Recommendation Sheet

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE AND EAST DATE 13/09/2004 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Chris Heeley TEL NO: 36141

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN 2 Application No. Location Page No.

03/03073/FUL Asda Handsworth Road Sheffield S13 9BN 6

03/03087/FUL Asda Handsworth Road Sheffield S13 9BN 10

04/00445/CHU 89 Old Retford Road Sheffield S13 9QY 18

04/01416/FUL Former Firth Park School Site Barnsley Road Sheffield 22

04/01436/CAC Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, 25 Shoreham Street, St Marys Road And Brittain Street Sheffield

04/01437/FUL Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, 27 Shoreham Street, St Marys Road And Brittain Street Sheffield

04/01837/FUL Site Of Hope Works, 17-39 Mowbray Street 45 Sheffield

04/01871/CAC Site Of Hope Works, 17-39 Mowbray Street Sheffield 62

04/02221/FUL 121 Duke Street Sheffield S2 5QL 64

04/02674/FUL Site Of Bowling Green At Tinsley Recreation 70 Ground Norborough Road Sheffield

04/02748/FUL Land At Arundel Gate And Norfolk Street Sheffield 79

04/02907/LBC 34 Gell Street Sheffield S3 7QW 87

04/02908/FUL 34 Gell Street Sheffield S3 7QW 90

04/03128/FUL Site Of No.2 Fife Street Sheffield S9 1NJ 96

3 04/03135/FUL Land At Plot Z Sheffield Airport Business Park Europa Link Sheffield 101

4 5 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: 13/09/2004

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 03/03073/FUL

Application Type a Full Planning Application

Proposal Construction of colleague car park and means of vehicular access (As amended 1st June 2004)

Location Asda Handsworth Road Sheffield S13 9BN

Date Received 13/08/2003

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that in the absence of a Travel Plan relating to the operations of the supermarket/food store that the additional car parking is intending to serve, the applicant has failed to demonstrate that the development will meet the sustainable transport objectives set out in PPG 13 'Transport' and similarly does not meet the aims of Supplementary Planning Guidance to the Unitary Development Plan for Sheffield 'Guidelines for the Preparation of Transport Assessments and Travel Plans'.

6 Site Location

109.4m

1 8 9

H A N D S W O R T H R O A D

B M 1 2 1 0 1 1 . 9 8 m

112.9m

115.7m

D A O R K R A P D N O M H IC R

112.0m

Government Buildings

LOCATION AND PROPOSAL

The application site is located on the northern side of Richmond Park Road, and consists of a currently unused area of land, with a brick wall and railing boundary treatment along the Richmond Road frontage, with tree planting within the site at the rear of the wall. The ASDA supermarket lies to the east, with an industrial unit to the southwest.

The proposal seeks Planning Permission for the construction of an 81-space car park for ASDA, for staff parking. It would connect to the store via a stepped pathway. It is proposed to provide access and egress to the car park via a single entrance/exit point on Richmond Park Road. A supporting statement relating to Transportation was submitted with the application.

Members may recall that this proposal formed part of a previous application which also included the provision of a new access road to the store car park, taken from the Parkway slip road. This application (Ref:03/01139/FUL) was withdrawn by the applicant in July 2003.

7 RELEVANT PLANNING HISTORY

Outline Planning Permission was granted for the development of a public house, and a fast food restaurant on a site at the junction of Handsworth Road and Richmond Park Road in April 2000. Subsequently, Reserved Matters approvals have been given to both the public house (March 2002), and to the fast food restaurant (October 2000).

The proposed staff car park sits on the site of the proposed public house.

SUMMARY OF REPRESENTATIONS

No representations have been received following publicity given to the proposals.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Industry and Business Area. Within such areas Policy IB6 states that car parks are acceptable land uses. Policy IB9 requires that new developments in such areas should not cause local residents to suffer unacceptable living conditions, and should provide safe access to the highway network, with appropriate parking levels. These issues are considered in detail below.

Highways and Transportation Issues

The applicant has demonstrated that peak traffic movements from the car park will be less than those permitted within the Planning Permission for the development of a public house on the site. The proposed access arrangements are considered to be acceptable, and the proposed layout is also satisfactory.

The proposed car park will however increase car parking provision for the operation of the ASDA store, not provide parking for a new and separate facility such as the public house. When taking account of proposals that have been submitted in parallel with this application, for the provision of a new access road and alterations to the existing car park, the net increase will be 50 spaces. It should however be noted that the applications relate to entirely separate schemes and there is no guarantee that both would be implemented. The possibility of an increase in parking at the store of 81 spaces, without subsequent reduction elsewhere therefore exists.

Any such increase in car parking provision should be justified by consideration of the relevant floorspace levels of the store. The retail floorspace within the store has considerably increased following the recent introduction of a

8 mezzanine floor (without the need for planning permission). The total floorspace of the store (approximately 12900 square metres) is now such that an increase of 50 spaces would result in overall car parking levels that are within the maximum parking guidelines as set out in the UDP, and within Government Guidance (PPG 13 Transport) for a store of the size that has now been created. The level of parking proposed is therefore considered to be acceptable.

However the additional spaces are only considered to be justifiable in terms of both UDP and PPG 13 guidelines when taking account of the increased floor area. In the absence of the additional floor area, an increase in parking provision could not be justified.

A store of the size that has now been created, and with such a substantial level of car parking provision creates potential for significant impacts on the local area in terms of travel. It is therefore considered reasonable, in a situation where a further 50 (or potentially 81) spaces are being created, for the implementation of a Travel Plan to be required of the applicant. Travel Plans are promoted by PPG 13 as a method of encouraging amongst other sustainable transport initiatives, reduced car usage, increased use of public transport, walking and cycling. It is considered that such measures would help to address some of the local traffic difficulties that arise from the operation of the store.

However, despite several requests from officers during negotiations on the details of the proposals, the applicant is unwilling to provide such a measure, or agree to its inclusion as an item to be the subject of a condition. As the increased car parking is only justified when taking the enlarged store into account, it is inextricably linked to the store, and its travel impacts should be considered in relation to the requirements of PPG 13. In the absence of the agreement to provide a Travel Plan it is considered that the proposals are not in accordance with the overall sustainable transport objectives set out within the UDP and within PPG 13, and are therefore considered unacceptable in transportation terms.

Landscaping/Boundary Treatment

The proposals have been amended following negotiations with the applicant, to include the retention of an attractive boundary wall and railing detail along the site frontage, and to incorporate a reasonable level of retained and new planting. In this context the proposals are considered to be acceptable.

SUMMARY AND RECOMMENDATION

In summary, the proposal raises no significant land use policy issues, and is acceptable in terms of its impact upon the street scene, retaining and enhancing a good quality boundary treatment to the site.

However, whilst the proposed increase in car parking levels do not exceed maximum guidelines for the enlarged store, they will result in an enlarged

9 parking facility for the most significant travel generator in the local area, and it is considered entirely reasonable for the implementation of a Travel Plan to form part of the proposals to encourage the sustainable transport objectives set out in PPG 13 and within UDP Policy. In the absence of agreement from the applicant to incorporate such provision within the application, it is recommended that Planning Permission is refused.

Case Number 03/03087/FUL

Application Type a Full Planning Application

Proposal Formation of access from Sheffield Parkway Slip Road and revisions to car park layout (As amended 1st June 2004)

Location Asda Handsworth Road Sheffield S13 9BN

Date Received 13/08/2003

Team CITY CENTRE AND EAST

Applicant/Agent Hepher Dixon 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 Town and Country Planning Act.

2 Notwithstanding the details contained within the landscape proposals plan submitted with a letter from Hepher Dixon dated 1st June 2004, the proposals are not approved. Before development is commenced, revised landscape details shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved plans within 1 month of the 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.

10 In the interests of the amenities of the locality.

3 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; orb) 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 is/are brought into use.Highway Improvements:i) Sheffield Parkway slip road - improvements to footpath link to Richmond Park Crescent, andii) Handsworth Road, at site access - design and operational review of signals, incorporating traffic counts at the entrance positions to the store within six months of the completion of the slip road access, andiii) Sheffield Parkway slip roads roundabout at its junction with Handsworth Road and Main Road - review and amendment to road signange including measures to promote pedestrian safety/access.

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.

4 Before development is commenced full details of the proposed slip road access, including details of gradients, retaining features, long and cross sections shall have been submitted to and approved by the Local Planning Authority.

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

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

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

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

11 In the interests of the safety of road users.

7 Before development is commenced full details of directional signage within the site shall have been submitted to and approved by the Local Planning Authority.

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

8 Within six months of the completion of the slip road access to the site, the applicant shall arrange for traffic counts to be undertaken at both site access locations to assist the review of the design and operation of the existing signal controlled entrance on Handsworth Road. Such traffic counts should establish weekday mornings, evenings and weekend traffic flows.

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

9 The close boarded timber fence along the south western boundary of the site adjacent to numbers 97 to 113 Richmond Park Crescent shall at all times be retained.

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

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.

12 2. The footway link from Handsworth Road along the side of the new access road should be between 2.5 to 3.0m wide to allow for future shared cycle use.

3. The provision of the new access itself will be the subject of a separate 278 agreement with the City Council.

Site Location

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6 B M E 9 N 108.66m LA N T O F 8 1 LI C Oak V illa AD RO Y L E AK

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8 Y A W K R 104.8m A P 1 0 D 6 LB . L 0 IE m F P ost F E H S El Sub Sta B owden Housteads W ood

1 7 7

es h ssu at I P Issues 109.4m

1 8 9

H A N D SW O R T H R O A D

d oo th s W a d P ea st ou H n de ow B 10 7 83 L(

115.7m

9 6 1

71 9

2 8

8 8

R I C H M O N D

6 A 8 R K C 2 R 13 E 1 SC E N T

LOCATION AND PROPOSAL

The application site consists of the ASDA Supermarket car park, located on Handsworth Road, and its embankment to Sheffield Parkway. The car park is currently accessed via a single entry and exit point on Handsworth Road, and covers the whole of the western portion of the site between the store and the Parkway, up to the boundary with residential properties on Richmond Park Crescent. Due to level differences the car park is significantly elevated above the level of the Parkway slip road that runs to the west of the site.

The proposal involves the construction of a new access road to serve the car park from the Parkway slip road. This will entail cutting into the existing embankment, commencing close to the roundabout exit, with the road climbing towards the south western boundary of the site, then running parallel

13 with the rear boundaries of the residential properties on Richmond Park Crescent. The proposals include landscaping, including replacement of tree planting that would be lost to the construction of the road, and an additional buffer strip to the residential boundary. The proposals also contain the provision of improved pedestrian links to the store from Richmond Park Crescent.

A supporting statement relating to transportation issues has been submitted with the application.

Members may recall that this proposal formed part of a previous application which also included the provision of a new staff car park, to be located on Richmond Park Road. This application (Ref:03/01139/FUL) was withdrawn by the applicant in July 2003.

RELEVANT PLANNING HISTORY

There is no Planning History of particular relevance to this proposal other than the previously withdrawn application referred to above.

SUMMARY OF REPRESENTATIONS

One 90-signature petition has been received objecting to the proposal on the grounds that the proposal will introduce increased risk of injury to property and person, and will be detrimental to the quality of life for local residents (increased noise, air and litter pollution, increase to stress levels and devaluation of adjacent properties) – the latter two points are not planning matters.

A further 90-signature petition has been received requesting that the City Council, and the applicant take measures to find solutions to existing problems of noise litter and air pollution created by ASDA’s relocation to Handsworth Road.

Two individual letters of objection have been received on the following grounds:- - Increased risk of accidents and damage to property as evidenced by a vehicle recently crashing through the boundary of the car park to residential property on Richmond Park Crescent. - Increased air pollution caused by additional traffic and vehicle movements close to property, and by loss of tree protection on the Parkway. - Increased litter would result from additional activity. - Increased noise pollution from vehicle engines, car stereos, made worse by queuing vehicles - Loss of trees along the Parkway frontage and along the boundary with residential property on Richmond Park Crescent, which provide a buffer to traffic noise and pollution.

14 Clive Betts M.P. has written expressing support for concerns expressed in the letters of objection.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Industry and Business Area. Policy IB9 requires that new developments in such areas should not cause local residents to suffer unacceptable living conditions, and should provide safe access to the highway network, with appropriate parking levels. These issues are considered in detail below.

Highways and Transportation Issues

The sole means of vehicular access and egress to the site is currently located on Handsworth Road, via a signalised junction. The junction experiences congestion during busy periods at the store, particularly in respect of vehicles turning right into the site from Handsworth Road. The applicant has stated that the development will bring positive benefits to the operation of the store by providing a more efficient means of access and easing congestion along Handsworth Road. They further state that relieving right turn movements will help mitigate the effects of additional traffic generated by the increased floor area of the store.

The provision of a new access road will provide an alternative point of entry to the site, thereby relieving pressure on the existing Handsworth Road access. The applicant has demonstrated that there will be a net decrease in the number of vehicles accessing the site from Handsworth Road on implementation of the access road proposal, and this conclusion is accepted. There will be an increase in the number of vehicles that exit the site onto Handsworth Road, however, this would occur with or without the proposed access and car parking, as a result of the provision of the mezzanine floor which did not require Planning Permission. The increase in vehicles exiting the site will be controlled by the signals at the access junction, and should therefore have no significant impact upon the highway network. Service Vehicles will not use the new access road but will continue to use the Handsworth Road access.

The proposals to provide a pedestrian link to the residential area of Richmond Park Crescent represent an improvement in accessibility to the store for pedestrians. At present shoppers scramble the embankment and climb over car park fencing to get to the store. In addition it is considered necessary for footpath beyond the site boundary that provide a link to the store to be improved. These works are to be secured by a Grampian condition, along with a design and operational review of the signal controlled access on Handsworth Road.

15 The provision of the access road has a consequential impact upon the number of car parking spaces within the existing car park, such that there is a reduction of 31 spaces. This loss is considered to be acceptable on the basis that current parking guidelines within the UDP and within PPG 13 ‘Transport’ are expressed as maximum guidelines. Parking provision for the store is still considered to be adequate with the loss of those spaces.

In this context, it is considered that the proposals will improve traffic movement and access to the store, and will enhance pedestrian links. The proposals are also acceptable in terms of their impact upon highway safety.

Impact on Landscape Features

The proposed access road will result in the removal of a significant amount of landscaping, in the form of tree planting along the existing embankment alongside the slip road, and adjacent to the car park frontage. The adjacent Bowden Wood has protection as a Local Nature Reserve, designated in 2002, and Heritage Lottery Funding is currently supporting a restoration project to improve the woodland, along with others, for people and wildlife. The proposals do not however affect this section of woodland.

Retaining walls and the access road carriageway will dominate views on approach to the site, and to Sheffield Parkway, although its higher level will restrict views from the Parkway itself. This is a consequence of the proposals that is unavoidable if the access road is to be implemented. The engineering requirements of the road, including gradients, retaining walls, and carriageway alignment, are such that there is not a viable alternative that would have less impact.

In mitigation, the proposals provide new tree and shrub planting along the top of the retaining wall, which will assist with softening views of the vast area of car parking within the site. The submitted scheme has not yet been agreed and it is proposed to request improvements to the scheme with a condition requiring revised details to be submitted.

Impact upon Residents Amenity

The area of the proposals, which has the most potential for impact upon residents, is the section of the proposed access road that runs parallel to residents rear gardens on Richmond Park Crescent. This area of the car park is currently occupied by a row of parking bays located at right angles to and immediately abutting the boundary fence. Beyond the boundary fence is a row of conifer trees completing the boundary.

Currently the use of the spaces results in a level of noise and disturbance to residents from the starting and revving of vehicle engines, car doors banging, raised voices, and the movement of loaded and empty shopping trolleys. Approximately 50% of the parking spaces along the boundary would be removed by the access road proposals, and would be replaced by a 5m planting strip. The 5m strip represents an amendment to the proposals,

16 secured following negotiations with the applicant. Originally the proposed access road was located immediately adjacent to the boundary.

As a result of the amendments to the scheme, it is considered that the proposals would not result in increased disturbance to residents caused by noise and fumes from vehicle exhausts. It is anticipated that the removal of the parking bays, and the presence of a landscape buffer will reduce the level of disturbance for those properties that share a boundary with that part of the site, principally by taking the source of the disturbance further away from the boundary. The design of the road and the entrance it creates to the car park is such that the traffic will be slow moving, in a similar manner to that of a car park aisle, and will not therefore produce excessive noise levels. It is important to note that service vehicles will not use the road. They will continue to use the access on Handsworth Road.

Residents concerns have included the increase in litter that would result from the use of the access road. This is not considered to be an issue over which the Local Planning Authority has any significant level of control, but is more of a site management issue for ASDA.

SUMMARY AND RECOMMENDATION

In summary the proposed new access road is considered to be acceptable in terms of its impact upon highway safety, and will result in benefits of relieved congestion at the Handsworth Road access to the site, and improved pedestrian access to the store. The works will not adversely affect the amenities of local residents, and though they will result in the loss of a number of trees along the landscaped embankment to the Parkway slip road, this is to some degree being mitigated by replacement planting, and the loss of the trees is not considered to cause sufficient harm to warrant the refusal of permission. It is therefore recommended that Planning Permission is granted.

17 Case Number 04/00445/CHU

Application Type a Planning Application for Change of Use

Proposal Use of adjoining land as extension to garden

Location 89 Old Retford Road Sheffield S13 9QY

Date Received 09/02/2004

Team CITY CENTRE AND EAST

Applicant/Agent Mr M Bell

Recommendation Grant Conditionally

Subject to:

1 Within one month of the date of this approval details shall be submitted of boundary treatment including hedging and such approved details shall be implemented within one month of their approval and/or within the next planting season, subject to the prior written approval of the Local Planning Authority.

In the interests of the visual amenities of the locality.

2 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the site shall be constructed without prior planning permission being obtained from the Local Planning Authority.

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

Attention is drawn to the following justifications:

18 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 Y A W VE EA R G

2 2

Warehouse

3 R 2 E T F O R D R O A D

8 3 W a r d

8 C B

5 R d

4 y 4 2

89 8

8 65.5m

8 9

0 1

60.4m

BM 58.27m

9 3

8 0 4

1 4

LOCATION AND PROPOSAL

The site consists of an area of informal open space set within a triangle bounded by Retford Road, Old Retford Road and residential development to the northwest. It is mainly grassed and rises from Retford Road by approximately 2 metres. To the northwest adjacent to No. 89 Old Retford Road a section of the area has been fenced off with an open wooden ranch- type fence approximately 1 metre high. The front boundaries of 89 Old Retford Road and 244 Retford Road are evergreen hedges.

The application is in part retrospective and planning approval is sought for the change of use of part of the open space bounded by the wooden fence referred to above.

19 RELEVANT PLANNING HISTORY

None

SUMMARY OF REPRESENTATIONS

14 letters have been received from 10 households, 3 of which support the proposal, the remainder raising objections.

Issues raised in objection:

- the land is common land - grass verges and green open spaces should not be sold off - changes are unsightly and will benefit no-one in the community - views to woods and access to them will be restricted - approval of this proposal may encourage applicant to apply for the rest of the land and how would this be stopped - boundary treatment could not blend in the landscape of the area - proposal blocks access for adjacent occupier and other residents in the area - the site is an asset for the community and used by children - it is litter free and cleaned up by Street Force - the site should not be acquired by ‘adverse possession’ - if the applicant and/or Council do not continue to maintain the site it will become overgrown and unsightly - residents believe that although ownership is not known it ‘belongs’ to them - it is not used as a dog toilet

In support of the proposal:

- the proposal will improve the size of the applicant’s garden which is small - the open space is currently messed up by children on bikes and sledges in winter - the site is dumped with rubbish including broken bottles - the applicant would improve the site - the site is only small and incompatible with surrounding land - there is a public path around the open space thus people do not have to walk over it - the site is used as a dog toilet and the fence is preferable.

PLANNING ASSESSMENT

Policy Issues

The site is within a Housing Policy Area and the area of land including the site is considered a ‘Local Open Space Area’. Policy LR8 ‘Development in Local Open Spaces’ states that “Development in local open space will not be permitted where: (a) it would involve the loss of recreation space which: (i) serves a Housing Area and where provision is at or below the minimum guideline; or (ii) is in an area where residents do not have easy access to a

20 Community Park; or (iii) provides a well used or high quality facility for people living or working in the area; or (b) it would not comply with the conditions of Policy LR5.

Open space both formal and informal in the catchment area of the site is above minimum guidelines for Unitary Development Plan provision. There is easy access to a Community Park, the Shirtcliffe Valley, immediately across Old Retford Road. Thus in principle Policy LR8 is not contravened.

Although of value to local residents as a well maintained open space area as described in representations, it cannot be considered of high quality and thus Policy LR5 is not contravened.

Amenity and Design Issues

The current boundary of No. 89 Old Retford Road adjacent to the site is a hedge and the boundary of the site is currently an open fence. Thus a more private boundary treatment would be preferable in the interests of the occupiers of No. 89 Old Retford Road, for example an extension of the hedge.

Although piecemeal extensions of gardens into open space would not normally be acceptable, this site is problematical due to its unknown ownership. Prior to the current proposal the site was considered to be in Council ownership and maintained by Street Force. Following investigations into ownership and being outside the Council’s control Street Force have withdrawn its interest in the site. Thus unless local residents maintain the area it is likely to become overgrown and unkempt. Therefore including the land into garden areas may be the preferable option subject to suitable boundary treatment. Also due to the prominent nature of the site it is also considered that permitted development rights should be removed to control development to the front of the house.

The majority of representations object to the loss of open space, some of the issues such as maintenance are dealt with above. Loss of view is not a planning issue. There is an amenity open space close by and there is not a highway footpath crossing the site in reference to access from Retford Road to Old Retford Road.

Highways Issues

There are no highways implications crossing from the site as the applicant has off-street parking to the rear of the house.

CONCLUSION AND RECOMMENDATION

The garden extension is within a Local Open Space Area and within private (unknown) ownership. Although of some local value, informal open space within the catchment area of the site is above minimum standards. As the site is likely to become unkempt and overgrown following the withdrawal of Street Force maintenance, although not ideal, piecemeal use of the land is

21 considered acceptable. Thus the proposal does not contravene Unitary Development Plan Policies LR5 and LR8.

Thus on balance it is recommended that the Area Board approve the application.

Case Number 04/01416/FUL

Application Type a Full Planning Application

Proposal Erection of security fence and entry gates

Location Former Firth Park School Site Barnsley Road Sheffield

Date Received 13/04/2004

Team CITY CENTRE AND EAST

Applicant/Agent Ellis Williams Architects

Recommendation To Report

Subject to:

22 Site Location 1

El Sub Sta 218

208

196 Community Centre

9 19

7 0 H ORNIN GLOW

ROAD

112.4m 2 2

1 1 2

BM 112.58m 1 0 2 5 2 7

y d B Firth Park School d r a R C W

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2 TID

8 LB

11 3

111.9m 6 1

1 1

4 8 2

B A

3 R

7 N

O A LOCATION AND PROPOSALD

The application site is located on the eastern side of Barnsley Road, between Tideswell Road and Horninglow Road, on the edge of a designated Housing Area. Formerly occupied by Firth Park School, the new Longley Park sixth form college is currently under construction and due to open this autumn (planning application 03/00209/FUL refers).

The site rises gently to the east where it is bound by the rear gardens of the two storey terraced dwellings characteristic of the local area. Residential properties to the west, on the opposite side of Barnsley Road, comprise of two storey semi-detached dwellings set back approximately 16 metres from the highway. Beyond lies Longley Park, a large designated Open Space Area.

Planning permission is now being sought for the erection of a security fence and gates to bound the new college, which will serve up to 900 mostly full time students within the 16 to 19 years age group. The proposal, as amended, involves the erection of a 2 to 3 metre high security fence along Tideswell Road, part of Horninglow Road and the eastern site boundary to the rear of properties on Tideswell Road, plus a 1.8 metre high fence along the Barnsley Road frontage and entrance forecourt (as far back as the plant room on Horninglow Road). The proposals also involve the removal of the stone piers

23 from the existing Tideswell Road stone boundary wall. There are currently no proposals to erect a fence along the rear boundary of properties on Horninglow Road due to an unresolved boundary issue.

REPRESENTATIONS

Two letters were received in connection with the proposed development from the occupiers of residential properties backing on to the application site. Both are in support of the proposal, though one raised some concern regarding the height of the fence.

ASSESSMENT

The need for appropriate security measures is understood, particularly around areas vulnerable to intruders such as the car park to the rear of the site. It is considered critical, however, given the prominence of this site on a main route into the city, the largely residential neighbourhood and the dynamic and good quality design of the new building, that the Barnsley Road frontage and forecourt area at the junction with Horninglow Road be treated sensitively. Indeed, there is some concern, in terms of visual amenities and the defensive appearance that a high fence would portray, regarding the erection of any security measures along Barnsley Road and, in particular, the entrance forecourt which was originally seen as a public/private meeting and gathering space.

RECOMMENDATION

Officers are continuing to negotiate with the applicant on this matter. The results of the negotiations will be reported to the Board and it is hoped that a satisfactory solution can be found

24 Case Number 04/01436/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of buildings

Location Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, Shoreham Street, St Marys Road And Brittain Street Sheffield

Date Received 08/04/2004

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones Architects

Recommendation Grant

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 buildings shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

Attention is drawn to the following justifications:

1. The decision to grant conservation area consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; H2 - Locations for Housing Development; H7 - Mobility Housing; H12 - Housing Development in the City Centre; and BE16 - Development in Conservation Areas. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and

25 application report please contact the Planning Records section on 2734220, 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

Robot Works T

T Speedwell R

M Works ry d n u o F 1 21 1 k W 23 o a M Works o re A r h Garage T

ou 1 IL B s 0 D

r e 1 A E S te l TR r Su E o b E 2 S T P 5 ta W orks Warehouse 1 Sub Sta 1 35

Warehouse

6 Works 5

W 1 1 a 69 re ho Depot 8 u 5 s 1 e to 6 5 1 El Sub Sta

8 7

1 BR BM 58.00m

Works T 6 A 1 IN 60.0m ST Weir RE ET

Universe Shoreham House Falcon Works

2 W orks

o t

1 Garage

Universe W B W orks Wor ks o R r I m k T 7 M T .2

s 99 S 59 2 A

A T I BM 1 R N T E

H Shoreham House E o t E T E

1 R 1 0 1 R O

T Garage

1 S 0 58.8m

6 S

1 4

0 AD 2 RO 9 'S 1 RY MA ST

BM 61.47m

60.4m

1 2 6

111

S N TR

TO EE

LEN T

1 5

4 C Depot 3 o m m T CBs Ce un n it tre y 2 1 5 6 7 L E t o A 1 D 7 4 9 4 M I L L R O A D 04/01436/CAC

For observations and representations see Report for No. 04/01437/FUL on this Agenda.

26 Case Number 04/01437/FUL

Application Type a Full Planning Application

Proposal Demolition of buildings and erection of 1 x 5, 1 x 7, 1 x 8 storey buildings to form 361 single person flats, ground floor offices and car parking (As amended 23, 25 and 26 August 2004)

Location Land Adjoining 192 Shoreham Street And St Marys Road And Site Of Shoreham House, Shoreham Street, St Marys Road And Brittain Street Sheffield

Date Received 08/04/2004

Team CITY CENTRE AND EAST

Applicant/Agent Carey Jones Architects

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

In the interests of the visual amenities of the locality.

3 Before the facing brickwork is installed, a sample panel of the facing brickwork shall be erected on site and the facing bricks, joints and mortar shall have been approved in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

4 Notwithstanding the drawings hereby approved the courtyard elevations of Blocks B and C shall be provided with light coloured facing materials, and before the development is commenced full details thereof shall have been submitted to and approved by the Local Planning Authority.

27 In the interests of the amenities of the locality and occupiers of the proposed dwellings.

5 All windows in the areas of brickwork shall be installed with reveals equivalent to one brick's depth, and shall not be installed otherwise without the prior written approval of 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 hard surface materials shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless such approved details have been provided and thereafter retained.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

9 No goods, materials or articles of any description shall be stored or displayed wholly or partly outside the buildings within the site of the development.

In the interests of the amenities of the locality.

10 The following Mobility Housing features shown on the drawings hereby approved shall be provided to the minimum sizes described in at least 25% of the residential rooms:- (a) 1500 mm manoeuvring space in lift lobbies; (b) 1200 mm wide corridors with 300 mm wide panels at the

28 side of corridor doors; (c) double doors to be 1600 mm wide set within an 1800 mm structural opening; (d) single doors to be 800 mm wide set within a 900 mm wide structural opening; and (e) 1500 mm wheelchair turning circles in bathrooms. In order to provide Mobility Housing accommodation in accordance with the Council's Supplementary Planning Guidance.

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

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

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

12 Notwithstanding the drawings hereby approved, Block A shall not be occupied unless service access for the bin stores, delivery access and disabled access have been provided from Mary Street, but before such access is provided full details thereof shall have been submitted to and approved by the Local Planning Authority.

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

13 Notwithstanding the drawings hereby approved, revised details of cycle parking shall have been submitted to and approved by the Local Planning Authority, and the development shall not be used unless cycle parking in accordance with such revised details has been provided and thereafter retained.

In the interests of sustainable transport to and from the site.

14 The business (Class B1) space hereby approved shall be provided and made available for occupation not later than 1 year from the first occupation of the residential part of the development.

In order to support economic activity in the Cultural Industries Quarter.

15 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in paragraphs 5.2 to 5.9 of the Noise Report No 2584.1v2 dated March 2003 produced by Hepworth Acoustics Ltd have been carried out as specified in the Report and such works shall thereafter be retained.

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

29 16 The development shall not be used for the purposes hereby permitted unless all habitable rooms have been fitted with a fully ducted ventilation system fitted with appropriately designed in-line silencers but before the development is commenced full details thereof (including details of inlet and extract vents) shall have been submitted to and approved by the Local Planning Authority.

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

17 The development shall not be used for the purposes hereby permitted unless a scheme of sound attenuation works to the business areas has been installed capable of securing a sound level within the buildings not exceeding Noise Rating Curve 45 at all times, but before the development is commenced full details thereof shall have been submitted to and approved by the Local Planning Authority.

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

18 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 of the occupiers of the proposed buildings.

19 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:- (a) Be carried out in accordance with a method statement that shall have received the prior written approval of the LPA; and (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. All noise measurements shall be carried out in accordance with a method statement that shall have received the prior written approval of the Local Planning Authority.

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

30 20 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

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

21 Before the development is commenced, a Phase 1 and Phase 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In the interests of the health and safety of the occupiers of the proposed development.

22 No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved by the Local Planning Authority.

In order to safeguard the archaeological interest of the site.

23 Before the development is commenced, details of Public Art work forming part of the development shall have been submitted to and approved by the Local Planning Authority and the development shall not be used unless such Public Art work has been provided as approved and thereafter retained.

In order to enhance the development in line with Council's Public Art Scheme.

24 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and

31 unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

25 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3 metres either side of the centre line of the water main which crosses the site.

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

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

In the interests of satisfactory and sustainable drainage.

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

In the interests of the safety of road users.

28 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 development is brought into use. Highway Improvements:- (i) Footway widening to the junction of St Mary's Road and Shoreham Street; (ii) Footway reconstruction in Sheffield Slab and grantite kerb to Brittain Street.

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

32 29 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to adjacent levels, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

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

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

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

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

In the interests of the safety of road users.

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

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

33 The development shall not be used unless the surface water run-off from the development has been arranged such that the maximum flow discharging to a watercourse does not exceed 5 litres per second.

In the interests of satisfactory flood control.

Attention is drawn to the following justifications:

33 IB9 - Conditions on Development in Industry and Business Areas; H2 - Locations for Housing Development; H7 - Mobility Housing; H12 - Housing Development in the City Centre; and BE16 - Development in Conservation 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 2734220, 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 HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, 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. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting. Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site. STATEMENT OF SHEFFIELD CITY COUNCILUNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest.2. This statement does not confer

34 any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation.3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement.4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill-posting notwithstanding part 3 above.5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts.(a) Hoardings screening development sites.(i) Only bill-posting on hoardings to sites where building work is underway shall be generally exempt from action being taken by the Council. In all other cases bill-posting shall not take place unless the Council have been notified and subsequently confirmed that they are not minded to take action in respect of a specific site.(ii) The posters shall be displayed and maintained in a neat and tidy manner with a border left above the posters and at least 0.5 metre between the bottom of any poster and ground level.(iii) Existing authorised advertisements or artwork shall be respected.

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.

5. You are advised that the development will entail modification to the existing waiting restrictions. The developer will be required to sponsor any new or modified traffic orders and will be required to compensate the Council for any loss of on-street parking spaces at a cost of £2,000 per space lost.

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

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

8. 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.

9. The developer's attention is drawn to:(i)Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and(ii) the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code. Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled. If you require any further information please contact Mr A Rylands on Sheffield 2734197.

10. 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.

11. You are advised to consider some form of sustainable urban drainage for disposal of surface water to ground or to attenuate discharge. Any such works should not create ground water problems for nearby land that may be at a lower level. The ownership and maintenance of such facilities would need to be clearly defined. You are advised that the approval of the Council's Drainage Section (Tel: 0114 273 5847) should be sought for surface water discharge arrangements. Separate approval may also be required from the Environment Agency (Tel: 0113 213 4763).

36 Site Location

Robot Works T

T Speedwell R

M Works ry d n u o F 1 21 1 k W 23 o a M Works o re A r h Garage T

ou 1 IL B s 0 D

r e 1 A E S te l TR r Su E o b E 2 S T P 5 ta W orks Warehouse 1 Sub Sta 1 35

Warehouse

6 Works 5

W 1 1 a 69 re ho Depot 8 u 5 s 1 e to 6 5 1 El Sub Sta

8 7

1 BR BM 58.00m

Works T 6 A 1 IN 60.0m ST Weir RE ET

Universe Shoreham House Falcon Works

2 W orks

o t

1 Garage

Universe W B W orks Wor ks o R r I m k T 7 M T .2

s 99 S 59 2 A

A T I BM 1 R N T E

H Shoreham House E o t E T E

1 R 1 0 1 R O

T Garage

1 S 0 58.8m

6 S

1 4

0 AD 2 RO 9 'S 1 RY MA ST

BM 61.47m

60.4m

1 2 6

111

S N TR

TO EE

LEN T

1 5

4 C Depot 3 o m m T CBs Ce un n it tre y 2 1 5 6 7 L E t o A 1 D 7 4 9 4 M I L L R O A D LOCATION AND PROPOSAL

These sites lie on each side of Shoreham Street facing St Mary’s Road. The western site adjoins Princess Works at 192 Shoreham Street, a characteristic foundry/general engineering workshop, and backs on to workshops at 106- 110 Mary Street. The proposal here is to demolish only lean-to structures and outbuildings and erect a 5 storey block comprising ground floor office space with single person flats above.

The eastern site occupies all the land bounded by Shoreham Street, Brittain Street and St Mary’s Road, except for a small strip of land owned by the Council along St Mary’s Road. On this site all existing buildings will be demolished. Those proposed are firstly a part 4, part 6 and part 7 storey block along St Mary’s Road with a 5 storey wing set back from Shoreham Street, and secondly a part 5 and part 6 storey block on Brittain Street. The ground floor to the corner of Shoreham Street and St Mary’s Road will be an office unit, and the remainder single person flats.

On the western site, the existing vehicular access to Princess Works directly off the traffic lights will be closed, with new servicing from Mary Street. On the eastern site vehicular access will be from Brittain Street.

37 Initially the flats will be for students, but the applicants require the option of accommodating other single people, depending upon demand.

HISTORY

An earlier application (03/00163/FUL & 03/00208/CAC) for 440 single person flats with Food and Drink, Business use and car parking was withdrawn on 5 July 2004, after long and difficult discussions. The current proposal is the result.

The earlier scheme also included 192 Shoreham Street and 106-110 Mary Street. The former was to be demolished and the latter refurbished. The main feature of the scheme was a pair of 10 storey residential towers of indifferent design and excessive height in the conservation area.

Also discussed was the provision of flats and more business space on land bounded by Brittain Street, Shoreham Street and Matilda Street, in order to maintain a similar amount of residential accommodation. An application has been received.

REPRESENTATIONS

3 Objections received: (1) Structural damage to adjoining buildings in Mary Street, (2) Overdevelopment, (3) Loss of natural light to workshops at 104 Mary Street, (4) Would prejudice redevelopment of 104-110 Mary Street, (5) Comprehensive package for 104-110 Mary Street required, (6) Already too many students/single people in area, (7) Should specify a mix for older residents, (8) Demolition of buildings in Conservation Area, (9) Adverse impact of Block D on 156 Matilda Street: value of property, (10) Adverse impact of Block D on 156 Matilda Street: overlooking, light pollution or boundary wall within 21 metres, (11) Encroachment of flats within ring road is restricting non-industrial expansion, (12) Existing companies must not have restrictions placed on work practices due to new residential overlooking, (13) Adequate parking for occupants of flats and offices is essential.

Sheffield One: Welcome the investment in the City Centre in principle, subject to detailed design.

Conservation Advisory Group: The Group felt that the proposal did not preserve or enhance the Cultural Industries Quarter Conservation Area. The present scheme would be over development of the site, with a discordant juxtaposition of blocks and a crude, insensitive design which would damage the appearance of the conservation area. The Group felt that remodelling of the existing buildings would be possible, as indicated by the remodelling of other buildings in the area such as the Columbia Works and the Group had no objection in principle to the remodelling of buildings within this part of the Conservation Area. (18 May 2004)

38 Cultural Industries Quarter Agency: Welcome overall, though would prefer more business space. Scheme should be broadband enabled. Design and massing needs to be of a high standard.

ASSESSMENT

Policy

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

Policy H2 identifies the City Centre as a main location for new housing. Policy H12 promotes housing in the City Centre where it would help to strengthen existing communities, or where it would create new sustainable communities not suffering from unacceptable living conditions.

Policy H7 encourages the provision of 25% of housing units as Mobility Housing

The site lies within the Cultural Industries Quarter Conservation Area. Policy BE16 requires that both demolition and development should enhance the character of the conservation area. Buildings making a positive contribution to the conservation should be retained, and redevelopment of sites detracting from the conservation area will be encouraged.

The Cultural Industries Quarter Action Plan states (Page 18) that new buildings should generally be no more than 3-5 storeys high, although some taller buildings may be appropriate as landmarks in the right setting. It stresses (Page 20) the importance of active frontages and mixed use. The priority is to promote business space for use by those in the visual arts, media, IT and other knowledge based activities. The draft Urban Design Compendium reinforces this strategy.

Land Use

Crucial to the scheme is the substantial element of Business space, without which it would be in breach of planning policy. A solely residential scheme on this scale could not be contemplated. The applicants have responded by providing ground floor business space on both parts of this site. In addition they have offered to refurbish for business use 106-110 Mary Street, and to make safe and repair Princess Works at 192 Shoreham Street.

The former is in reasonable condition and empty. The latter is presently used for motor repairs and is in a poor condition. It is to be made ready for use within 2 years of the commencement of the development by Planning Obligation. This is welcome.

39 The proposed business space within the scheme amounts to 430 sq m, out of a total of 12,097 sq m, in 3 units of 130 sq m, 85 sq m and 217 sq m. In addition, No 192 Shoreham Street will provide a further 217 sq m, or twice that with a mezzanine floor.

This modest amount is the most that can realistically be expected in the circumstances, and is sufficient to comply with planning policy. Provision is required by a phasing condition.

On this basis the substantial amount of student/key worker accommodation is considered to comply with planning policy.

Conservation

106-110 Mary Street and 192 Shoreham Street are designated as having a positive impact on the area, and are retained in the scheme. The applicants intend to refurbish No’s 106-110 and let them for business use. The refurbishment of No 192 is welcome, and in this respect the proposal is a big improvement on the earlier scheme. Shoreham House and the nearby garage on Brittain Street are designated as having a negative impact, and their demolition will help the revival of the area.

Design and Site Planning

The proposal on the western site is now in keeping with the surrounding buildings of character, both in scale and massing. The use of underdeveloped land may mean some loss of daylight to the adjoining buildings, but sufficient light will still reach their windows over the top of the new buildings.

The elevations to St Mary’s Road have sufficient relief, with red brick and glazing to the ground floor, and white through-coloured render to the upper floors with relief in red brick and timber cladding. Exposed steelwork above ground level gives a simple plinth effect. A distinctive corner feature provides visual interest, and is topped by brise soleil with supporting struts.

The eastern site presents a 7 storey feature to the other corner of St Mary’s Road and Shoreham Street. The main faces are in red brick punched with varied window arrangements, cedar cladding and galvanised rails to the balconies. These are above a part ground/part first floor plinth of curtain walling and well distributed glazing. The upper part is in rainscreen cladding and curtain walling. In response to considerable pressure from officers, this design is now varied and interesting and appropriate to its prominent position.

The smaller block along Brittain Street uses similar materials to a somewhat different effect. The ground floor accommodates bin and cycle stores, a sub station and small car park. These are screened by glass blocks and timber slats, with a site for public art on the splay corner.

40 Overall the composition is balanced and attractive, subject to details of materials, pointing etc to ensure quality, and a considerable improvement on earlier designs. The scale is appropriate in the conservation area, with the higher buildings confined to the ring road frontage.

Overlooking between habitable room windows has been avoided at distances below 21 metres by use of oblique angles, both in the position of the blocks and the arrangement of the relevant windows. Daylighting of the lower rear windows is a concern, considering the height of the buildings, but considerable benefit is derived by the arrangement of the gaps between the blocks, which range from 4 to 14 metres. Together with the use of lighter coloured facings (details to be submitted), this will be sufficient to provide adequate daylighting.

Landscaping

The space between the blocks is limited on both sites, but there is scope for good quality hard and soft landscaping to enhance the setting of the buildings. This is reserved by condition.

There is a narrow highways strip outside the site along St Mary’s Road, presently planted with shrubs and 5 semi-mature Norway Maples. It is not adopted, and no longer required for highways purposes, although widening the footway to 3 metres is a possibility. The applicants are enquiring about landscaping this strip to enhance their scheme, subject to the views of the Council as landowner. Details will be submitted later. Retention of the existing trees may be possible if not too close to the proposed building.

Mobility Housing and Disabled Access

88 of the 361 bedrooms (25%) have 1500mm turning circles for wheelchairs in their en suite bathrooms, and so do the corresponding kitchens. This is difficult to achieve in shared student accommodation, and it is pleasing that provision to standard has been made in this instance.

All buildings have lifts, accessible lift lobbies, corridors and internal doors to standard. The eastern site falls 2 metres from west to east, and level or ramped access is provided via gates from Shoreham and Brittain Streets. Disabled car parking is provided below the Brittain Street building.

On the western site, no disabled parking is provided. This is required by condition.

Servicing and Parking

Service access to the western site is to be from Mary Street. Bin stores and cycle storage have rear access, but further details are required by condition.

Servicing to the western site will be from Brittain Street, with bin stores below the flats. 5 operational car parking spaces are provided, and 4 disabled.

41 The residential element meets current car-free requirements. Cycle parking is within a secure ground floor on each site, but the spaces shown are too tightly packed. Revised details are required by condition.

The business element needs operational and disabled parking. The applicants intend to provide this space as part of the redevelopment of the other site across Brittain Street, for which an application has been received. It is in their interest to provide this space if the business space is to be let easily. If necessary, the applicants will arrange parking at Decathlon to cover any short term need.

Delivery and removal of students’ belongings when term starts and finishes will be managed by allocation of times. This is satisfactory.

Noise

The submitted noise report shows that the main noise source night and day is road traffic on St Mary’s Road and Shoreham Street. During the day there was also some noise from deliveries on Mary Street, and from car valeting across Brittain Street. No entertainment noise was audible at night, as the nearest venues are too far away.

The facades facing the two main roads fall into Noise Exposure Category C, and the remaining facades into Category B. The report proposes acceptable sound attenuation measures for the habitable rooms, but only one option for alternative ventilation (ie fan-assisted ducting) is considered acceptable. This is confirmed by condition. Flood Risk

The submitted Flood Risk Assessment, based on what is known about the severe flood of 1973, has been accepted by the Environment Agency for planning purposes. The various proposed floor levels on both sites are higher than the corresponding ground levels by varying amounts, except for the car park below the Brittain Street block which is at ground level. It is of robust construction and can withstand some flooding, and will also avoid making a sump. The service area next to the car park is set higher than this and contains the sub-station. This arrangement is as good as can be devised with present knowledge.

Air Quality

The submitted Air Quality Assessment is considered satisfactory. The concern is over levels of nitrogen dioxide in the City Centre. The nearest measuring station is on Charter Row, and levels have declined since 1996. The likely explanation is improved vehicle emissions and traffic management measures. Similar decline is expected in the vicinity of the site for similar reasons.

42 Land Contamination

Both sites have been used for industrial purposes past and present, and measures to deal with any land contamination are required. These are covered by condition.

Archaeology

The submitted archaeological information deals only partially with the issues, and has not been accepted in its entirety. Further work needs to be done particularly on the eastern site. Here there may be survivals below ground of silver and electroplating works, as well as others works and housing. This is covered by a condition from PPG16 in line with government guidance.

Public Art

No discussions have taken place on public art. The plans show a place for a suitable piece at the corner of Brittain Street and Shoreham Street, which is a possibility and another on the footway outside the site on St Mary’s Road. These are covered by condition, and the latter would need separate highways approval.

Sustainable Travel

A transport assessment and travel plan accompanies the application, but these are still under consideration. For the time being, this is covered by condition.

Financial Contributions

The applicants have agreed to pay £26,028 by planning obligation towards the provision of open space in the vicinity of the site. This is half the amount required by the Supplementary Planning Guidance applicable on receipt of the application on 8 April 2004. This reduced sum has been accepted in recognition of the substantial commitment made to refurbish No 192 Shoreham Street and 106-110 Mary Street in line with land use policy.

No 192 is in a poor state at present, and requires additional structural support, as well as a new slate roof, rainwater goods and so on if it is to be brought back into employment use, for which it is well suited. The accompanying report suggests costs in the region of £300,000. The applicants state that the financing of the scheme is finely balanced. In these circumstances, a modest reduction in the open space figure is appropriate to enable the scheme to proceed.

A sum of £6,521 is to be paid towards the enhancement of Mary Street, and the footway to Brittain Street will be relaid in Sheffield slab and granite kerbs.

43 RESPONSE TO REPRESENTATIONS

Objections (1), (9) and (12) Not a planning matter, (2), (3), (8), (11) and (13) See above, (4) and (5) No requirement to redevelop/refurbish No 104 Mary Street, (6) and (7) Not a planning requirement, (10) Not subject of this application.

CONCLUSION

This proposal represents a successful resolution of some complicated land use, conservation, design and site planning difficulties over the last two years. The retention of the buildings of conservation interest is welcome, as is the provision of business space. Both are important to the regeneration of the Cultural Industries Quarter. The overall design will help the buildings to sit comfortably within their surroundings. The proposal can confidently be supported.

RECOMMENDATION

Grant, subject to the recommended conditions, and subject to Planning Obligations with the following Heads of Terms:

- Before the expiry of 2 years from the commencement of the development the Owner(s) shall carry out the following works to 106-110 Mary Street and 192 Shoreham Street: - Stabilise and make safe the external walls and structure, - Provide new or repaired rainwater goods - Provide new or repaired windows - Re-roof 192 Shoreham Street in natural slate subject to any necessary local authority approvals. - Before the residential accommodation is occupied, the Owners shall pay to the Council the sum of £26,028 to be used by the Council towards the provision of recreation space in the locality of the site. This shall be provided in accordance with the principles set out in the Council’s supplementary planning guidance ‘Open Space provision in new Housing Development’.

44 Case Number 04/01837/FUL

Application Type a Full Planning Application

Proposal Erection of building to provide 66 flats with basement car parking and erection of building to be used as offices with roof garden and associated car parking (As amended 20.08.2004)

Location Site Of Hope Works, 17-39 Mowbray Street Sheffield

Date Received 05/05/2004

Team CITY CENTRE AND EAST

Applicant/Agent Development Land And Planning Consultants

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 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.

45 4 Before the development is commenced, a sample of the following items shall have been submitted to and approved in writing by the Local Planning Authority:- (i) gantries on the river frontage of the site; (ii) hard surfacing to the footway and adjoining areas within the site, on the Mowbray Street frontage; (iii) green facade on the River Don elevation of the buildings; (iv) cross sections and axonometric drawings of the building facades demonstrating the depth of window reveals and modelling within the elevations; and (v) measures to enhance wildlife habitats on the river frontage.

In the interests of the visual amenities of the locality.

5 Before development is commenced full details of the proposals for the management of the existing and proposed planting within the river embankment along the frontage of the site, including the eradication of Japanese Knotweed shall have been submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

6 Before development is commenced, full details, including floor plans at a scale of not less than 1:50 demonstrating that a minimum of 25% of the residential units meet Mobility Housing standards, as set out in the Supplementary Planning Guidance 'Mobility Housing' shall have been submitted to and approved by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved details.

In order to ensure that the development incorporates an appropriate proportion of accommodation that is easily adaptable for use by disabled persons.

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

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

8 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated 19 January 2004, and subsequent addendums S/JHU/25/03, Addition 2 and Addition 3 produced by The Noise Consultancy has been carried out as specified in the Report and such works shall thereafter be retained.

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

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

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

10 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.

11 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.

12 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,

47 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.

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

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

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

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

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

In the interests of the safety of road users.

16 The accommodation shall not be used unless the car parking accommodation for 45 vehicles as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

17 All car parking provision within the scheme shall be provided in accordance with Gold Star standards. Full details of such arrangements shall have been submitted to and approved by the Local Planning Authority before the development is commenced, and shall then be implemented in accordance with the approved details.

In the interests of public safety.

48 18 Before the development is commenced a Phase 2 Risk Assessment, to characterize the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.

In order to protect the health and safety of future occupiers and users of the site.

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

To prevent pollution of the Water Environment.

20 The development shall be undertaken in accordance with the content of the Flood Risk Assessment undertaken by Roscoe Capita, dated March 2004.

In order to minimise the potential for, and impacts of river flooding.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; IB11 - Housing & Residential Institutions in Industry & Business Areas; BE15 - Areas and Buildings of Special Architectural and Historic Interest; BE16 - Development in Conservation Areas; BE17 - Design & Materials in Areas of Special Character or Historic Interest; H7 - Mobility Housing; H16 - Open Space in New Housing Developments; and GE13 - Areas of Natural History Interest and Local Nature Sites.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 2734220, 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

49 Attention is drawn to the following directives:

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

50 Site Location M OW BR AY S TR

EET Hopper

7 4

El Sub Sta

W orks

48.8m H

5 A 4

SW M INTO

N S STR EET T

57.3m E

Works

3 4

FB E l Works S u s b k r 50.3m S t o a R W iv 9 e 3 r D on Garage Wo D rks W

7 3

W B o RID rk GE s HOU D

SES W

7 1

3 1 LB

5 1 Warehouse 3

P Brown Cow NU R (PH ) S KELHAM ISLAND E R ST Y R EE T

Warehouse

Borough Bridge

a t

b m u 2 S 4 l . E 0 5

M B Iron Bridge Smithfi eld W orks Works

Works

47 STR ALMA EET LOCATION AND PROPOSAL

The application site is located on the southern side of Mowbray Street, close to its junction with Corporation Street. It is bounded to the south by the River Don, to the east by a three-storey property that has recently been converted to residential use, and to the west by a series of industrial/storage buildings, set around a courtyard. On the opposite side of Mowbray Street is a former petrol filling station, now operating as a car wash/valeting business, an embankment with informal landscaping, and a concrete plant operated by Lafarge Readymix.

The site is located within the Kelham Island Conservation Area, and currently contains a group of two storey, domestic scale, blue painted buildings on the Mowbray Street frontage, a large service and parking yard, and a freestanding brick built industrial unit, split into two, supporting an advertisement hoarding facing Mowbray Street. The existing buildings on the site are currently in use for industrial purposes. The main occupiers of the site, Beatsons Electrical are looking to relocate and have secured Planning Permission for a new unit on Newhall Road.

The proposal seeks both Planning Permission and Conservation Area Consent for the demolition of the existing buildings on the site, the erection of 66 residential apartments in a building of four, five and six storeys, with a semi

51 basement car park, and the erection of a three storey office building on the Mowbray Street frontage at the western end of the site. The main residential element principally follows the line of the River Don, with the eastern elements (four and five storeys) projecting forward onto the Mowbray Street frontage. The six-storey element is central to the site, consisting of four apartments set back from the remainder of the block by approximately 2.5m with the set back providing a roof terrace.

Documents submitted by the applicant include a Noise Survey, Conservation Area Appraisal, Tree Survey, Ecology Report, Archaeological Assessment, and Flood Risk Assessment.

RELEVANT PLANNING HISTORY

Outline Planning Permission was granted in April, 2003 for the erection of two storage units, along the river frontage of the site (Ref:03/00277/OUT).

SUMMARY OF REPRESENTATIONS

One letter of objection has been received from a neighbouring business to the site, concerned that noise and vibration from the factory may cause disturbance to future residents. The business states that they do not have any restrictions on their hours of operation and would work in the evenings and on Sundays if necessary. The letter raises concerns about the extent of the noise survey work, and points out that the roof of the building is lightweight in construction and would allow noise leakage, and that an overhead crane used in the premises may result in vibration. Any restrictions imposed on the operation of the business by complaints from future residents would be detrimental to future business plans.

Three letters of support for the development have been received from the owners of neighbouring properties. They express support for the following reasons:- - it will be a fantastic addition to the area, complementing the redevelopment of the Greenups packaging site, and will assist with regeneration of the area, - it will improve the appearance of the area, - it will be a considerable asset to the area,

The Conservation Advisory Group considered the application at its meeting of 22nd June 2004. The minute of the meeting states that ‘The Group felt that the proposed development of residential accommodation on the site was acceptable in principle and there was no objection in principle to the proposed height of the scheme but the unimaginative design failed to pick up the potential of the site and if the scheme was developed it should be set back or a hard edge to the scheme should be created by the provision of a boundary wall’.

English Heritage were consulted on the original submission, and made the following comments:-

52 - the area’s character is derived from ongoing industrial activity, and the existing buildings on the site reflect historic uses and have a collective character which is subtly different from that of buildings across the river. - The redevelopment of the site involving the loss of the buildings is a cause for concern because of the nature of the redevelopment, and its potentially harmful impact upon the Conservation Area. - The scheme should be architecturally more in keeping with existing workshops along Corporation Street. The height of the taller element should be reduced to integrate more convincingly into the Conservation Area. - A simpler palette of materials should be encouraged.

English Heritage were reconsulted on the amended scheme, and consider that the scheme would still benefit from reduction in height, by one floor, but welcome the simplification of materials, and the back edge of pavement development reflected in the amended designs.

PLANNING ASSESSMENT

Land Use Policy Context

The application site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Industry and Business Area. Within such areas, the Business element of the uses proposed by the application is a Preferred Use, and the Housing element is ‘Acceptable’ as determined by Policy IB6. Other Preferred uses identified by this policy are General Industry and Warehousing.

Non-Preferred uses such as Housing are Acceptable within the terms of the policy if they comply with Policies IB9 and IB11. IB9 seeks to ensure that the Preferred Uses remain dominant in the area, and IB11 requires that any new housing should provide appropriate living conditions for residents, and should not place constraints upon the operations of existing businesses in the area.

‘Preferred’ users predominantly occupy the policy area and it is therefore considered that the proposal is not contrary to the aims of Policy IB9 in seeking to retain dominance of Business, Industry, and Warehousing in the area. The development will involve removal of existing industrial uses, but represents a small portion of the policy area, and provides a new speculative Business Unit on the site.

The issues raised by Policy IB11 are considered separately elsewhere within this report.

Government Planning Guidance in the form of Planning Policy Guidance 3 ‘Housing’ encourages the use of previously developed, or brownfield land, in sustainable locations, for new housing in preference to the development of greenfield sites. This site clearly falls within the ‘previously developed’ category, however it is also important to consider how sustainable the proposed housing location is. This is considered in the Transportation section below.

53 Demolition of Existing Buildings

Policies BE15, BE16, and BE17 relate to developments in Conservation Areas, and seek to ensure the preservation and enhancement of buildings and areas of architectural or historic interest, encourage development which would enhance the character or appearance of the area, and to achieve a high standard of design, using traditional materials and a sensitive and flexible approach to layouts of buildings. Policy BE16 specifically states that those buildings which make a positive contribution to the character and appearance of the Conservation Area will be retained.

The existing buildings on the site date from the end of the 19th/beginning of 20th Century, and a much more recent addition. The older buildings which follow the back edge of footpath on Mowbray Street are two storeys high and are typical of many buildings of that period built around the city. They are unremarkable in architectural terms and whilst typical in scale and form of many buildings in the Conservation Area, they are not particularly good examples. They have been altered and are currently painted blue, which detracts from their overall appearance. In this context it is considered that subject to the replacement buildings being of sufficient quality, there is no strong justification for resisting their removal.

The more recent building on the site equally has no significant architectural merit, and perhaps more importantly does not reflect the character of the Conservation Area. It is a single storey, modern industrial unit split into two. The removal of this building would not be of detriment to the character and appearance of the Conservation Area.

Impact of Proposed Development Upon the Character of the Conservation Area

Mowbray Street is the northern boundary to the Conservation Area, and its buildings are predominantly two and three storeys high, and typically red brick structures with pitched, slated roofs. The buildings are in many cases set around a courtyard with a central ‘cart entrance’ on the road frontage, with buildings following the back edge of footpath and the line of the riverbank.

The proposed development consists of two distinct elements; the four, five, and six storey residential element, and the three storey Business Unit. Both elements reflect a modern approach to the design and do not attempt to create a pastiche of the existing buildings in the locality.

The three-storey pitched roof Business unit is an imaginative structure, occupying a prominent location on the site, immediately adjacent to the vehicular entrance to the site, and following the back edge of footpath line. It immediately abuts the adjacent industrial building, which is two storeys high, however the differences in modern and historic storey heights, are such that the heights of the two buildings are very similar. It contains modern architectural treatment of the elevations (glass blocks, punched windows) but

54 its scale and use of materials are very typical of adjacent buildings, and entirely appropriate for the Conservation Area.

The larger residential element of the scheme also adopts a modern approach to its design, but again uses materials, which relate to the surrounding context. The palette of materials is relatively simple, using red brick, stone window dressings, and large elements of glazing. In addition it incorporates the use of copper cladding to the stair towers, which will provide a striking feature on the building.

The scheme has been amended following negotiation with the applicant, to provide a stronger relationship to Mowbray Street. Two of the four blocks now sit at the back edge of footpath, and this in conjunction with the Business unit represents a significant proportion of the site frontage. The four-storey element sits alongside an existing three-storey building. The heights of the two buildings are however very similar owing to the use of a flat roof on the development proposal, and the differing storey heights, with the difference in overall height being approximately 1.8m. The fifth floor of the adjacent block is then set back by 2.5 metres, and the adjacent six and five storey blocks are then set further back into the site, behind the three storey Business unit. This results in a very gradual increase in height.

It is acknowledged that centrally, within the site, the proposed buildings are considerably taller than buildings immediately adjacent, however the taller elements are set back into the site, and overall the site has a mix of three four five and six storeys. The Conservation Area has buildings predominantly of three to five storeys, and the variation in height proposed is a common feature of the area. In addition, in the wider context, whilst a larger scale redevelopment rather than an infill development, the Kelham Riverside scheme on the opposite side of the river contains a similar mix of heights, with a taller element on the Corporation Street frontage. In this context it is considered that the scale and mass of buildings proposed will not harm the character of the Conservation Area.

The detailed design represents a bold but high quality modern addition to the Conservation Area, which will provide a strong frontage to Mowbray Street, and create visual interest, whilst reflecting the traditional materials used throughout the area.

It is therefore considered that that development will enhance the appearance of the Conservation Area meeting the aims of Policies BE15, BE16 and BE17.

Transportation Issues

The site is an accessible location, being within walking distance of the city Centre, with several bus services operating along Mowbray Street, and is within approximately 750m of the nearest Supertram stop at Shalesmoor. As such the site offers easy access to employment, shops and services and is

55 therefore considered to be a sustainable location for new housing development.

The proposal incorporates 41 car parking spaces, 4 smart car spaces, motorcycle, and cycle parking for the residential element, and three parking spaces for the Business unit. This level of car parking is considered to be appropriate for the level of development proposed and meets the criteria set out in the UDP, and in the City Centre Living Strategy.

The traffic generation from the site would not be significantly higher than the existing use of the site and raises no significant issues in respect of highway safety.

Impact Upon Existing Landscape Features/Ecology

Existing landscape features relating to the development site are immediately to the south on the northern bank of the river. The river and its banks are a Site of Scientific Interest and an Area of Natural History Interest, as identified by the UDP. Policy GE13 states that development that would damage such areas will not normally be permitted, and where development would decrease the value of such an area, that decrease should be kept to a minimum and compensated for by creation or enhancement of wildlife habitats elsewhere within the site. The applicant proposes to retain the majority of the trees, but with some selective removal of identified species. In addition willow will be cut and laid parallel to the rivers edge to aid regeneration and extend the tree cover, as part of a strategy to eradicate Japanese Knotweed from the site.

The visual impact of this work will be minimal and is therefore considered acceptable.

The applicant has agreed to incorporate ‘green facades’ into the riverside elevation of the development, and to provide bat and bird boxes to increase habitat opportunities. The green facade will consist of steel wires with climbers growing vertically in selected locations to provide a striking feature on the riverside elevation.

Archaeology

The Archaeological Report prepared by ARCUS, submitted with the application, identifies that the standing buildings on the site, which date to the end of the 19th/beginning of 20th Century, are not of particular archaeological interest. The main potential for archaeological interest relates to features that can be expected to survive below ground, owing to the presence of a crucible furnace, for refining steel, as well as a grinding shop within the former Times Steel Works, constructed after the flood of 1864, which damaged the buildings previously on the site.

The proposed development involves the construction of a semi-basement car park, which has significant potential to lead to the loss or damage to the

56 surviving below ground remains. It is therefore considered necessary for a programme of archaeological work to be agreed before development commences. This should be secured by an appropriate condition.

Mobility Housing

Policy H7 of the UDP and the Supplementary Planning Guidance ‘Mobility Housing’ encourage new residential developments to incorporate a minimum proportion of 25% of the flats to be easily adaptable for use by disabled persons. The applicant has confirmed a commitment to ensuring that this provision is made within the development, and details of this are to be secured by a suitable condition.

Open Space Assessment

Policy H16 of the UDP requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has insufficient space, secure a contribution from the developer towards the enhancement or provision of open space elsewhere.

The Open Space Assessment for the area surrounding the site has confirmed that there is an under provision of recreation space within the area to meet the needs of people living there. The applicant has agreed to make a contribution to the enhancement of open space within the vicinity of the site, in accordance with the requirements of Policy H16 of the UDP. In this case the contribution, calculated in accordance with the City Centre Living Strategy requirements is £65,075 which is to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

It is intended that this money is put towards the provision of further sections of the Upper Don Walk.

Living Conditions - Noise

The location of the site, in an area occupied by industrial uses, adjacent to Mowbray Street and the proposed route of the Northern Section of the Inner Relief Road, is such that the future occupiers of the residential accommodation would be potentially affected by noise disturbance from road traffic and from individual industrial noise sources.

Planning Policy Guidance 24 – ‘Planning and Noise’ establishes the use of noise exposure categories (NEC’s) for the assessment of whether residential developments are acceptable in areas that are close to identifiable noise sources. The Noise Report and subsequent amendments submitted by ‘The Noise Consultancy’ on behalf of the applicant identify that the site falls within NEC’s ‘B’ and ‘C’ during both the daytime and night time periods. NEC ‘B’ states that noise should be taken into account in determining planning applications, and where appropriate conditions should be imposed to ensure adequate protection against noise. NEC ‘C’ states that Planning Permission

57 should not normally be granted, but where it is considered that permission should be granted appropriate conditions should be imposed.

The guidance further explains that NEC’s should not be used for assessing the impact of industrial noise on proposed residential development, as the nature of this type of noise, and local circumstances may necessitate individual assessment.

Individual assessments have been undertaken of the concrete plant on the opposite side of Mowbray Street, and the adjacent industrial buildings located to the west of the site. These along with the recommendations of the noise report have determined that internal noise levels within the flats will be at an acceptable level. However, this assumes that windows in the properties remain closed. This is considered acceptable in a central, urban location, where reduced levels of amenity can be expected, as opposed to a location in a suburban area of the city.

The information submitted does however identify that noise from the adjacent industrial properties would be such that balconies and roof terraces would be exposed to noise levels that would be in excess of the World Health Organisation limit for external areas (55dBA). It is therefore considered appropriate for the developer to provide sound attenuation to the industrial premises to ensure that appropriate levels of amenity can be achieved. This would involve the agreement of the owner of the industrial premises, and would require an agreement to be entered into under section 106 of the Town and Country Planning Act 1990.

Noise from the neighbouring cement plant will also be highly noticeable particularly in periods of reduced or standing traffic on Mowbray Street, and the specification for the acoustic glazing system on that frontage should therefore be to a higher standard.

A vacant industrial property exists to the west of the site, which cannot therefore currently be measured. It is therefore proposed to require the developer, via an agreement under section 106 of the Town and Country Planning Act 1990 to provide a sum of money to be used to attenuate noise from future activity within the building, if it can be demonstrated that such noise leads to a breach of the World Health Organisation limits.

The applicant has agreed to the above requirements and expressed a willingness to enter into a section 106 agreement. A letter has been received from the owner of the relevant industrial premises confirming willingness to allow such works to be carried out.

Living Conditions – Amenity

A large proportion of the proposed flats contain private external amenity space in the form of balconies, sun boxes, and roof terraces. There are however some flats (30) that do not have any such provision. These are located on the Mowbray Street frontage of the site. The scheme does however incorporate a

58 narrow terrace of up to 3m width, that runs along the entire length (70m) of the River Don frontage to the site, which would allow residents to utilise external space with views over the river. In addition, subject to Environment Agency agreement, the applicant is proposing a series of gantries, which would serve as platforms for viewing over the river.

Views over the river, and the riverside setting for the scheme, including the developing riverside walk network, which the applicant is contributing towards, are considered to be a significant and positive amenity benefits for the future residents, which compensate for the low level of external amenity space within the site of the development.

The development is designed in such a way that does not result in flats overlooking one another and as such raises no concerns in respect of resident’s privacy.

Impact on Industrial Operations

The presence of residential development adjacent to industrial activity raises the potential for complaints from residents under Environmental Protection legislation to result in such activity being curtailed. Policies within the UDP seek to avoid such an occurrence, particularly in areas where industrial uses are promoted. It is also important to ensure that such activities are allowed to retain the flexibility to work during evenings and weekends. This reinforces the need for measures to be put in place by the developer to prevent such conflict situations arising, and subject to those provisions being made then it is considered unlikely that the development would be prejudicial to existing and future operations of the businesses.

Flood Risk

The site lies adjacent to a main river, and it is important in such circumstances, particularly with a development involving residential accommodation, that consideration is given to the risk of flooding. The applicant has undertaken a Flood Risk assessment, and the Environment Agency (EA) has considered this. The EA have raised no objections to the proposal and are satisfied with the content of the Flood Risk Assessment.

RESPONSE TO REPRESENTATIONS

The matter of noise disturbance has been considered in detail above. In respect of vibration, and assessment of the equipment currently used in the premises has been undertaken by the Councils Environmental Protection Service, and it is considered unlikely that such equipment would lead to nuisance owing to vibration.

59 SUMMARY AND RECOMMENDATION

In summary, the proposed development represents an ‘acceptable’ use in land use policy terms, and raises no significant transportation or highway safety issues.

The development will result in the loss of existing buildings within the Conservation Area, however those buildings are not of significant architectural interest and do not contribute positively to the appearance and character of the Conservation Area.

The development is a substantial, bold, and modern development of good quality design, which uses predominantly traditional materials. The height of the development increases towards the centre of the site, where it is taller than the surrounding context, however the increase is gradual, and as such the proposals relate well in scale to immediately adjacent buildings. The design will result in a significant presence of built form on the Mowbray Street frontage and create visual interest.

The applicant has demonstrated that noise from surrounding traffic and industry will not adversely affect the internal noise environment for future residents, however works are required to be undertaken to adjacent industrial premises to ensure that noise does not affect external areas (balconies). A Unilateral Undertaking, under section 106 of the Town and Country Planning Act will be necessary to achieve this, which will give protection to the amenities of the residents and to the future operations of the adjacent business.

The developer has also agreed to provide a contribution towards the development and enhancement of the riverside walk in the locality of the site. This will also form part of the Unilateral Undertaking.

It is therefore recommended that Planning Permission, and Conservation Area Consent are granted subject to conditions, and subject to a Unilateral Undertaking, to secure the following:-

- The Owner shall pay to the Council [on or before the commencement of development] the sum of £65,075 to be used by the Council as a contribution towards the further provision and enhancement of the Upper Don Walk within the vicinity of the site. - The Owner shall pay [on or before the commencement of development] £15,000.00 to be placed in an interest bearing account, to be used for providing sound attenuation works to those properties immediately to the west of the application site, as identified on drawing no. YK342 – PLAN1 if it can be demonstrated that noise from those properties results in levels in excess of 55dBA (LAeq, 1 hour) at the location of proposed balconies within the residential accommodation. The money shall remain available

60 until first occupation of the residential accommodation, and any remaining money shall then be returned to the Owner. - The Owner ensuring that future occupiers of residential accommodation on the site are made aware that should they choose to open windows to the accommodation, they could be subject to noise from traffic and businesses in the area surrounding the site, and that the scheme has been designed to minimise noise nuisance provided that the windows are kept closed, and - The Owner entering into an agreement with the owner of the industrial property known as 41 Mowbray Street to carry out sound attenuation works to that property, that will ensure that noise from operations within the property does not result in noise levels in excess of 55dBA (LAeq, 1hour) at the positions of balconies or roof terraces within the residential accommodation.

61 Case Number 04/01871/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of buildings

Location Site Of Hope Works, 17-39 Mowbray Street Sheffield

Date Received 05/05/2004

Team CITY CENTRE AND EAST

Applicant/Agent Development Land And Planning Consultants

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 existing buildings on the site shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure that premature demolition does not take place and result in an undeveloped site, some time before rebuilding, which would be detrimental to the visual character of the locality.

Attention is drawn to the following justifications:

1. The decision to grant conservation area consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.BE15 - Areas and Buildings of Special Architectural and Historic Interest; BE16 - Development in Conservation Areas; BE17 - Design & Materials in Areas of Special Character or Historic Interest; and BE19 - Development affecting Listed Buildings.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 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at

62 www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards

Site Location M OW BR AY S TR

EET Hopper

7 4

El Sub Sta

W orks

48.8m H

5 A 4

SW M INTO

N S STR EET T

57.3m E

Works

3 4

FB E l Works S u s b k r 50.3m S t o a R W iv 9 e 3 r D on Garage Wo D rks W

7 3

W B o RID rk GE s HOU D

SES W

7 1

3 1 LB

5 1 Warehouse 3

P Brown Cow NU R (PH ) S KELHAM ISLAND E R ST Y R EE T

Warehouse

Borough Bridge

a t

b m u 2 S 4 l . E 0 5

M B Iron Bridge Smithfi eld W orks Works

Works

47 STR ALMA EET 04/01871/CAC

For observations and representations see Report for No. 04/01837/FUL on this Agenda.

63 Case Number 04/02221/FUL

Application Type a Full Planning Application

Proposal Erection of 16 flats in 1 x four-storey and 1 x two-storey blocks (Amended application) (Site of 121 Duke Street)

Location 121 Duke Street Sheffield S2 5QL

Date Received 02/06/2004

Team CITY CENTRE AND EAST

Applicant/Agent Chris Gothard Associates

Recommendation G C subject to a Unilateral Agreement

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

3 The windows on the elevations facing north and south on the building to the front of the site shall be glazed with obscure glass to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

4 Before 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

64 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 the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained.

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

6 No building or other obstruction shall be located over or within 3 metres of the line of the sewer which crosses the site, unless a Build Over Agreement is first approved by Yorkshire Water.

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

7 The site shall be developed with separate systems of drainage for foul and surface water.

In the interests of satisfactory and sustainable drainage.

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:Assistant Head of HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access

65 crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

2. The applicant is advised to contact YEDL Diversions, 98 Aketon Road, Castleford, WF10 5DS, before committing to and commencing any work on site. If a new electricity supply or alteration to an existing supply is required, please contact IUS New Connections, Cargo Fleet Lane, Middlesborough, TS3 8DG, or ring 01642 258005.

Site Location 1

B 2 5

L t

A o

C 2

K 6 E W C

A 9

2 L L

t B M o 8 L 11 P C LL O 88.04m

E 1 1

U W 0

K 1

7 C 9 R

3 A

1 T L

9 B

9 1

7 5

1 1 4 1

1 1

1 1 LB

9 t 7 5 o

to 1 2 1

1 0 B L

A B C

E K W R

E A L L R

C 2 2 2

L S 3

68.0m O

T 2 S R

E 4

1 88.4m 8

1 0 1 0 5 7 S

2 2

6 1 y

d 1 1 1 e 1 7 3 3 9 P 5 4

ool a ch r S k dle Mid T nd e t a r irs r ill F 72.8m a H c

k e

Par

7 1 1 1 2 1 5 1 TCB od f G h o urc cy h e 1

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4 4

6 7

S PH C 3 H

3 3 1 8 El O O L L Sub A N Sta E NE 1 A L 5 3 H N 7 IG o E r W 88.7m L w 83.2m o ic n h 77.7m H g a R g H e o u n w e r R y B M o R Park Hill w o 1 w 3 79.40m 9 5 5 6 7 8 5 8 to 5 1 1 4 to 2 3 0 1 3 2 3 0 2 Red 3 t 3 o 2 3 3 t 6 3 o 9 Lion 2 3 t 6 o 9 (PH ) 3 6 9

1 6 5 5 88.7m 7 1 5 7

Polic e Par k Club

LOCATION AND PROPOSAL

The rectangular shaped application site, which measures approximately 40 metres long by 18 metres wide, lies on the eastern side of Duke Street, east of Sheffield city centre. It is currently occupied by a vacant two storey red brick Edwardian building with stone detailing and a modern extension projecting up to the rear site boundary. The rear of the site can currently be accessed via School Lane, a single track road to the south east.

To the north, below the application site (Duke Street rises to the south), is a development of two storey brick built flats. The gable end of the nearest property is situated approximately 4.5 metres from the 2 metre high brick wall

66 which runs along the common boundary. There is a single non-habitable room window in this gable.

The land rises steeply up to a single storey residential dwelling to the east and, to the south, a two storey brown brick built church is elevated approximately 3 metres above the application site. The church is also elevated above, and set approximately 4 metres back from, Duke Street.

On the western side of Duke Street stands a nine storey arm of the grade II* listed Park Hill flats.

Planning permission is sought for the erection of 16 flats in two blocks linked by a central courtyard. The four storey building at the front of the site houses 13 one and two bedroom flats. A two storey block with low mono-pitched roof stands adjacent the rear site boundary and houses three duplex apartments.

The development has no off-street parking.

RELEVANT PLANNING HISTORY

03/01777/FUL An application for the erection of a five storey building for use as student accommodation was withdrawn in May 2004 following unsuccessful negotiations.

REPRESENTATIONS

A letter of objection was received from the Park Hill and Bard Street Tenants Association. They raised the following concerns:

- The site adjoins residential accommodation occupied by pensioners and disabled people. - The development will overshadow neighbouring dwellings, reducing light to the gardens and outdoor seating areas. - Potential noise pollution during unsocial hours will harm amenities of neighbours. - Neighbours will suffer from a loss of privacy.

However, a number of these concerns were raised in the belief that this was still a proposal for student accommodation.

The Council’s Housing Strategic Initiatives department raised concerns regarding the lack of on-site parking.

English Heritage considered the application but made no representation.

67 ASSESSMENT

Policy Issues

The site lies within a designated Housing Area as defined in the Unitary Development Plan (UDP). Policy H10 of the UDP (Development in Housing Areas), describes housing as the preferred use in such areas.

Policy H14 (Conditions on Development in Housing Areas) states that new development will be permitted provide that:

- New buildings are well designed and in scale and character with neighbouring buildings; - The site would not be over-developed or deprive residents of light, privacy or security; and - It would provide appropriate off-street parking.

Policy BE19 (Development Affecting Listed Buildings) states that proposals affecting the setting of a listed building will be expected to preserve the character and appearance of the setting.

Design Issues

This amended scheme is significantly better than the previous proposal, which was withdrawn earlier this year. The scale of the development has been reduced and the accommodation spread across the site in two separate blocks. Both blocks are finished largely in red brick, to reflect neighbouring properties, but are contemporary in appearance. The frontage building, block A, is well modelled, incorporating glazed balconies, large areas of planar glazing and variation in the shape of the roof. It also steps down in height to two and three stories adjacent the northern boundary and the residential accommodation beyond.

The architectural language of block B, adjacent the rear site boundary, differs slightly from block A, incorporating small areas of cedar cladding and a dramatic mono-pitched green roof.

It is considered that the proposed development will make a positive contribution to the character and appearance of the area and will not harm the setting of the nearby grade II* listed Park Hill flats.

Amenity Issues

As indicated above, the development scales down adjacent the northern site boundary to two and three stories. As block A does not project beyond the rear elevation of the two storey residential accommodation to the north, and all glazing within the north facing side elevation of the proposed flats is obscure glazed, occupiers of the neighbouring property will not suffer any loss of amenity.

68 Similarly, the low scale of block B, to the rear, is such that it will not impact upon the amenities of residents of the single storey living accommodation elevated approximately 4 metres above the site to the east, despite being situated only 6.5 metres away. Indeed, they are likely to benefit from views of the proposed green roof and adjoining landscaped courtyard.

Highway Issues

There is no off-street parking in the amended scheme as a result of changes to the building design and layout. This is a cause of some concern. However, the proposed development, of only 16 flats, lies less than 500m from the city centre, is on a main bus route and within 300m and 500m of Sheffield’s supertram and railway station respectively.

Parking, if provided, would result in the loss of block B, to the rear of the site. This is likely to render the current good quality scheme unviable. The loss of block B could only by mitigated by a significant reduction in construction costs and the quality of materials proposed. This is not considered to be desirable given the site’s prominent and sensitive setting close to the grade II* listed Park Hill flats.

Drainage Issues

Yorkshire Water’s records indicate that a public combined sewer may run beneath proposed block B, to the rear of the site. The applicant has entered into discussions with Yorkshire Water and a survey is to be undertaken to establish the precise location of the sewer. A Build Over Agreement will have to be approved by Yorkshire Water in the event that the sewer exists in accordance with their records.

Open Space Enhancement Contributions

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into unilateral planning obligation and agreed to pay the Council the sum of £11,103.00 upon the commencement of development.

SUMMARY AND RECOMMENDATION

This amended scheme is a small, good quality residential development which will not harm the amenities of occupiers of neighbouring properties but which will contribute to the character and appearance of the area. The lack of parking is not considered to be sufficient reason for refusal given the site’s proximity to the city centre and public transport facilities. This application is therefore recommended for approval subject to conditions.

69 Case Number 04/02674/FUL

Application Type a Full Planning Application

Proposal Erection of single-storey building for use as nursery, family centre, cafe, offices and the erection of a 2.1m high boundary fence with 3 disabled & 16 car parking spaces and associated landscaping (As amended plans 23.08.2004)

Location Site Of Bowling Green At Tinsley Recreation Ground Norborough Road Sheffield

Date Received 02/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield Design & Property Management

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

In the interests of the amenities of the locality.

4 The Surestart Centre shall not be used, until details have been submitted to and approved in writing by the Local Planning Authority of boundary treatment for the nursery outdoor play area.

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

5 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.

6 The cafe shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed such details 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 The Surestart Centre shall not be occupied unless sound insulation measures have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

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

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

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

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 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.

71 In the interests of the amenities of the locality.

10 The nursery shall be used between 0800 hours and 1800 hours, Mondays to Fridays and 0900 hours and 1200 hours on Saturdays. The community centre shall only be used between 0900 hours and 2200 hours, Mondays to Sundays. The cafe shall only be open between 0800 hours and 1800 hours, Mondays to Sundays, unless otherwise authorised in writing by the Local Planning Authority.

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

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

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

12 Before the development is commenced, full details of the proposed layout and setting out of the cycle parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The Surestart Centre shall not be used unless the cycle parking accommodation has been provided in accordance with the approved plans and thereafter, such cycle parking shall be retained.

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

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

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

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

To ensure satisfactory drainage arrangements.

72 16 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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 Planning Policy Guidance and Supplementary Planning Guidance.LR5 - Development in Open Space Areas; LR6 - Development of Recreation Space for Indoor Recreation Facilities; LR7 - Development of Recreation Space for Non- Recreational Uses; and PPG17 - Planning for Open Space, Sport and Recreation.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 2734220, 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. The applicant is advised that responsibility for the safe development and occupancy of the site rests with the developer. The Local Planning Authority has evaluated the risk assessment and remediation scheme on the basis of the information available to it, but there may be contamination within the land, which has not been discovered by the survey/assessment.

2. 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.

3. 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

73 dealt with by:Assistant Head of HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

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

Site Location

43.0m

7 1

6 Tinsley Recreation Ground 0

4 5 3

I 6 4 F F O R D 47 S T R

E 5 E 3 8 T 4 m 45 5. 3 4

3 M

8 B 5

H A

T 4 H 39 6 E R L E Y R 4 O 3 A

D 3 6

45.1m

3 3 4 Playground 3 AD O R H UG O

4 O 2 TCB RB 4 O N PC

1 2

Bowling Gr een

Tennis Courts 2

Tinsley Recreation Ground

6 1

8 8

SE S CLO EN War SIEM

LOCATION AND PROPOSAL

The site consists of a former bowling green located in Tinsley Park close to the Norborough Road entrance to the north west of the park. At present the bowling green is bounded by small trees and bushes and a mesh fence

74 approximately 2 metres high. North West of the site is a footpath and youth centre, the latter bounded by a green coated palisade fence. Beyond that are the rear gardens of houses fronting Norborough Road with a mixture of boundary treatments including walls. A footpath from the Norborough Road entrance passes to the south west of the site and opposite this path is a hard surfaced pitch. North-east of the site are children’s play facilities.

This part of the park is relatively level and it then rises to the south east.

It is proposed to erect a single storey Surestart Family Centre building on the site of the former bowling green, with associated car parking between the building and the youth centre. Access will be via the Norborough Avenue access into the park leading to a car park for 19 vehicles (3 disabled spaces) and service yard to the south west elevation. Facing materials are brick and unpainted cedar cladding and a green roof (sedum) with sun pipes and photo voltaic panels. On the north east elevation is a glazed external canopy and play area associated with the main nursery facilities. A tower is proposed on the north west corner of the building. To emphasize the entrance, the building has a staggered central section.

In addition to nursery facilities the building includes a café and, meeting room, offices and rooms suitable for changing and venues.

The development is included within the Tinsley Recreation Ground Master Plan which has undergone substantial local consultation.

RELEVANT SITE HISTORY

None.

SUMMARY OF REPRESENTATIONS

One letter including a petition containing 28 signatures, representing 19 households has been received. Issues raised are:

The Family Centre should be located on the old bowling green to the south of the path and the entrance moved towards Harrowden Road. Improvements to fencing along Norborough Road with new planting.

Other points relate to other changes to Tinsley Recreation Ground including an entrance off St Lawrence Road, location of play, picnic areas and nuisance activities at night.

The writer has also requested that local residents be consulted on these plans.

75 PLANNING ASSESSMENT

Policy Issues:

The proposal is for development within the recreation space in Tinsley Recreation Ground and should thus be assessed against Policies LR5 “Development in Open Space Areas” LR6 “Development of Recreation Space for Indoor Recreation Facilities” and LR7 Development of Recreation Space for Non-Recreational Uses, of the Unitary Development Plan.

In terms of recreation space the bowling green has been disused for a number of years and Sport England were consulted at the Master Plan stage, and raised no objection to the loss of the bowling green. Thus Policy LR7 is not considered to be contravened.

Policy LR5 states that “Development in Open Space Areas” will not be permitted where: “it would result in overdevelopment or harm the character of an area ….”. The proposal is set close to the back of houses on Norborough Road and is adjacent to the existing youth centre. At present the disused bowling green is surrounded by low trees and bushes. As the proposed building is single-storey, it would be at a height not much greater than the existing landscape screening. It is not considered that the proposal is overdevelopment and it will not adversely affect the character of the recreation ground.

Policy LR6 requires that such development is only acceptable if it complements and improves existing facilities and it occupies only a small part of the open space.

Part of the Surestart Centre can be used for changing facilities in relation to outdoor recreational activities and, taking into account Policy LR6 issues, only occupies a small area of the Recreation Ground.

Overall the proposal is part of the Tinsley Recreation Ground Master Plan completed in July 2003. Provision of a Surestart Centre in Tinsley was identified following meetings with local residents and extensive local consultation. This included a vision for the park, which included sports facilities including football, cricket, basketball, netball, cycling and a putting green. In line with Planning Policy Guidance 17 a need for the bowling green has not been identified.

Paragraph 16 of PPG17 states that, “in considering planning applications – either within or adjoining open space – local authorities should weigh any benefits being offered to the community against the loss of open space that will occur. Planning authorities may wish to allow small-scale structures where these would support the existing recreational uses (for example, interpretation centres, toilets, and refreshment facilities), or would provide facilities for new recreational uses. They should seek to ensure that all proposed development takes account of, and is sensitive to, the local context.” This planning application complies with this guidance.

76 Paragraph 15 has a presumption against development that affects playing fields, however this proposal should be allowed under paragraph 15 because it meets the exceptional circumstances, i.e. - the proposed development only affects land which is incapable of forming a playing pitch (or part of one).

Design Issues

As originally submitted the proposal presented a rectangular building with no identifiable frontage detail. Further details submitted have provided stronger entrance and frontage details. The entrance has been angled by staggering two elements of the main building. A small tower is included in the north and west corner as seen from the Norborough Road entrance, this may be enhanced by a banner or symbol, details to be agreed/approved separately. Windows will have shutters within the reveals for security.

The main facing material is red brick, designed to complement existing facing materials of houses in the area. Although not a totally green building a green roof is proposed. The roof line as viewed from the north west and south east is broken up by mono-pitched roofs.

Development of the bowling green will result in the loss of the boundary bushes and trees. These are not considered to be of exceptional value and their loss is not a reason to object to the proposal. Associated landscaping is proposed for the site and surrounding areas. The former will be conditioned and the latter will be the subject of a further separate application for the park.

It is thus considered that the proposed building will be an asset to the community and benefit the overall appearance of the park and surrounding buildings.

Amenity Issues

Local consultation welcomed the establishment of a Surestart Centre to meet the serious lack of childcare facilities, health activities and training opportunities. Meetings of the Tinsley Forum, Tinsley Community Safety Group and Tinsley Action Group identified Tinsley Recreation Ground as a priority for improvement and redevelopment and Surestart facilities are included to meet this vision, by providing a separate community facility for all Tinsley residents.

Amenities of local residents must also be met in terms of any noise and disturbance arising from the uses of the building. These would be mainly from sports activities and play, existing and proposed, which are by their nature noisy and use of a recreation ground encourages such activities.

External play related to the nursery could also be noisy. This could however be reduced with by suitable sound attenuating fencing close to the boundary of rear gardens of Norborough Road.

77 Entrances and windows to main activity areas are set away from the adjacent housing area.

Hours of opening are conditioned to meet the needs of the operation of the centre whilst protecting amenities of adjoining occupiers similarly, sound attenuation and amplified music is conditioned.

The proposal falls outside the revised consultation areas for Outo Kumpto. Stainless and BOC Brinsworth.

Highway Issues

In principle the provision of the Surestart Centre on this site should not give rise to any significant highway implications. The level of parking, including disabled bays is considered adequate for the centre serving a high density residential area within walking distance. Pedestrian access is provided from Norbrough Road with a paved connection through the car park to the main entrance. Cycle racks are proposed close to the main entrance.

Access Issues

The applicant has submitted an access statement which states that the building is single-storey on one level and all areas will be accessible to persons with ambulant, visual or other impairment.

SUMMARY AND RECOMMENDATION

The Surestart Centre is intended to provide nursery facilities is an area in serious need of such provision and for a community facilities for all residents of Tinsley. The Location in Tinsley Recreation Ground has been identified as a suitable site no longer used as a bowling green and is an integral part of the Tinsley Park Master Plan and a flagship development for Tinsley.

Design of the building is intended to complement local building materials whilst being of an individual and quality appearance particularly as it is set within the park. It also features sustainable ‘green’ features such as a green roof whilst being resistant to vandalism.

Notwithstanding concerns contained in representations arising from consultations for this application, considerable local consultation has taken place prior to the submission included as part of the Tinsley Recreation Ground Master Plan. Other issues relate to other parts of the Master Plan.

Taking into account the derelict condition of the bowling green and the facilities to be provided by the Surestart Centre it is not considered that the proposal will contravene Unitary Development Plan Policies LR5, LR6 and LR7 or relevant paragraphs in Planning Policy Guidance 17.

Considering the overall benefits to the community of Tinsley this proposal will bring, it is recommended that the Area Board approve the application.

78 Case Number 04/02748/FUL

Application Type a Full Planning Application

Proposal Erection of single storey building for use as a travel information centre (Amended plan (AL) 105 Rev A LAAG0804/01, LAAG0804/02)

Location Land At Arundel Gate And Norfolk Street Sheffield

Date Received 07/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent Above & Beyond 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 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 The landscaping scheme shown on the plans shall be carried out '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' 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.

4 Before any work on site is commenced full details of the measures to protect the existing trees within or adjoining at the development during construction shall be submitted to and approved in writing by the Local

79 Planning Authority. These measures shall include the means of preventing the good beneath the canopy of such trees from being disturbed or used for storing materials of any kind. It shall also include a method statement for any working within the canopy zone or root zone of trees being retained, including details of machines/plant to be used, hard digging around roots and construction methods of any hard landscaping under the tree canopies.

In the interests of the amenities of the locality.

5 Before any development commences details of the following matters shall be submitted for approval: i) Details of lighting cable runs under the tree canopies of the Lime trees to be retained. ii) Species of the semi-mature tree iii) root barriers iv) lighting columns

In the interests of the amenities of the locality.

6 Unless otherwise agreed in writing by the Local Planning Authority no building or other obstruction shall be located over or within 3 metres either side of the centre line of the sewer which crosses the site.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

8 Before any development takes place details of arrangements for the sale, removal and storage of the memorial plaques pending their relocation shall be submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

80 Attention is drawn to the following directives:

1. General surface water drainage information

Developments on this scale in these lower risk locations within Flood Zone 1 fall outside the scope of formal standing advice. The following is offered to aid LPAs and developers in managing the surface water runoff issues for information purposes only as a pointer towards best practice for surface water disposal.

Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management. This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. Approved Document Part H of the Building Regulations 2000 sets out a hierarchy for surface water disposal which encourages a SUDs approach.

In accordance with Approved Document Part H of the Building Regulations 2000, the first option for surface water disposal should be the use of sustainable drainage methods (SUDS) which limit flows through infiltration e.g. soakaways or infiltration trenches, subject to establishing that these are feasible, can be adopted and properly maintained and would not lead to any other environmental problems. For example, using soakaways or other infiltration methods on contaminated land carries ground water pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under BRE Digest 365.

Flow balancing SUDS methods which involve the retention and controlled release of surface water from a site may be an option for some developments at this scale providing balanced surface water flows exceed the local greenfield run off rate. Flow balancing should seek to achieve water quality and amenity benefits as well as managing flood risk.

Further information on SUDS can be found in PPG25 paragraphs 40-42, PPG25 appendix E, in the CIRIA C522 document Sustainable Urban Drainage Systems-design manual for England and Wales and the Interim Code of Practice for Sustainable Drainage Systems. The Interim Code of Practice provides advice on design, adoption and maintenance issues and a full overview of other technical guidance on SUDs. The Interim Code of Practice will be made available electronically on both the Environment Agency's web site at: Environment Agency's website and CIRIA's web site at: CIRIA's website.

Where it is intended that disposal be made to public sewer, the Water Company or its agents should confirm that there is adequate spare

81 capacity in the existing system taking future development requirements into account Note Development which involves a culvert or an obstruction to flow on an Ordinary Watercourse will require Agency consent under the Land Drainage Act 1991. An Ordinary Watercourse is defined as any watercourse not identified as a Main River on maps held by the Environment Agency and DEFRA. For further information see LDA 1991 - Consent Ordinary Watercourses and Land Drainage Act Consent etc...

2. The applicant is advised that some areas of public highway will require to be stopped up. The applicant should submit a detailed plan of these requirements to the highway authority.

Site Location 6 1 Comfort 5 t o

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8 0

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0 E 9 E R T CBs T S PH K L O F R O N LOCATION AND PROPOSAL

The application site is a landscaped area crossed by 2 footpaths and bounded by Norfolk Street, Arundel Gate and an access road to the NCP car park, located on the east side of Arundel Gate.

The landscaped area contains a shrub bed, grassed area, 1 mature trees, 5 medium mature trees and 3 small trees. The 3 small trees are memorial trees. These are dedicated to the 50th anniversary of D-Day, to celebrate

82 national adoption week and for people who die due to workplace accidents or disease. There are 4 further large Lime trees just outside the site that are planted in a line parallel to the car park access road.

The application is for the construction of a single storey travel information centre. The building is triangular shaped and positioned on the southeast part of the site. It has glazed elevations facing Arundel Gate and Norfolk Street. The elevation adjoining the car park service road, which is occupied by toilets/storage areas/kitchen, is faced in polished blocks. The roof adopts the same triangular shape and over-sails the building by a considerable amount.

The information centre will be open between 7am and 7pm and will be staffed during this period. It will accommodate an information counter, public toilet, vending machines, information display screens and counters and seating. External seating will also be provided underneath the projecting canopy.

The area around the building is to be paved in a combination of yorkstone, granite and concrete paving. In order to accommodate the level changes across the site a series of granite steps are proposed to the forecourt of the northeast corner of the building. The four mature lime trees adjacent to the southern boundary are to be retained along with the largest most prominent tree, a Norway maple adjoining Norfolk Street. A formal landscaped area is to be created along the Norfolk Street frontage consisting of two raised turfed beds with granite faced walls which will accommodate the existing tree and new semi- mature tree along with two of the memorial plaques. Seating will also be provided which will be selected from the city centre palate of street furniture.

RELEVANT PLANNING HISTORY

Outline planning permission was granted for a travel information centre on the site in January of this year (App. No. 03/03841/OUT). At the same board meeting members also refused permission for a detailed application for a travel information centre on a site between the Lyceum and Crucible Theatres (App. No. 03/03396/FUL).

SUMMARY OF REPRESENTATIONS

Three letters have been received in response to the public consultation. Two are objections from Councillor Diane Leek and a member of the public. The grounds of objection are that the site is inappropriate as it is a small area of open space within a largely built up area and the greenery, colour and openness of the site creates an attractive approach to the heart of the city and cultural facilities. The facility should be located on other underused sites on Arundel gate. The mature trees on the site should not be removed and questions are raised about what happens to the memorial trees and plaques.

The Theatres Trust raised no objections to the proposal.

83 PLANNING ASSESSMENT

Policy Issues

The site is identified as an open space area in the Unitary Development Plan (UDP). Policies state that development will not be permitted where it would harm the character and appearance of a public space or where it makes a valuable contribution to the quality of life.

One of the key projects in the Sheffield Masterplan is to improve access into the City Centre by all modes of transport. A high quality network of interchanges across the City Centre located in areas where passengers want to board and alight is a key part of the strategy. Midi interchanges are proposed for Arundel Gate, Haymarket/Waingate and the New Retail Quarter with 10 plus mini interchanges on other sites. This proposal is therefore consistent with this strategy and UDP policies, which seek to improve public transport within the Central Shopping Area.

The Listed Vestry Hall is located on the opposite side of Norfolk Street; UDP policies expect development to preserve the setting of Listed buildings. The site also lies in the conservation area and proposals are expected to preserve or enhance the character of the conservation Area.

The principle that the site is suitable for a travel information centre has already been established by the recent outline consent when the open space policies and the objectives of the Sheffield Masterplan were considered. As there has been no change in circumstances the development of the site is acceptable in principle.

Impact on the character of the area and Listed buildings

At its nearest point the building is approximately 30m from the Vestry Hall, with Norfolk Street in between. The Vestry hall is a larger scale building and there will still be views of the hall from Arundel Gate. The new building will appear as a high quality lightweight contemporary structure. Given the above it is considered that the proposal will not have a harmful impact on the setting of the listed building.

The site’s existing landscaping and trees contribute positively to the townscape by providing an area of greenery which softens the dense built form in this part of the City Centre. Its contribution is mainly visual as its design and the footpaths that pass around the edges mean that it is not a usable public space. The highest value trees are the larger species positioned along the southern edge of the site.

The scheme will result in the loss of 8 trees and the shrub and bedding planting. However the most visually significant trees are being retained and a reasonably sized mature tree is being planted to complement the existing trees and soften the building. Therefore whilst the site will have a harder

84 appearance the most significant landscaped features which help to soften the urban development will be retained.

The loss of greenery needs to be balanced against the benefits of a scheme that provides a very high quality improvement to the hard landscaping within the site (typically York stone and granite), which will successfully marry into recent improvements along Arundel Gate and future proposals for improvements to Norfolk Street. The street furnishings and lighting are of an equally high quality specification, from the City Centre palette and will provide a quality arrival point to the City Centre.

The new design will provide a more usable urban public space and the open and more formal character is considered to be more appropriate given that the site will now accommodate a public use. Raised lawn areas are being provided to retain the green character of the site as much as is possible in a simple yet striking way, which will reflect the surrounding open spaces around the theatres and the peace gardens, creating an identity to the City centre, which is locally distinctive. It was also felt that shrub beds should be avoided in this small area to retain a visually open and safe environment to pedestrians and have a landscape treatment that would be maintained to a high formal standard.

In conclusion whilst the character of the landscape treatment of the site is being changed it will consist of a high quality scheme, which is appropriate to the city centre and appropriate for the use of the site whilst maintaining a balance between hard and soft features. It is therefore considered that the scheme will preserve the character of the conservation area.

Design

The design of the building responds to the shape of the site reinforcing this with a triangular shaped building under a triangular canopy. The major street frontages have been designed with glazed welcoming elevations. These consist of powder coated aluminium curtain wall glazing with fin caps to the transoms, which will create horizontal emphasis, and modelling to the elevations. The acute angled glazed corners will appear dramatic and address the prominent corners of the site. The roof is detailed with a slim fin shaped edge detail. The existing footpath routes and pedestrian desire lines have also been accommodated. Where practical the scheme has retained the major trees. The building position has also been constrained by the location of services that are too expensive to be moved.

The application site appears as an island site and the striking modern design is considered to be appropriate for its location. The glazed elevations, dramatic shape, and strong roof result in a bold pleasing design that is appropriate for the modern image being promoted for public transport. The south elevation is less attractive as it accommodates the back of house facilities. However the elevation has been designed so that it is not completely blank by cutting back the corners to allow the glazed corners of public areas to be revealed. This helps to break up the south elevation and

85 allows views and light to spill out from the south elevation. The south elevation is also sufficiently articulated to create visual interest and the polished block work finish will create a modern reasonable quality finish.

Lighting has been designed into the building and the scheme incorporates up lighters recessed into the paving and up/down lighters to the south elevation.

Overall it is considered that the design responds well to the site constraints and opportunities and along with the landscaping will result in a high quality modern design that will contribute positively to the city centre and conservation area.

Memorial plaques

The Adoption and Workplace Accident plaques are located in the middle of the landscaped area and are not prominent. These are to be relocated within the new landscaped area adjacent to Norfolk Street. They will be located in a more prominent position adjacent to proposed new seating. The D-Day memorial plaque is to be relocated to the redesigned Barkers Pool space where it will be sited with the other war memorials as part of a high quality enhancement of this space. The memorial trees will be lost however they are relatively young specimens. It is understood that the organisations that erected the plaques are comfortable in principle with the proposals.

Access

The building has been designed to be fully accessible with level entrances, appropriate door widths, an information desk designed for use by disabled people and accessible toilets.

SUMMARY AND RECOMMENDATION

The construction of an interchange on the site has already been approved in principle. The scheme proposed will result in a striking contemporary building that responds well to its context. The landscape character of the site will change from an informal scheme that is attractive to look at, to a more formal and useable urban scheme comprising of trees and lawns within a high quality paved area. This will also contribute positively to the character of the area and is considered to be more appropriate given the site’s new use. It is therefore recommended that planning consent be granted.

86 Case Number 04/02907/LBC

Application Type a Listed Building Consent Application

Proposal Alterations to building, including demolition of outhouses, single storey extension at basement level for use as offices/conference facilities, and associated landscape works

Location 34 Gell Street Sheffield S3 7QW

Date Received 20/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant Conditionally

Subject to:

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

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

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 The landscaping scheme shown on the plans shall be carried out 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, but before such landscaping is carried out, details of the following shall have been submitted to and approved in writing by the Local Planning Authority: a) paving materials b) lights/lighting columns c) cycle stands d) seats/benches e) bollards f) bin store g) boundary wall railings and copings h) hand rails. 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.

87 4 No external plant or equipment shall be erected without the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

5 Before the development is occupied, the existing upvc clad dormer window situated within the west facing slope of the roof shall be removed and the roof shall be reinstated to its original form unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the special architectural and historic interest of the Grade II Listed Building.

Attention is drawn to the following justifications:

1. The decision to grant Listed Building Consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.CF7 - Development in Institution: Education AreasBE18 - Development in Areas of Special CharacterBE19 - Development affecting Listed Buildings. 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 2734220, 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

1 4 S T

E Laundry O R

G E

W T E F R

R 1

A 0 C Jessop FB E Hospital

FB Jessop Hospital 8 D e f

102.1m Clinic and Schools 103.9m

EA VE ROAD 44 AVY GR 102.1m LE AVE LEAV YGRE LEA VYGRE CR

AVE ROAD ROAD

9 6

1 6 1 4

Hostel

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2 GLOSSOP ROAD 9 5 2

5 5 2

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9 2

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For report see 04/02908/FUL

89 Case Number 04/02908/FUL

Application Type a Full Planning Application

Proposal Alterations to building, including demolition of outhouses, single storey extension at basement level for use as offices/conference facilities, and associated landscape works

Location 34 Gell Street Sheffield S3 7QW

Date Received 20/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

In the interests of the amenities of the locality.

90 4 No external plant or equipment shall be erected without the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

In order to protect the special architectural and historic interest of the Grade II Listed Building.

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

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

Attention is drawn to the following justifications:

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

91 approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

Site Location

S T

E BM 104.45m Laundry O R

G E

W T E F R R

A C Jessop FB E Hospital

FB Jessop Hospital D e f

102.1m Clinic and Schools 103.9m

EA VE ROAD 44 AVY GR 102.1m LE E AV YGREAV CR LE

ROAD

9 6

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3 5

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U 2

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Bank N

V Somme

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R 5 Barracks E

V L

S 0

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T S

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Hotel U

E I

T E

S 334 T

R E 3

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7 6

2 GLOSSOP ROAD 9 5 2

5 5 2

3 5 2

7 4 2

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9 2

1 5 2 4

1 3 2 2 BM 95.48m Bank Edgar 5

LOCATION AND PROPOSAL

The application site stands on a corner plot at the junction of Gell Street and Leavy Greave Road, north west of Sheffield’s city centre, within the Portobello Area of Special Character. The site adjoins the Henderson’s Relish factory to the west, the grade II listed Somme Territorial Army Barracks to the south and

92 lies close to the grade II listed former Jessop Hospital for Women to the north east.

The rectangular shaped site is dominated by a vacant grade II listed former house (c.1840), last used by the NHS as a dormitory hostel and annexe to Jessop Hospital. It is built of red brick with painted stone dressings and has a hipped slate roof with two ridge stacks. Doric columns, with cornice over, stand astride the central door case on the main north facing elevation. A later single storey brick built extension and outhouse adjoin the building’s west facing elevation. Insensitive internal alterations have been carried out in the past, including the erection of partitions, removal of fireplaces and installation of modern sanitary fittings.

The land falls from north to south (there is an overall drop across the site of approximately 3 metres). A slab foundation from a timber structure that has long been demolished occupies part of the southern half of the site and a large deciduous tree stands in the south west corner. The site is bound to the highway by an approximately 2 metre high brick wall with an existing vehicular access point at the northern end of Gell Street.

Both planning permission and listed building consent are sought for alterations to and extension of the existing building for use as a research facility for the Humanities Research Institute (HRI). The HRI, which was established in 1991 and is currently based on the 14th floor of the university Arts Tower, is a centre for computing and team based research in the field of humanities.

The proposed facility includes office space within the existing building, plus a basement level extension adjacent the south facing elevation housing research, seminar and conference facilities. The extension has a useable green roof which forms a formal garden for the villa. The new contemporary style accommodation is hidden beneath this roof. The proposals involve the demolition of the existing extension and outhouse.

PLANNING HISTORY

93/00631/LBC Listed building consent was granted for alterations to the hostel.

93/01131/FUL Planning permission was refused for use of land at 34 Gell Street as car park.

93/01132/LBC An application for partial demolition of the boundary wall to form access to the car park was refused.

REPRESENTATIONS

No letters of representation were received.

At their meeting on 20 July 2004, the Sheffield Conservation Advisory Group stated that there was no objection in principle to the proposed internal

93 alterations or the proposed use of the building. The Group considered that the design of the proposed extension was of poor quality and in particular that the perimeter wall at the southern end of the site should be higher than the level proposed so that the glass panelling of the proposed extension would be less visible. The Group also felt that the proposed overhang of the extension was too wide and excessive for a single storey building and should be reduced.

The Ancient Monuments Society considered the scheme to be commendable and ingenious, but raised concerns about the size of the roof light to the extension.

English Heritage considered the application but made no representation.

ASSESSMENT

Policy Issues

The application site lies in designated Education Area as defined in the Unitary Development Plan (UDP). Policy CF7 of the UDP (Development in Institution: Education Areas) identifies education uses as a preferred use in Education Areas.

Policy BE18 (Development in Areas of Special Character) states that, in Areas of Special Character, new development will be expected to respect the character and appearance of the Area.

Policy BE19 (Development Affecting Listed Buildings) states that proposals for internal or external alterations which would affect the special interest of a listed building will be expected to preserve the character and appearance of the building and, where appropriate, to preserve or repair original details and features of interest. Policy BE19 goes on to say that proposals for development within the curtilage of a listed building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting.

Design and Conservation Issues

The proposed extension is considered to be both a quality and contemporary new build structure and a sensitive addition to this grade II listed building. The design of the extension was conceived as a peeling back of the earth, revealing the basement level accommodation below. The green roof provides a new and much needed formal garden setting to the original house. The visible elevations, much of the extension is buried, are largely glazed in order to bring in light and the elements. A 1700mm deep overhanging roof (as amended) controls solar gain, adds drama to the extension and width to the formal garden over.

The extension is accessed via a new pedestrian opening at the southern end of the Gell Street boundary. Its front elevation is approached at an angle and

94 so an offset arch clad in patinated copper defines the entrance. This feature is repeated around the new pedestrian opening within the boundary wall.

Given the height of the existing boundary wall at the southern end of the site (approx. 2 metres), views of the extension from Gell Street will be restricted and so its impact upon the Area of Special Character will be minimal. Railing panels are to be introduced into the boundary wall, with increasing regularity as you move north along Gell Street, opening up views of the listed building from Gell Street and Leavy Greave Road.

Alterations to the listed building have been kept to a minimum, thereby preserving its character and appearance. As much of the original fabric as possible is to be retained, modern partitions are to be removed reinstating rooms to their original layout, and all decorative work (e.g plaster coves and roses) and joinery will be retained and refurbished or replaced with matching details where necessary.

Following the demolition of the existing single storey extension the west facing elevation of the house will be restored and two previously blocked up windows will be reinstated.

The removal of an existing upvc clad west facing dormer window, which is considered to harm the architectural and historic interest of this grade II listed building, is reserved by condition.

Access Issues

A new ramp will provide disabled access to the entrance door in the building’s west facing elevation as well as the green roof beyond. To satisfy the requirements of the Disability Discrimination Act it was also necessary to install an internal lift. This has been achieved with minimal impact on the original fabric of the building.

Highway Issues

The proposed development does not give rise to any significant highway concerns. A new vehicular access point has been created along the northern site boundary, in line with the main building entrance to reinforce the symmetry of the north facing elevation. Two disabled persons parking spaces and cycle stands are situated within the hard landscaped piazza at the northern end of the site.

Landscape Issues

As described above, the northern end of the site will be largely hard surfaced to create a piazza style meeting/gathering area. A grid pattern will be introduced into the paving, which is generated by the lines of the building. The palette of materials is reserved by condition, but a range of natural materials is expected in order to enhance the setting of the listed building.

95 Two new 2 metre high brick walls, perpendicular to the side elevations of the house, create a series of private spaces towards the southern half of the site, including a formal, enclosed garden adjacent the western boundary and a roof garden and external seating space over the extension. The mature tree in the south west corner of the site is to be retained. Additional trees will be planted in a formal arrangement around the piazza.

SUMMARY AND RECOMMENDATION

The proposed Humanities Research Institute is considered to be a very well considered and sensitive development of a grade II listed building. The existing building is to be largely restored to its original form, with a number of essential modern additions including a lift and ramp, while the extension has been cleverly designed to make use of the fall of the land and project, at basement level, into the southern half of the site, with a green roof over. This has created a new formal garden setting for the listed building, and, located discreetly below the green roof and obscured from view from the public highway by the approximately 2 metre high boundary wall, the dynamic and contemporary style accommodation requested by the HRI.

This application is therefore recommended for approval subject to conditions.

Case Number 04/03128/FUL

Application Type a Full Planning Application

Proposal Temporary use of land for car sales and siting of temporary mobile building

Location Site Of No.2 Fife Street Sheffield S9 1NJ

Date Received 30/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent Anthony Beever

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.

96 2 The site shall not be used unless the car parking accommodation for three 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.

3 The use shall cease on or before the 30th September 2006.

The permanent use of the land as a car park would prejudice the satisfactory development of the land.

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

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

6 Surface water shall not discharge into a public foul sewer.

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

8 The site shall not be used on any Sunday or any Public Holiday and shall be used only between 0900 hours and 1900 hours on any other day.

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

9 The site shall not be used unless turning space for vehicles has been provided within the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such turning space shall be retained.

In the interests of the safety of road users.

97 10 No gate shall, when open, project over the adjoining highway.

In the interests of pedestrian safety.

11 The site 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.

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

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

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. The applicant should note the application has been granted on the basis the use will operate for a short period of time until the site is redeveloped and following the expiry of the permission will not be renewed.

98 Site Location S t a ti o n

( d is u Playground s e d ) Sub Sta WB

M P . 2 5

Posts

S M Shel ter 2 0 S

9 1

f e D T E E TR S B

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1 37.8m IF a 1 6 F c k b u r n B

D r o A o

R W k D A

R 1 DW Boundary E E Stone T Publi c House 2 D Cl ub W m .21 36 BM W D 6 4 36.9m

18 S D T A R R E 2 A E 14 T El 18 Sub Sta

TCB 39.0m

3 1 BM 41.48m

39.3m

1 9 2

m 3 .67 45 BM Wincobank C o W B n i l

s n a Steel W orks

e c

C c 2 k 5 r o

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a u 2 b a 7 t i n r v n k e a

n E d

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C M

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M LOCATIONL AND C PROPOSAL

The site of the application is the now demolished Barrow House public house. To the east is the Sheffield – Leeds railway line on an embankment and the road to the south goes through a bridge under it. The railway embankment is fairly substantial, 10m wide, 8m high and covered in trees. A number of terraced houses adjoin the site to the north and west. To the south are a small factory and some open space. To the east over the railway is a large steel works with its main entrance just past the bridge adjoining the river. The site is outside the flood zone. It is on a cross roads with traffic lights and parking restrictions.

Following demolition, the walls of the public house and the outbuildings remain to about 1m in height and the existing entrance to Ecclesfield Road is retained. The applicant proposes to enclose the site with a security fence and recessed gates to the entrance. The site is already levelled and demolition material has been used to surface the area previously occupied by buildings. A Portakabin sales office is proposed to the rear of the site.

SUMMARY OF REPRESENTATIONS

None received.

99 PLANNING HISTORY

An application (Reference 04/03129/OUT) for the erection of 6 houses on the site has recently been withdrawn pending further negotiations. It is anticipated that a revised application will be submitted shortly.

PLANNING ASSESSMENT

Policy Issues

The site is located in a Housing Area on the Unitary Development Plan Map. Policy H10 (Development in Housing Areas) indicates car sales from open sites can be decided on merit. A car sales showroom is, however, on the policy’s unacceptable menu.

The merits of this particular case are that the site presents an opportunity for a small business to establish in the short term and then move on, before the site is required for the erection of housing. This is the preferred use in Policy H10. A full planning permission for housing has not yet been granted, although the principle is not in doubt. The proposed car sales use can provide a local service, provided it remains small scale. Some acceptable use on the land could be preferable to a vacant site which might attract illegal tipping or other unauthorised uses.

However, the sale of cars does generate some extra car traffic which may cause some parking problems and perhaps some resultant dangers. The use could be disturbing to residents if allowed to operate into the late evening. On balance in the short term and operating limited hours, the use is acceptable. It should not be allowed to continue past the period requested on the application form. There are a number of small housing developments in the Wincobank area which are taking place at the moment, and there is no reason to suppose the land should remain undeveloped for any length of time. Indeed discussions are already taking place about its redevelopment for housing.

The Portakabin proposed is an acceptable style and can comply with Policy BE5, criterion (m). It is on site to meet short-term operational needs and not in a prominent location.

Highway Issues

There are no direct highway safety issues. The entrance, however, needs 2m visibility splays and inward opening gates. Other accesses need stopping up.

Drainage Issues

The land is outside the area identified as being susceptible to flooding. Drainage from the temporary building can be connected to existing surface water drains or to a soakaway.

100 Residential Amenity Issues

The nearest houses to the site are at the side and opposite on Ecclesfield Road. The distances to the site boundary vary from four to 12 metres. Those nearest overlook the site from front or side windows. The previous use as a public house would have caused a certain amount of disruption to neighbours at night times and when the building was empty and derelict, there may have been problems late at night also. Whilst there may be activity on site with car sales during the day, the evening and night will be quieter.

CONCLUSION

Taking the proposal on its merits as a short-term use prior to a more preferred one taking place, it will be acceptable subject to conditions limiting its hours of operation and subject to operating on the basis of the layout supplied. The use should be able to operate without causing traffic dangers and disturbance to neighbours from on-street parking.

The use can comply with Policy H10 on this basis and is recommended for temporary approval.

Case Number 04/03135/FUL

Application Type a Full Planning Application

Proposal Erection of 3 x 2-storey high buildings for use as offices (B1 Use Class) with 84 car parking spaces and associated landscaping

Location Land At Plot Z Sheffield Airport Business Park Europa Link Sheffield

Date Received 30/07/2004

Team CITY CENTRE AND EAST

Applicant/Agent David Lyons Architecture

Recommendation G C subject to a Unilateral Agreement

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

In the interests of the amenities of the locality.

4 Notwithstanding the submission of the Framework Travel Plan, prior to the commencement of development, a revised Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.

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

5 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:1. Clear and unambiguous objectives and modal split targets;2. An implementation programme, with arrangements to review and report back on progress

102 being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

6 At all times that site clearance, preparation and 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.

7 Before the development is commenced, full details of suitable and sufficient cycle and motorcycle parking accommodation within the site shall have been submitted to and approved by the Local Planning Authority and the buildings shall not be used unless such cycle and motorcycle parking has been provided in accordance with the approved plans and thereafter, such cycle and motorcycle parking accommodation shall be retained.

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

8 The service yards associated with units 4 and 5 shall be used solely for the purposes of loading and unloading of goods, and for the parking of vehicles associated with the servicing of the building. This shall not include the parking of staff or customer vehicles, other than in the 5 spaces indicated on drawing no. 2003-291/101 serving those units.

In order to ensure that the service yards operate efficiently and are not used to provide additional car parking.

9 Before development is commenced, a scheme for the provision and implementation of surface water limitation shall have been submitted to and approved by the Local Planning Authority. The scheme shall be constructed and implemented in accordance with approved details.

103 To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To prevent pollution of the Water Environment.

13 The development shall be carried out in accordance with the air quality mitigation measures set out in Section 8 of the Local Air Quality Assessment Report prepared by WSP Environmental Ltd, dated 29 July 2004.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

Attention is drawn to the following directives:

1. With regard to Condition No. 8 above referring to the use of service yards, and by way of clarification, the applicant is advised that this condition would not preclude the use of the service yard for overspill car parking, on an infrequent basis (i.e. for monthly conference meetings).

104 Site Location

E Pond TL

Pond

El Sub Sta Gas Gov

EUROP A LINK

Sheffield Airport Business Park

Sheffield Airport Business Park T

EUROP A COURT

LOCATION AND PROPOSAL

The application site is located on the southern side of Europa Link, opposite the Terminal Building and Business Centre at Sheffield City Airport. The site is currently used as overspill car parking for the Business Centre, and measures approximately 0.75 hectares. It forms part of the original Airport Business Park land, for which reserved matters approval was granted in 1995.

The site is adjacent to a recently constructed group of three office/business units, and the application forms the second phase of this development. The proposal involves the erection of a further three units of 2910 square metres in total, with car parking for 84 vehicles. The proposed units are two storeys high with a monopitch roof, which is punctuated by a stair tower. The proposed materials are predominantly glazing, curtain walling and metal cladding. The buildings follow the northern edge of the site, and form a courtyard of car parking when taken with the existing buildings on the site.

Supporting documentation has been submitted by the applicant including a statement relating to Transportation issues, a Framework Travel Plan, Air

105 Quality Assessment, and an Access Statement. Consideration of the issues raised by these is contained in the Assessment Section below.

RELEVANT PLANNING HISTORY

Planning Permission was granted in February 2003 for the erection of three office/business units on the adjacent site (Ref’s 02/04036/FUL & 02/04039/FUL)

Reserved Matters Planning Permission was also granted for the development of a large office building on the site in 1995. This was not implemented and has now been superseded by the permission referred to above.

SUMMARY OF REPRESENTATIONS

No representations have been received.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Business and Industry Area. Within such areas Policy IB6 states that the Preferred Uses are Business, Industry and Warehousing. The proposal is therefore acceptable in land use policy terms.

Site Layout and Building Design

The proposed layout of the site enables completion of the courtyard, and provides continuity in the development of the site. The buildings will be prominent, at the top of a landscaped embankment, when viewed from Europa Link, and it is considered important that the design of the buildings provides consistency with the recent adjacent development. The proposed design achieves this with a very similar design approach, and the use of the same overall palette of materials.

The site layout incorporates indicative landscape proposals, which continue the theme of that implemented on the earlier phase. This will help provide a good quality setting for the buildings, including softening the appearance of the buildings at the top of the embankment.

Highways and Transportation Issues

The proposal does not raise any significant highway safety concerns. The traffic generated from the development has been assessed on the basis of the information provided within the Transportation Statement, and the traffic generated does not justify the requirement for any off site highway improvements. The make up of the Business Park has changed from that envisaged in the original consent, to incorporate a greater proportion of Office/Business development, and less Industry/Warehousing. This has had

106 an impact upon the traffic generated from the site, however the Transport Statement submitted by the applicant has quantified this, and reasonably concludes that the increase is modest.

The site is not at present highly accessible by a choice of modes of transport. Bus services that operate along Europa Link are limited in number and are infrequent. The A1 service, from Sheffield City Centre to Rotherham, via Parkway Markets, Europa Link, and Waverley commenced operation in July 2003 offering an additional half hourly service. The applicant has, in common with other recent developments along the route, agreed to provide a contribution of £2,735 towards the enhancement of that service. A Planning Obligation in the form of a Unilateral Undertaking would secure this.

In addition to public transport access to the site, there are good quality cycle routes along Europa Link, which provide an alternative access to the site for staff and visitors. The proposed vehicular access arrangements to the site are considered to be acceptable, and the site layout provides appropriate pedestrian linkages.

Car parking provision for the office element of the scheme is at a ratio of 1 space per 35 square metres, which reflects the maximum UDP guideline for such developments. In locations that are more accessible by public transport, a lower level of parking provision would be appropriate. However, in this instance the frequency and number of services is not sufficient to justify the lower level of provision, and the site forms part of an established and committed Business Park, with a history of planning consents, where such parking ratios are established.

The proposals are therefore considered to be acceptable in transportation and highway safety terms. The Framework Travel Plan is considered to require improvement, and it is therefore proposed to require the resubmission of this document through a planning condition.

Air Quality

The applicant’s Air Quality Impact Assessment has considered the impact of both the construction and operational phases of the development, in relation to the impact it would have upon existing air quality and upon the Air Quality Management Area (AQMA) alongside the M1 Corridor. The AQMA represents an area of the City where Government objectives for levels of Nitrogen Dioxide (40 micrograms per cubic metre) will be exceeded in 2005.

The construction phase has the potential to create dust and particulate matter. Dispersal of dust and particulate matter results from site clearance, excavations, vehicle movements over unmade surfaces, and windblown material from stockpiles. This is however generally contained within distances of 200-400m from the site, which do not extend to any residential areas.

Traffic from the site, once operational will be the main source of potential increase in Nitrogen Dioxide levels. However, the maximum predicted level of

107 increase is insignificant, at 0.01 micrograms per cubic metre. This predicted change is at a receptor close to the Parkway, to the northeastern end of Europa Link, where there is no significant public exposure. To put this into context, an increase of 1 microgram per cubic metre is considered to be significant. The predicted increase for this development is therefore clearly substantially below the level of significance.

The applicant has however put forward mitigation measures to reduce the potential adverse impacts of both the operational and construction phases. The measures proposed are considered to be appropriate and it is proposed to require implementation of these by an appropriate condition.

Impact Upon Operations at Sheffield City Airport

The proximity of the site to Sheffield City Airport is such that it has the potential to impact upon the operational activity of the airport. Sheffield City Airport has been consulted on the proposals and has confirmed that they have no objections to the development.

Disabled Access Provision

The submitted Access Statement is comprehensive and demonstrates how the development will meet the needs of disabled users, both within the buildings, and within the site. It identifies a wide variety of features that will be incorporated into the scheme, and is considered to be acceptable.

SUMMARY AND RECOMMENDATION

In summary, the proposal represents a development that is appropriate in land use policy terms, and will complete the development of this portion of the Business Park with buildings of appropriate scale and design to the location, and with appropriate provision for disabled users. The traffic generated by the development can be accommodated on the existing highway network, without need for improvement, and the applicant has agreed to provide a contribution towards public transport enhancements to improve its accessibility. The development will not have a significant impact upon local air quality.

It is therefore recommended that Planning Permission is granted, subject to the applicant providing a Unilateral Undertaking securing a financial contribution of £2,735 towards the enhancement of public transport facilities within the vicinity of the site.

RECOMMENDATION:-Grant conditional, subject to Unilateral Undertaking.

Head of Terms for Unilateral Undertaking

‘The Owners shall pay to the Council [on or before the commencement of development] the sum of £2,735 to be used by the Council as a contribution towards the enhancement of public transport facilities within the vicinity of the site.’

108