Sheffield City Council Place Report to City Centre
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SHEFFIELD CITY COUNCIL PLACE REPORT TO CITY CENTRE SOUTH AND EAST PLANNING DATE 13/09/2010 AND HIGHWAYS COMMITTEE REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS SUMMARY RECOMMENDATIONS SEE RECOMMENDATIONS HEREIN THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED. FINANCIAL IMPLICATIONS N/A PARAGRAPHS CLEARED BY BACKGROUND PAPERS CONTACT POINT FOR Trevor Sullivan TEL 0114 2734369 ACCESS Kate Mansell NO: 0114 2736141 AREA(S) AFFECTED CATEGORY OF REPORT OPEN 2 Application No. Location Page No. 10/02607/CHU The Mount (Flockton Block) 6 Glossop Road Sheffield S10 2QA 10/02512/CHU 88 Headford Street 12 Sheffield S3 7WB 10/02317/FUL 438 And 438A Abbeydale Road 19 Sheffield S7 1FQ 10/02153/FUL 5 Lees Hall Avenue 29 Sheffield S8 9JE 10/02143/FUL Land Adjacent 21 Maltby Street And Bordered By 35 Brompton Road And Gerald Street Maltby Street Sheffield 10/02132/FULR Land Between 62 And 62A 54 Dore Road Sheffield 10/02076/FUL Land Adjacent Damons 63 Sevenairs Road Sheffield 10/02067/FUL 8 Stretton Road 99 Sheffield S11 8UQ 10/01929/FUL 29-31 Campo Lane 104 Sheffield S1 2EG 3 10/01877/FUL 23 Albany Road 109 Nether Edge Sheffield S7 1DN 10/01672/CHU 455 Glossop Road 120 Sheffield S10 2PT 10/00787/CHU 100-106 John Street (part) 129 Sheffield S2 4QU 09/02704/OUT Site Of Former Jacobs Manufacturing Co Ltd 136 Troutbeck Road Sheffield S7 2QA 4 5 SHEFFIELD CITY COUNCIL Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The City Centre South and East Planning And Highways Area Board Date Of Meeting: 13/09/2010 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 10/02607/CHU Application Type Planning Application for Change of Use Proposal Use of Office (Class B1) for Education Use (Class D1) (retrospective) for a temporary period Location The Mount (Flockton Block) Glossop Road Sheffield S10 2QA Date Received 04/08/2010 Team SOUTH Applicant/Agent DTZ Recommendation Grant Conditionally Subject to: 1 The D1 use hereby approved shall cease on or before the 31 May 2018, at which point the use shall revert to B1 Office Use unless otherwise agreed in writing by the Local Planning Authority. In order to define the consent. 2 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the premises shall be used solely for the use hereby permitted and shall not be used for any other purpose within Class D1. In the interests of the amenities of the locality and occupiers of adjoining property. 3 The Education Use shall be used for the approved purpose only between 0830 hours and 1700 hours on Mondays to Saturdays, and at no time on Sundays and Public Holidays. In the interests of the amenities of the locality and occupiers of adjoining property. 4 The development must be carried out in complete accordance with the following approved documents; Drawing Numbers - 3157/01 (Rev 1), 3157/02, 3157/03 and 3157/04 unless otherwise authorised in writing by the Local Planning Authority. In order to define the permission. Attention is drawn to the following justifications: 1. The decision to grant permission and impose any conditions has been taken having regard to the relevant policies and proposals from the Yorkshire and Humber Plan, (also taking into account the Secretary of State's, stated intention to abolish Regional Strategies) the Sheffield Development Framework and the Unitary Development Plan set out below: BE19 - Development affecting Listed Buildings H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas CS3 - Locations for Office Development The proposal would be considered to have an acceptable impact upon the residential character of the area and the amenities of householders within the vicinity. It would have an acceptable impact upon the character of the listed building. Appropriate levels of parking would be provided, resulting in an acceptable impact upon highway safety. This explanation is only intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report at www.sheffield.gov.uk/planningonline or by calling the Planning Help Line at (0114) 273 4215. 7 Site Location © Crown copyright. All rights reserved. 10018816. 2005 8 LOCATION AND PROPOSAL The application site is located at the junction of Glossop Road with Newbould Lane. It is designated as being within a Housing Area under the provisions of the Unitary Development Plan, but is within short walking distance from Broomhill District Shopping Centre. The building in question is a Grade II* Listed Building, and covers 4 floors. It is located within Broomhill Conservation Area. Previously the building was used as an office (Use Class B1), but was unoccupied for a period of 5/6 years. Approximately one year ago an Education Use (Use Class D1) began in the building, and the current application seeks retrospective consent for this use. The consent sought is for temporary consent, until 31 May 2018, at which point the D1 use would cease and the use would return to the B1 use. RELEVANT PLANNING HISTORY There is no planning history relating to the current application site. SUMMARY OF REPRESENTATIONS Following neighbouring notification, no written representations have been received. PLANNING ASSESSMENT The application site is located in a Housing Area under the Unitary Development Plan. Policy H10 of the UDP states that D1 uses are acceptable in housing areas, subject to the requirements of Policy H14 being met. Policy H14 states that applications for changes of use will be acceptable, amongst other things, where; appropriate off-street parking would be provided, it would occupy only a small area and not lead to a concentration of non-housing uses, not lead to air pollution, noise, smell, excessive traffic levels or other nuisance and be on a scale consistent with the residential character of the area or meet primarily local needs. The proposal involves no alterations to the Listed Building, so consent relating to these matters is not required. However, Policy BE19 of the Unitary Development Plan covers Listed Buildings and requires proposals for change of use to preserve the character of the building. Since, no alterations are being made to the building the proposal is considered to have at least a neutral impact on the character of the building. In some senses the continued use of the building would lead to closer maintenance of the building and its fabric, and could therefore be argued to have a positive impact. 9 Policy CS3 of the Sheffield Development Framework Core Strategy is relevant to the proposal. It deals with ‘Locations for Office Development’ and states that at least 65% of total office development in the city should be within the city centre and at its edge. The site is beyond the edge of the city centre. As such the proposed change from B1 Office to D1 Education Use for an eight year period would be seen positively in light of this policy. The reversion to a B1 use after this period would not be in keeping with this policy. Having said this any reversion at that point would be less detrimental to the policy’s objective than refusing the current application and requiring the unauthorised D1 use to vacate the premises, leaving the premises as a B1 use. Therefore, whilst the reversion to B1 after eight years would not fully accord with this policy, it is considered that this would not form a sound basis for a reason for refusal. Character of Area and Amenity Issues The building’s authorised class B1 use, is clearly non-residential. Therefore the proposed change of use would not act to further dilute the residential character of the locality or create a concentration of non-housing needs. Indeed, a considerable proportion of the surrounding buildings are Education establishments, and therefore the proposed use would be in keeping with this part of the locality’s prevailing character. The education use which is currently operating in the building is a language school; including classrooms, one-to-one training rooms, a self study centre, a common room, a games area, a computer suite and a coffee bar. The building is quite isolated from the nearest residential dwellings and is in itself a solidly built construction. In addition the nature of the proposed use is very limited in terms of the levels of noise generated within the premises. The proposed hours of usage are 08:30 to 17:00 Mondays to Saturdays, with no opening on Sundays. Thereby avoiding times which may conflict with normal residential lifestyles. Overall, it is considered that the proposed use would not conflict with the residential character of the area, or harm the amenities of neighbouring occupiers due to impacts of noise or any other nuisance. Highways Issues In relation to the highways implications of the proposal there is considered to be ample parking provisions available. The basement parking provision is available for use, as is a portion of the ground level parking. This would only be required for staff, as students are overseas based and would be most likely to not have access to a personal vehicle.