. Windows are powder coated blue.
The building will be located to the south of the site with main elevations running along Britannia Road and Greenland Road. To the north of the building is a car park for 90 vehicles accessed from Catley Road. Pedestrian routes are provided off Britannia Road, Catley Road and Main Road. The latter is the former main vehicular access which will only now provide service access to an adjacent retail shop, as well as forming a main pedestrian access. Goods will be delivered to a loading bay off Britannia Road with its own entrance and exit.
Due to changes in level the site is to be regraded with an embankment and small retaining wall to Catley Road and Greenland Road. The Britannia Road footpath link is set approximately 2.2 metres above the building. Areas around Greenland Road, Catley Road and Britannia Road will be landscaped.
The main entrance to the store, as the building is set below the level of Main Road, will be located in the north west corner of the building and the elevation facing the Britannia Road footpath link will have windows. A seating area is proposed near to the entrance.
RELEVANT SITE HISTORY
None.
SUMMARY OF REPRESENTATIONS
24 letters and a petition of 32 signatures have been received from local residents, Darnall Forum, S.U.G Tenants and Residents Association, local traders and Clive Betts MP and Councillors.
The majority of comments are supportive of the scheme:-
Bringing customers to existing Darnall Shops will compensate for loss of Morrisons store. Lidl have engaged local groups, Councillors and local MP. A large food store is much needed in the Darnall centre. Overall the proposed will benefit and rejuvenate Darnall centre.
85 Other issues raised include some concern that the proposals as shown might have a negative affect on local traders:
Pedestrian access should cut across the car park to provide continuous pathways to each entrance of the site to the main store entrance. Facilities for recycling should be provided as per Morrisons. Access to public toilet should be provided. New development appears to be centering car borne traffic around Greenland Road (this includes the new B & Q store thus taking traffic and customers from the centre of Darnall). The site entrance should be off Main Road as existing. The above would also benefit general traffic problems in the area. Parking provision may not be adequate if some are required for staff.
PLANNING ASSESSMENT
Policy Issues
The site falls within the Darnall District Shopping Centre. Policy S4 states that “Retail development will be promoted within District Shopping Centres. Food retail development will be promoted within district Shopping Centres and where there are no suitable sites within such centres, at their edges”. Thus the proposed use concurs with the policy.
Design Issues
The design of the building follows the corporate designs of other Lidl food stores. Namely, a single storey building with a prominent pitched roof. The main elevation including the entrance has a projecting canopy with paneled fascia and small gable towards the Greenland Road elevation. Use of windows along the Britannia Road footpath link open up that elevation which is close, in sections, to a rear boundary wall of shops on Main Road and will therefore provide a more pleasant pedestrian environment.
Elevations as seen from Greenland Road also present a variety of roof lines including the rear projection for the loading bay. As originally proposed roof materials were red pantiles, which is Lidl’s corporate style. Such details are not a local feature, grey tiles or slate being common. The applicant has been requested to re-assess roof materials, which should be flat and of a darker colour. It is intended that this issue be resolved prior to the Board meeting however the applicant will not agree to a flat tile.
Large areas of tarmacadam including footpaths and the parking area are considered excessive and again the applicant has been requested to provide footpaths in paving, with some of the parking areas also paved. This has been agreed subject to details being submitted and includes tarmac in circulation areas but parking areas block paved.
86 Due to the regrading of the site the mature landscaping belt will be removed on Catley Road and Greenland Road. Landscaping is proposed for areas around the building particularly along the embankments and open areas to Catley and Britannia Roads and to the loading bay area alongside Britannia Road. It is intended that this should consist of low planting and trees for security reasons.
The current Morrisons building has an overdominant massing on the surrounding area due to the high brick walls close to site boundaries. It is considered that the proposed development will provide a more ‘open’ feel to the site with the building being more in scale with surrounding properties. Thus, subject to the submission and agreement of suitable materials and a landscape plan the proposed development is considered to be acceptable.
Amenity Issues
In principle the use proposed is the same as that previously on site. Any new development should ensure that the amenities of the area are not adversely affected and the site is accessible to all. A rubbish compactor is proposed to the southeast corner of the building with further plant located in that vicinity. Such plant and equipment could give rise to disamenity and thus a condition is proposed for details of sound power levels and attenuation measures to be submitted. The applicant does not wish to have delivery times restricted and bearing in mind the location of the loading bay away from housing should not cause loss of amenity.
Access Issues
As submitted the pedestrian route from Main Road and Britannia Road, in front of the store exceeded 1 in 10. Amended details have been submitted to indicate that the ramp is reduced to an accessible grade (1 in 12). This is achieved by moving the Britannia Road footpath link closer to the western boundary to provide a ramp.
The third route from Catley Road does not meet these standards and due to changes in level and land ownership it is not possible to amend the current details. Disabled parking is provided adjacent to the store entrance.
As requested by local residents seating is located close to the store entrance. The applicant has also agreed in principle to fund bus shelters on Main Road and Greenland Road.
The applicant has not been able to meet the request for a recycling area within their site as the car parking provision only meets minimum standards, particularly given the requirement to provide general shoppers car parking as well as for their own customers.
Highway Issues
87 The vehicular access and car parking details are considered to be acceptable. An access off Catley Road reduces traffic within the shopping area of Main Road by removing the original access point for the Morrisons store off that highway. Access slope gradient details and junction intervisibility meet standards required. The amount of car parking provided has been questioned by local traders as some of the spaces to be provided may be taken up by Lidl staff. The applicant has advised that staff will be recruited locally, possibly including in the long term the manager of the store.
The service access for deliveries is designed to allow for inward movements from Greenland Road and outwards to Main Road. One vehicle trip per day is proposed. To reduce pedestrian/vehicular conflict at the service access the applicant has agreed to set the exit back from the footpath. This has a further benefit of providing landscaping on this section of the footpath.
CONCLUSION AND RECOMMEDATION
The location of a new food store within the Darnall Distrcit Shopping Centre will bring benefits for local residents in providing further shopping facilities and will benefit the centre by bringing a disused site back into use. The smaller more open aspect and low level designs of the store will replace the large ‘monolithic’ block which formed the Morrison store. New jobs will be created and recruited locally. Thus the proposal concurs with Policy S4. The store is also designed to meet accessibility standards.
The overall design of the building is considered acceptable, the main outstanding issue is that of roofing materials. The applicant wishes to have pantiles which are not in keeping with the character of surrounding roofing materials but is exploring a darker more subdued red than the Lidl corporate colour. Although not ideal the final choice of roofing tile must be balanced against the benefits that the rejuvenation of the site will bring to the local community.
It is therefore recommended that the Area Board approve the application subject to conditions and the agreement of roofing materials.
88 Case Number 04/04361/FUL
Application Type a Full Planning Application
Proposal Land remodelling to form development plateaux, construction of access roads and provision of structural landscaping
Location Land At Shepcote Lane, Shepcote Way, Tinsley Bridge And Europa Link Sheffield
Date Received 20/10/2004
Team CITY CENTRE AND EAST
Applicant/Agent DLA Architecture
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The landscaping scheme shown on the plans shall be carried out within 1 month of the completion of the land remodelling hereby permitted, or within an alternative timescale to be first agreed in writing with the Local Planning Authority' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.
In the interests of the amenities of the locality.
3 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for
89 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
4 Before the development is commenced, full details of a dust suppression scheme, which shall incorporate measures to minimise the potential for windblown dust during construction of the revised landform, shall have been submitted to and approved by the Local Planning Authority. Such measures shall then be implemented throughout the construction period.
In the interests of the amenities of the locality.
5 Before development is commenced full details of structural design of the proposed retaining structure shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality and of pedestrian safety.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB9 - Conditions on Development in Industry and Business Areas This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734215, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards
Attention is drawn to the following directives:
1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
2. The developer is advised that as this permission provides additional developable area to that contained within outline Planning Permission reference 03/01233/OUT any consequential overall increase in floor space contained within any subsequent Planning Applications for development of the site is likely to require additional financial contributions to the provision and enhancement of public transport facilities within the vicinity of the site.
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LOCATION AND PROPOSAL
The application site consists of an area of land measuring 4.85 hectares, at the junction of Shepcote Lane and Europa Link. The land formed part of the area, which was subject to Opencast mining in the early/mid 1990’s. Neighbouring uses to the site are predominantly industrial in character, with the Tinsley Bridge Works to the east, and St. Modwens Business Park to the north, on the opposite side of Europa Link.
Outline Planning Permission was granted in September 2003 for the development of a large portion of the site for Business, Industry, and Warehousing purposes. This application seeks permission to remodel the land, which was the subject of that application, plus an additional strip of land between the site and Europa Link, to form development plateaux, and to construct access roads to the site, with structural landscaping. It is proposed to achieve developable plots by raising the levels of the site on the Europa Link frontage, supported by gabion walls. These would vary in height across the frontage of the site from approximately 1m to 4m in height.
The applicant has not sought approval for any end use of the additional land, though it is anticipated that future applications would be submitted for similar uses to those already approved in outline.
91 RELEVANT PLANNING HISTORY
Outline Planning Permission was granted in September 2003, for the development of Business, General Industry, and Warehouse uses on a large proportion of the site. The permission (ref:03/01233/OUT) was granted subject to a Unilateral Undertaking, which requires the developer to pay, on commencement of the development, to the Council the sum of £10,992 towards the enhancement and provision of public transport services in the vicinity of the site.
An application for Reserved Matters approval for the construction of an ambulance repair and service depot on the site is currently being considered (Ref:04/04264/REM).
SUMMARY OF REPRESENTATIONS
No representations have been received.
PLANNING ASSESSMENT
Policy Issues
The site falls within a Fringe Industry and Business Area, as identified by the Unitary Development Plan for Sheffield. There are no specific policies contained within the UDP, which are directly relevant to the proposal. It must therefore be considered on its individual merits.
Highways Issues
The proposals do not raise any significant highway safety issues. They do not affect the ability to gain appropriate access to the site, and it is not anticipated that large volumes of material will be delivered to or taken from the site.
The proposed access road details are considered to be acceptable and provide appropriate provisions for pedestrians.
Dust Control
The earthworks have the potential to generate a significant level of windblown dust from the site. It is therefore recommended that a condition is imposed requiring the applicant to submit a scheme of dust suppression measures that would be employed on the site during construction.
Visual Impact/Landscape Issues
The land remodelling exercise will significantly alter the appearance of the site when viewed from Europa Link. Europa Link rises along the site frontage, from west to east, and currently contains structure planting along the frontage, with the land to the rear following the level of the adjacent highway. The
92 proposal will create a level landform rising from approximately 1 metre above adjacent highway level at the eastern edge, to approximately 4m at the western edge. This will be retained by a gabion wall set immediately to the rear of the structure planting, with further structure planting at the edge of the newly created landform.
Gabion walls do not create the most attractive edge to a site, and at 4m high they will create significant impact upon the street scene. It is therefore critical that the landscape scheme contains appropriate planting within the gabions. In addition, the extent and depth of planting to be incorporated at the edge of the new land form is also critical, to ensure that the buildings and car parking or service yard areas positioned on the edge of the site are adequately screened or softened.
The landscape scheme has been the subject of negotiations between officers and the applicant and has now been amended to include greater depth of planting on the Europa Link edge of the site, and amendments to the species mix, density, and size throughout the scheme. As amended it is considered that the scheme will provide an appropriate extent of landscaping which will be provided at an early stage in the development of the site, such that it will be allowed to establish in advance of many of the future buildings on the site.
SUMMARY AND RECOMMENDATION
The proposed land remodelling will create more flexible developable area and raises no land use policy issues. It is acceptable in terms of its impact upon highway safety and subject to conditions will provide suitable measures for the suppression of windblown dust.
The works will significantly alter the external appearance of the site creating a prominent wall of gabion blocks, and a prominent edge of the site for development. However, the applicant has demonstrated that the proposed structural landscaping scheme for the site will provide an appropriate framework for the site, softening the appearance of the development on the raised plateau. In this context it is considered acceptable in visual amenity terms.
It is therefore recommended that Planning Permission is granted for the development.
Please note that all maps are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Sheffield City Council LA076325.
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