SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate
REPORT TO CITY CENTRE AND EAST DATE 12/07/2004 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 Lucy Bond TEL NO: 34556
AREA(S) AFFECTED
C CATEGORY OF REPORT
OPEN 2 Application No. Location Page No.
03/03677/FUL Site Of Former Hanover House And Land At Rear 5 Hanover Way Sheffield
04/00486/FUL Land At Former Cement Works Holywell Road Sheffield 33
04/00926/FUL Land Adjoining Oxclose Farm Deepwell Avenue Halfway Sheffield 45
04/01476/FUL 119 Devonshire Street Sheffield S3 7SB 56
04/01850/REM Former Sheaf Markets And Car Park Site Broad Street, Dixon Lane, Shude Hill And Exchange Street60 Sheffield
04/01926/LBC 119 Devonshire Street Sheffield S3 7SB 66
04/01991/CHU 369 Staniforth Road Sheffield S9 3FP 69
04/02165/FUL Land At Plot Y Sheffield Airport Business Park Europa Link Sheffield 73
04/02252/LBC University Library Western Bank Sheffield S10 2TN82
3 4 SHEFFIELD CITY COUNCIL
Report Of The Head of Development Services, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 12/07/2004
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 03/03677/FUL
Application Type a Full Planning Application
Proposal Mixed use development comprising A1, A3, B1 and D2 uses with 233 flats and 9 live/work units including basement car parking and a 22 storey tower element
Location Site Of Former Hanover House And Land At Rear Hanover Way Sheffield
Date Received 07/10/2003
Team CITY CENTRE AND EAST
Applicant/Agent Axis Architecture
Recommendation Grant Conditionally subject to Legal Agreement
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The 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
5 b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are occupied.
Highway Improvements:
1. Milton Street footway south side, between Hanover Way and Fitzwilliam Street, consisting of widening, lighting and resurfacing details to be in accordance with secondary palettes as defined in the Urban Design compendium.
2. Headford Street west side between Milton Street and Moore Street consisting of widening, lighting and resurfacing details to be in accordance with secondary palettes as defined in the Urban Design compendium.
3. Hanover Way footway east side along the side frontage. Consisting of lighting and resurfacing in accordance with the ring road palette as defined in the urban design compendium.
4. Milton Street consisting of traffic calming works and provision of service lay-by.
5. Provision of cycle facilities along Hanover Way east side between Headford Gardens subway to Broomspring Lane and at Milton Street junction.
In the interests of improving the environment and safety for occupiers of visitors walking and cycling to the site.
3 The car parks shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
4 The flats 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.
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
6 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 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.
7 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 buildings 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.
8 The building shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the building commencing, and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
9 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.
10 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the
7 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.
11 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.
12 The retail sales area shall not exceed 280 sq. m unless otherwise agreed in writing by the Local Planning Authority.
To ensure that the development does not become a retail destination to the detriment of the City Centre and in accordance with the Sheffield Unitary Development Plan Policy S5.
13 A minimum of 25% of the apartments shall be designed to mobility standards, details of which, along with additional associated parking bays, shall be submitted to the Local Planning Authority before any development commences.
To ensure there is an adequate supply of accessible housing and in accordnace with the Sheffield Unitary Development Plan Policy H7.
14 The balconies shall be removed from units C1F11, C2F20, C3F20, C4F11, C5F5 and windows provided to all bedrooms in units T2F6 and T3F6.
In the interest of protecting privacy and providing satisfactory amenities for future occupiers.
15 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
8 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.
16 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re- enacting that Order, the buildings shall not be used as a nightclub.
In the interests of the amenities of the locality and occupiers of adjoining property.
17 Notwithstanding the terms of the Town and Country Planning (General Permitted Development Order 1995, Part 3, Class A) there shall be no permitted change of use from A3 (food and drink) to A1 (shops) without prior planning permission being obtained from the Local Planning Authority.
To ensure that the development does not become a retail destination to the detriment of the City Centre and in accordance with the Sheffield Unitary Development Plan Policy S5.
18 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:
Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,
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.
19 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
20 No buildings/structures shall be erected within 3 metres of the public sewer, unless otherwise agreed in writing by the Local Planning Authority.
9 To ensure satisfactory drainage arrangements.
21 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.
22 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.
23 No development shall take place until the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
24 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated June 2004 produced by Hepworth Acoustics has 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 occupiers of adjoining property.
25 Before any development commences, further details of the fully ducted ventilation system and details of the attenuation to floors shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the buildings are occupied.
In the interests of the amenities of the locality and occupiers of adjoining property.
26 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.
10 27 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.
28 The noise arising from amplified music in the ground floor A3 and D2 uses shall not exceed the following noise levels when measured in the adjacent flats.
0700 - 2300 hours - Noise Rating Curve NR35. 2300 - 0700 hours - Noise Rating Curve NR25.
In the interests of the amenities of occupiers of adjoining property.
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.
11 Site Location
E AN L N t a O S T Works D b R E u E N S G l E E E L A 76.2m N E El Sub Sta
E N A L N O T IL Works M Works 8 Works Works 3
8 Works 3
75.0m 8 5
6 9 76.2m Garage E V A N H S 9 A S 5 N T O R 1 V E 0 T E 0 E E T E R TR W S A N
Y O 0 S
Club 8 G D O H
3 1 3 6 1 8 76.8m
Works 6 6 73.2m
F Ss 8 3 6 0 3 0 0 3 2 2 3 0 2 2 7 0
3 El Sub Sta
E X E T E R D R I V E
2 4 2 2 4 2 4 8 2 2 8 4
LB E R A U Q Subway S 2 'S 2 2 2 Y 2 R 2 4 A 6 El Sub Sta 2 2 M 6 T El Sub Sta 4 S
2 2 1 2 2 8 2 5 0 6 8 0 'S Y R A M T S INTRODUCTION
Members may recall that this application was considered at the Board Meeting on 1.6.04. Officers recommended that planning permission be refused (original report appended). Members were unconvinced by the report and agreed to defer the application minded to grant consent subject to:
- the satisfactory resolution of concerns over the design of the southern elevation of the six storey block. - A full specification of environmental improvements, particularly street lighting being drawn up. - Further work being carried out on sound attenuation measures and means of addressing noise problems at source. - The section 106 contributions of £136,396 being used for the purposes set out in the report and any other environmental improvements to be carried out being in addition to this contribution. - The amendment of the design of the flats facing Headford Street. - Officer’s liasing with the applicants and the Commission for Architecture and the Built Environment on the design of the southern elevation of the building. - The satisfactory resolution of amenity and internal layout issues. - The confirmation that a minimum of 25% of the units have been designed so that they are capable of being adapted to mobility standard in
12 accordance with UDP Policy H7 and being indicated on the plans accordingly.
LOCATION AND PROPOSAL
The description of the site and proposals are covered in the original report that is attached. This report will therefore concentrate on the issues where members require further clarification/improvement.
SUMMARY OF REPRESENTATIONS
One additional letter has been received in support of the scheme arguing that noise from traffic is not a significant concern and the factories nearby are not noisy. Crime is not a problem in the area at night and the proposal will make the area safer. The site is ideally located between the city centre and Ecclesall Road.
One letter has been received from an adjoining industrial operator reiterating comments that they have rights of access, drainage and fire egress across the site. Also pointing out that their client’s process involves noise of compressors etc.
PLANNING ASSESSMENT
Design of Southern Elevation
The design of the southern elevation of the 6-storey block has been improved by introducing recessed bays that include obscure glazed windows. The materials of the upper floor and the recessed bays have been altered from brickwork to a blue/grey terracotta rain screen system. Whilst the height of development along the southern boundary remains the same the design improvements help to break up the massing of this elevation and create added visual interest resulting in a more visually pleasing elevation. The obscure glazed windows serve corridors and it is considered unlikely that these would create an impediment to developing the adjoining sites.
Environmental Improvements
The applicant has confirmed that they will widen, resurface, improve the street lighting and introduce street trees on the southern side of the footway along Milton Street between Hanover Way and Fitzwilliam Street and on the west side of Headford Street between Milton Street and Moore street. They have confirmed that these improvements will be to the standards set out in the Urban Design Compendium. The street lighting will be to adoptable standards and therefore to the present day standard for lighting in residential areas. The applicants have also agreed to carry out the widening of the existing footway and associated works to form a cycleway along Hanover Way between Headford Gardens (Subway) and Broomspring Lane and minor works to the cycleway crossing of Milton Street, adjacent to Hanover Way. A planning condition is proposed requiring these works to be carried out.
13 The Urban Design Compendium establishes specifications for the quality of paving materials and street furniture to be adopted throughout the city centre. This will establish a good standard of design that is consistent with proposals being promoted throughout the city centre. The detailed specification for the works will need to be the subject of a detailed highway design project.
Noise attenuation at source
The two main concerns in terms of industrial noise are F.A Morris and Prior Markings. The applicants have carried out further investigations of work that could be done to attenuate noise at source. They have put forward detailed proposals for attenuating noisy fans, providing additional ventilation and new enclosures to existing plant and equipment. The applicant’s have agreed to a legal agreement to secure these improvements and letters are expected from the companies concerned confirming their willingness to co-operate with the improvements.
The proposals have been assessed by the Council’s Environmental Protection Service who have advised that the scheme of works is satisfactory and the applicants are doing all that could reasonably be expected.
Section 106 agreement
The applicant’s have confirmed that the section 106 monies will be used for enhancing public open space and are separate from the environmental improvements referred to above. It is proposed to secure these contributions be means of a legal agreement/planning obligation.
Redesign of the flats facing Headford Street
The most significant source of industrial noise is F.A. Morris on Headford Street. The applicant’s were therefore asked to consider the redesign of the internal layout to minimise the number of living rooms and bedrooms facing this direction. They have reduced the number of bedrooms living rooms on the Headford Street frontage. This will help to minimise the risk of noise complains.
Internal Layout and Amenity Issues
The applicant has amended the flat plans to resolve most of the concerns associated with privacy around ground floor flats facing onto the courtyards and window-to-window privacy issues. There are one or two locations were further improvements are appropriate which the applicant has accepted, it is therefore proposed to deal with these issues by condition.
Liasing with CABE
The amended designs were not received in sufficient time to consult CABE. However discussions have been help with Council officers over amendments
14 to the design. A copy of the amended scheme has been sent to CABE along with a submission from the applicant responding to their concerns. Any further comments from CABE will be reported verbally at the Board meeting. In addition to the revisions referred to above the applicants have made amendments to the design of the south elevation of the tower. These consist of introducing some glazed openings in the stair tower, toning down the colour of the rain screen cladding and rationalising the use of materials at a low level by removing the acid washed concrete. It is been decided not to extend the glazing to a lower level on the west elevation of the tower, as this would undermine the strength of the podium.
In terms of the other comments made by CABE the applicant’s have made a revised submission to them consisting of a fuller urban design analysis and submissions that fully explain how the design has evolved.
Therefore the applicant’s have responded to CABE by providing more information justification for the submitted scheme, and improving the south elevation. They have not changed the size of the internal courtyards or the circulation system as they consider the existing proposals are satisfactory in this respect.
Mobility Units
The applicants have submitted plans that show that 25% of the units will be provided to mobility standards.
RESPONSE TO REPRESENTATIONS
The rights of access across the site referred to above in the representations section are private rights and not planning matters. The noise survey identified the sources of noise on the site including noise from external plant. The Council’s Environmental Protection Service officers do not consider there is a need to attenuate the plant on this particular site.
SUMMARY AND RECOMMENDATION
In your officer’s view the further submissions have not resolved fundamental concerns over the suitability of this site for housing. However members were not convinced of these arguments, put forward in the earlier Board report and indicated that they were minded to grant consent subject to being satisfied on the above issues. This report shows that the applicants have satisfactorily dealt with members concerns and therefore a recommendation and conditions have been drafted that reflect members desire to grant consent.
Grant consent subject to the applicant entering into a legal agreement to secure the following heads of terms.
- A sum of £136,396 to be used towards the provision of open space in the Devonshire Quarter
15 - The implementation of the noise attenuation works as set out in the letters dated 23.6.04 “Noise from F.A. Morris Ltd.” And “Noise from Edward Pryor and Son Ltd (Pryor Marking Technology)” are carried out prior to the flats being occupied. - The developer 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 windows are kept closed.
16 PREVIOUS REPORT FROM 1/6/04 AREA BOARD
LOCATION AND PROPOSAL
The site is that of the former Mercedes dealership adjoining the ring road close to the Moore street roundabout. There are two storeys of showrooms and workshops on the western part of the site, adjoining the inner ring road and a large open car park on the eastern part of the site.
The site is in an industrial area. Immediately to the south there are industrial uses, a snooker club and the 8-storey sub-station. To the east and north there are industrial uses. The grade II listed Beehive Works is located on the north side of Milton Street opposite the site. The Milton Street frontage of the former knife and tool works are now used as offices and there is a substantial amount of empty floor space. There are also two grade II listed houses adjoining the works, which date from the mid nineteenth century that are occupied by students. On the west side of the ring road opposite the site there are residential uses including a 16-storey tower block.
The scheme is mixed use development but predominantly residential, it encompasses a total of 233 flats, 9 live work units, 1024sqm of flexible space for potential retail, food and drink, office, assembly and leisure uses and 1447sqm of office use. 133 parking spaces are proposed in a basement and semi-basement with a further 24 spaces in a mezzanine floor. The commercial uses are located on the ring road frontage and the western part of Milton Street. The retail, food and drink and leisure uses are to be accommodated in a double height flexible space on the ground floor with the office uses above. The live work units are located on the ground floor of the Milton Street and Headford Street frontages. The residential uses are positioned on the upper floors of the ring road frontage and around two landscaped courtyards on the eastern part of the site.
The buildings are positioned around the perimeter of the site, there are two means of access to the car parks from Milton Street and Headford Street. The most distinctive element of the scheme is a 22-storey tower at the southwest corner of the site adjacent to the sub-station and ring road. The remainder of the ring road frontage consists of 6-storey buildings. On Milton Street the building heights range from 6-storeys to 4-storeys opposite the listed Beehive Works, the upper storey is set back in both cases. On Headford Street the building heights are 5-storeys, they increase to 6-storeys along the southern boundary.
The tower has a rectangular form with a steeply sloping mono pitched roof. The ring road and part of the north and east elevations are faced in glass louvres behind which there is a 1m wide sun box and the glass wall of the flat. The other elevations of the tower are faced in acid washed concrete with glazing, oxidised copper panels, patinated copper cladding system and terracotta rainscreen cladding. The southern elevation contains few window openings whilst the north elevation incorporates some balconies and full height windows.
17 The lower levels of the tower, the buildings fronting onto the ring road and the western part of Milton Street are of a contemporary design utilising modern materials. That is, a rectangular structural frame in acid etched concrete with channel section steel members. Within this framework it is proposed to provide double height frameless glazing at ground floor level with aluminium framed glazing and oxidised copper finish sliding louvres and cassette flat cladding panels at the upper levels.
Opposite the Beehive works on Milton Street and on Headford Street the buildings designs are of a more traditional appearance incorporating both traditional and contemporary materials. These elevations are to be faced in red brickwork; the window openings are generously proportioned incorporating feature mullions, cills and flat cladding panels in oxid copper finish. The fourth floor is set back approximately 1.5m and recessed balconies are proposed.
SUMMARY OF REPRESENTATIONS
Following 2 rounds of consultation a total of 8 letters of concern were received in connection with the proposals which can be summarised as follows:
The development should include affordable housing, housing for rent, housing for families and essential workers.
The development will adversely affect residents of flats on Exeter Drive because it will;
- Block sunlight and views, cause overshadowing and result in loss of privacy. - The buildings will reflect traffic noise and prevent the dispersion of pollution. - There will be noise impact from entertainment uses and from young people, who are likely to occupy the flats, evening uses will decrease safety. - Building will be a site for a phone mast that will adversely affect health. - There will be noise and dust during construction.
There are health risks of living close to a sub-station.
The noise survey shows the site falls in category C, as quieter housing sites exist, permission should be refused. Various criticisms of the adequacy of the noise survey.
There has been inadequate consultation with local residents.
The Council has a conflict of interest, as the development will increase the value of nearby Council land.
There will be increased demand for local facilities such as doctor’s surgeries.
18 Increased traffic will increase air pollution.
Concerns have been expressed about the suitability of the site for housing given that it is in the centre of an industrial area bounded by Engineering, Cutlery, Aerospace, Small Trades, Butchers, an Electricity Sub-Station and the Inner Ring Road. The area is generally noisy and dirty; the electricity sub- station creates a constant hum along with louder noises when routine testing takes place. There are also heavy lorries moving during the day and late at night.
There are concerns that residents moving into this industrial area will complain about the operations of an adjacent general engineering business. It should be noted that the business creates noise and smoke from its presswork and heat treatment operations and opens at 6.30 am 5 days but has worked 7 days in the past. Complaints could seriously hamper the company financially and could lead to the closure of the business with the loss of 15 jobs. The Council should not entertain any such complaints.
The disruption during construction (particularly to access) will be harmful to local businesses. Headford Street is not suitable to be used for an access to the car park, due to its width. Restrictions to on street parking will affect employees of local businesses.
There are health and safety concerns about working close to a building site, and concerns about increased noise, debris and litter during building works.
An adjacent business advised that it has established rights of access for maintenance, drainage and fire access across the site.
More consultation with local businesses should take place.
Responses have also been received from the Chamber of Trade and Sheffield One. The former raises no objections whilst Sheffield One welcomes investment in the City Centre and supports the principle of development. They consider that the site can support a tall building which should be of a slender design and that the design should be of the highest order.
PLANNING ASSESSMENT
Policy Issues
The application site lies in a Fringe Industry and Business Area in the UDP. Within Fringe Industry and Business areas preferred uses, are Business (B1), General Industry (B2), Warehouses (B8), (Policy IB6). Small shops that have a sales area of less than 280sqm., offices used by the public (A2), food and drink uses (A3), housing and leisure and recreation uses are acceptable in principle. The commentary on the reasons for the policy states that the better environment in these areas might exceptionally allow some houses. “But this
19 will happen only where living conditions are satisfactory and they would not hinder industrial or business development. “
Policy IB9 states that applications should not lead to a concentration of uses that would prejudice the dominance of industry and business in the area or lead to the loss of important industrial sites. Buildings should be well designed and of a scale appropriate to the site.
Policy IB11 relates to residential development in industry and business areas, it repeats the above criteria but adds that development will only be permitted where it is next to an existing residential area. The commentary on this policy argues that small isolated developments would be less safe at night and relatively remote from shops and other services such as schools.
Policy IB1 states, “Employment and economic development will be promoted by:
- Providing for land for industrial and business development in suitable areas of the city; and - Improving older industrial and business premises and areas.
Policy IB3 states that the City’s role as a regional office centre will be enhanced by promoting major development in the City Centre.
The application site lies within the area covered by the Devonshire Quarter Action Plan. This generally encourages residential development and identifies housing priority zones. The application site does not lie within one of these zones and is not promoted as a location for housing. Outside the zones the action plan states, “the onus will be on housing developers to demonstrate that the introduction of residential will not inhibit the continuing operation of industrial or other businesses.”
The City Centre Living Strategy was approved as supplementary planning guidance on 28.4.04. It generally encourages the growth of housing in the central area acknowledging the sustainability, vitality, and evening economy benefits. The guidance encourages housing in most areas of the city centre including the Devonshire Quarter subject to living conditions being acceptable (Guideline 1). Guideline 8 states that planning consent will be refused for developments that are unable, through design, technical measures or separation, to prevent noise and disturbance from affecting residents. Agreed technical measures should ensure that the appropriate level of noise insulation could be achieved in any new development, but if this cannot be achieved, then the amenity of residents should take priority and the development would be considered unacceptable.
Industry, Business, Retail and Leisure Policy
It is a concern that the submitted scheme is predominantly residential with only a relatively small proportion of preferred uses. It could be argued that the proposal is contrary to the thrust of policies IB1 and IB3 as the scheme will
20 result in the loss of potential industrial and business land and a suitable site for office development. Sites for major office development are needed within the City Centre and this site could have the potential to be an important location in a prominent position for an office development. However, it is somewhat separated from the commercial buildings both existing and proposed on the other side of Moore Street by the electricity substation and Moore Street itself, so it could be considered slightly peripheral in terms of a business location. There are other sites in the area that are slightly better located to help meet the requirement for major office development in the City Centre. Given this and that there will be some preferred B1 floor space provided as part of the overall scheme, (approximately 2000 sqm - more than the current situation), there are considered to be insufficient grounds for resisting this proposal on the basis of these policies.
Policy IB9 requires the Council to assess the overall concentration of industry and business uses following the development, as the intention of the policy is that these uses remain dominant within the policy area. In this case if the development is permitted, and given other current uses in the area, 42% of the policy area would be given over to non-preferred uses. Consequently the proposal is not contrary to policy IB9 as over 50% of the area will still be given over to preferred uses. However there would be limited scope for further non- preferred uses, such as housing, in terms of this policy.
The noise section below considers whether the development is likely to constrain industry and business.
The former showroom is in current use for retail purposes; the applicant argues that the change of use to retail is permitted development, and the proposed floor space devoted to retail use is less than existing. However there is some doubt that the change of use is permitted and the applicant would therefore be willing to accept a condition limiting the retail floor space to a maximum of 280 square metres. Food and drink and assembly/leisure uses are also town centre uses. However, given the limited floor space and proximity to the central shopping area it is considered that this aspect of the proposal would not harm the regeneration proposals for the city centre. The applicant’s have indicated that they are willing to accept a condition preventing the site being used as a nightclub.
The fact that the scheme is composed of a mixture of uses will benefit the vitality of the scheme, it could provide services for residents, and will assist in creating an attractive frontage to the ring road.
Suitability of the site for Housing
In policy terms housing is an acceptable use provided it is next to an existing residential area, living conditions are satisfactory, and it does not further constrain industrial or business development, to protect the environment of housing.
21 The nearest residential area is Exeter Drive approximately 70m to the west on the opposite side of the ring road. However the ring road is a strong physical and psychological barrier and therefore although the distance is small the site cannot reasonably be considered to be next to an existing residential area, in terms of the meaning intended in the policy. The purpose of this policy is to ensure that where housing development does take place in industrial areas it is next to and well connected with existing housing, and is not isolated.
The Broomspring residential area is approximately 250m to the north with intervening industrial and commercial uses. Consequently the site cannot reasonably be regarded to be next to this residential area.
The Cala Homes development, whilst only a single residential scheme, is approximately 200m to the south on the opposite side of Moore Street and there is an eight-storey sub-station in between the site and Moore Street. There are three/four houses on Milton street opposite the site which are listed and date from the 1860s, they are currently occupied by students. These were allowed to revert to residential for conservation reasons and are isolated residential uses.
Given the above it is considered that the development cannot reasonably be regarded to be next to an existing residential area. Therefore the proposal is considered to be contrary to Policy IB11(b).
An assessment of the suitability of the site for additional residential development should consider a number of factors. In terms of this site, of particular relevance is the noise climate, pedestrian linkages, the visual quality of the environment, proximity to amenities and services, street activity and personal security issues, particularly late at night.
The noise section below assesses the noise climate and whether the living conditions for residents will be satisfactory.
The site is not considered to located on a well used pedestrian thoroughfare, unlike the Cala scheme. Most of the routes to the site require pedestrians to pass through industrial/commercial areas that are largely devoid of activity in the evenings and at weekends. This applies to routes to the north, to the Broomsprings residential area and to the east, to Fitzwilliam Street and Division Street beyond. The route to the Moor via Headford Street and Moore Street has a shorter section through a less well surveilled industrial area, it also forms part of a proposed strategic cycle/footpath route, as designated in the UDP. The route to Safeway and Ecclesall Road via the subway system below the Moore street roundabout is considered to be the least secure of all the subways legs under the roundabout. This is because it is the least well used and there is poor surveillance, blind bends and an extremely overbearing sub-station at the Moore Street end.
The applicants are proposing to improve the footpath route along the south side of Milton Street as far as Fitzwilliam Street and between Headford Street and Moore Street. This will consist of widening, tree planting, improved
22 surfacing and lighting. There is some doubt as to whether the widening and hence planting is achievable due to the impact on business parking and servicing. The applicants have also indicated that if they were required to pay the full open space contribution the amount of improvements to pedestrian routes would be moderated. This suggests that the footway improvements are likely to be less extensive than indicated above. However it should be possible to achieve some surfacing and lighting improvements, which will enhance the pedestrian links to Fitzwilliam Street and Moore St whilst also improving the environment. The development itself will generate additional activity outside of normal working hours. However there are concerns that outside normal business hours pedestrians will not feel safe walking to and from the site, due to the lack of street activity and lack of natural surveillance as most properties are not in use at these times.
The Police Architectural Liaison officer has advised that the main problems that occur in the area happen during the hours of darkness. Theft from vehicles is quite high. Street robbery also takes place but most of it happens a further up around the area of Devonshire Green. However they have concluded that the development that is proposed, if secured well, has an effective lighting system and has access control on the parking facility should be suitable for this area. Whist it is accepted that the development itself can be made secure your officers have serious reservations that because the site is somewhat isolated from the more active areas of the City Centre and there is little natural surveillance of the surrounding streets at night, that the site is far from ideal in terms of personal safety/security.
Visually the immediate environment of the site is dominated by the Moore Street sub-station. This is an 8-storey concrete faced building which has a brutal appearance. The Beehive Works and listed dwellings opposite the site have been refurbished and are visually attractive. The listed Eyewitness works is to the east on Milton Street, it is run down at present but has the potential to make a significant positive contribution to the street scene. The remainder of the industrial/commercial buildings surrounding the site are fairly low quality workshop buildings, typical of an industrial area. The overall impression is of a scruffy industrial area that is devoid of attractive urban or green spaces.
The new development will enhance the appearance of the application site significantly and the applicant has managed to create two landscaped courtyards within the scheme and a roof garden. Many flats will have an outlook over these pleasant areas and the new buildings will help to shield them from noise. The flats on the upper stories of the tower will have an impressive outlook across the city because of their elevated position.
All the necessary services are within walking distance of the site. Therefore the site is in a sustainable location
Noise and impact on business and industry - The Government have provided advice on noise issues in Planning Policy Guidance Note 24, “Planning and Noise”, this establishes noise exposure categories. These are as follows;
23 A – Noise need not be considered as a determining factor in granting planning permission. B - Noise should be taken into account, where appropriate conditions imposed to ensure an adequate level of protection against noise. C – Planning permission should not normally be granted. Where it is considered that permission should be given, for example because there are no alternative quieter sites available, conditions should be imposed to ensure a commensurate level of protection against noise. D – Planning permission should normally be refused.
The noise exposure categories measure an average sound level over a 15- minute period. In the case of industrial noise, the character of the noise should be taken into account as well as its level. Sudden impulses, irregular noise or noise which contains a distinguishable continuous tone will require special consideration.
The applicants have carried out a noise assessment that has assessed background noise and looks in more detail at industrial noise sources. The noise survey shows that background noise falls in category B during the day and night on Headford Street, category B/C during the day and C during the night for Milton Steet, Category C both day/night for Hanover Way, category A/B during the day and category B at night for Hodgson Street.
The applicants are proposing noise attenuation measures consisting of acoustic glazing and acoustically treated ventilation so that rooms can be ventilated whilst maintaining the sound insulation. Insulation is also proposed to the floors and walls between commercial and residential uses. Within the commercial units amplified sound will have an electronic volume-limiting device and additional measures are proposed to prevent noise transmission through the structure. There will be acoustic glazing to the shop windows; attenuated ventilation; and entrances will have sound lobbies. The applicants believe these measures will be sufficient to protect residents but have offered to attenuate noise at source from industrial premises if necessary. If the scheme were to be permitted it would be necessary to consider what further noise attenuation works should be undertaken to industrial premises.
The frontage onto Hanover Way is a category “C” site where the predominant noise source is traffic from the ring road. This noise is constant throughout the day and into the early hours of the morning. The dual carriageway is heavily trafficked with fast flowing vehicles accelerating and decelerating as they approach the roundabout at the bottom of Ecclesall Road.
Another significant noise source is the electricity substation on Charter Row, which supplies electricity for more than half of Sheffield. This installation emits a low frequency hum at 100 Hz that is constant over the 24-hour period. This is audible on the site especially in the early hours of the morning when the background noise level is low.
24 There are a number of industrial processes in the area surrounding the site. Of particular concern are Pryor on Hanover Way Milton Street and FE Morris on Headford Street. A site visit by an Environmental Protection Service officer and subsequent noise monitoring of these companies during a working day confirmed that these companies generate noise, which is clearly audible on the development site and will be intrusive to future residents. The main noise sources from Pryor’s are a compressed air unit and dust extraction unit. This plant is usually operational during the working day and never later than 8.00 p.m.
FE Morris is an engineering company manufacturing metal products. They have a furnace, shot blasting, fettling and grinding equipment. They have drop hammers, drills, lathes and other machinery to enable them to produce their finished product. The hot metal is quenched in a quenching tank, which is a tank of oil. This process gives rise to dark fumes, which have a characteristic oily odour which discharges externally to atmosphere. Environmental Protection Service have received odour complaints about this type of activity from residential and commercial occupiers in other parts of the City. Thus there is the potential for odour nuisance. Given the constraints of the process it would not be possible to relocate this activity within the workshop to minimise the odour. They also coat the metal, which gives rise to Volatile Organic Compounds that have the potential to cause disamenity due to odours.
Metal production is a noisy operation, e.g. there is a hum from the furnace whilst shot blasting; and fettling and grinding have their own characteristic noise, as do the drills and other machining equipment. Of particular concern are the drop hammers or stamps, which produce a thudding noise. This low frequency noise can travel through a building and be felt as vibration. The above noises are all intermittent occurring at various times throughout the working day, which is from 6.00 a.m. to 4.00 p.m., depending upon the stage of production.
It is therefore difficult to predict accurately the noise levels that will be emitted from such a process. Similarly it is difficult to accurately measure the noise levels as monitoring is of a limited duration and can only provide a snapshot of what was happening at that particular time and day. Thirty minutes or a day later the noise levels may be completely different.
Of particular concern is the servicing of the company. This usually involves HGV’s and a forklift truck. Servicing is a noisy and disturbing activity which gives rise to many complaints to Environmental Protection. The sound of the air brakes, engines idling, the manoeuvring of the vehicles into position, reversing alarms, tailgate mechanism and the impact noise as goods are lifted and deposited may all cause disturbance. These activities usually occur during the early morning when the background noise is low.
FE Morris is serviced from Headford Street directly in front of the proposed development. The above noises will be audible in the flats especially with the windows open. Regardless of the level of alternative ventilation provided, people will invariably open the windows for fresh air. The Environmental Protection Service do receive complaints about road traffic noise but have no powers to deal with this type of noise unlike industrial noise where the Council has legal
25 responsibilities. Should the residents wish to open the windows and experience the above, they may complain and the Environmental Protection Service is legally obliged to investigate. Should a complaint be substantiated the Council is legally obliged to serve an abatement notice requiring steps to be taken to abate the nuisance. Failure to comply with the terms and conditions of a notice is an offence. The maximum penalty for such an offence upon summary conviction is £20,000.
There is a defence of Best Practicable Means which means if the company can demonstrate that, having regard to local circumstances economic and current technology, they are using the best method to minimise noise disturbance then the nuisance is deemed to exist without remedy for the residents.
The Environmental Protection Service have advised that there is a very strong likelihood that the residents on the Headford Street elevation will complain about the industrial noises they are able to hear when they open the windows. Depending upon the character of the noise they may also be able to hear it, albeit muted, with the windows closed.
Whilst is may be possible at considerable cost to attenuate some of the internal industrial noises it will not be possible to attenuate the servicing noises nor relocate the offending apparatus. Also the company is able to operate currently without control, thus enabling it to be flexible in its production times to meet market demand. Should a nuisance be substantiated for which there is no Best Practicable Means defence, the company’s activity may be restricted e.g. hours of use or hours of service. Such a restriction may affect their ability to be flexible and ultimately their long-term viability. Additional costs may be incurred when new plant and machinery is purchased and there may be constraints on the type of businesses who could move into premises near the site. Therefore in this case there is considered to be a significant risk that the proposal could further constrain business development which is contrary to policy IB11(a).
Given that there should be no noise disturbance in the flats with the windows closed it cannot reasonably be argued that residents living conditions would be unsatisfactory. Planning permission has been granted on a number of sites that rely on windows being kept closed along with appropriate ventilation. There are some concerns that industrial noise will be audible on the Headford Street frontage with windows closed however more extensive monitoring would be needed to establish this.
The noise mitigation measures are similar to those accepted for other developments in the City Centre and should be able to achieve the internal noise standards with windows closed. This would be tested on validation if planning permission were granted. However the advice in PPG24 is that housing should not be permitted on sites such as this that fall into noise category C, unless there are no other quieter sites or other planning justification for doing so. There clearly are other quieter sites within the city centre that are not so close to the ring road or affected by industrial noise. However housing has also been permitted on other sites that are equally
26 noisy. In most of these cases there are other mitigating factors that outweigh the policy objection, for example they might be in parts of the city where housing is being actively promoted or involve listed buildings or sites in conservation areas. Therefore unless there are other planning benefits that outweigh the fact that the proposal is contrary to PPG24 it should be rejected.
Design Issues and Impact on Listed Buildings -
In general the design is of a high standard. The form of the development respects the existing street pattern and the buildings are of an appropriate scale. The design and materials are of a high standard and the tower will be a high quality landmark located at a gateway to the city centre. Parking is provided in a basement and mezzanine floor and therefore does not dominate the frontage.
The most striking feature of the scheme is the 22-storey tower. The elevations facing the ring road will be completely faced in glass louvres, the north elevation is mainly glass louvres with a set back block faced in glazing, oxidised copper infill panels and with projecting balconies. The east facing elevation is partly glass louvres partly acid-washed concrete and partly blue/grey terracotta rain screen cladding with floor levels expressed. The south elevation facing the sub-station is to be faced in green patinated copper cladding and blue/grey rain screen cladding. The Urban Design Compendium identifies the Moore Street junction, including the application site, as a suitable site for tall buildings. This location is a key vehicular gateway to the city centre and a tall building will create a bold landmark whilst assisting in creating a legible urban environment. Ideally the tower should be located on the sub-station site as this is better related to the Moore Street junction, however it is unlikely that this site will be developed in the near future.
Given that the building will be viewed from a wide area of the city it is important that the design is of a high quality. The proposed tower is slender and significantly higher than the surrounding buildings and consequently it will stand out as a landmark and will not appear as a slab like form. It will not obstruct any key views out of the city or views of other local landmarks.
The glazed west and north elevation will form a striking bold design and these elevations will have a high degree of reflectivity. The south and rear block of the east elevation are less convincing and less visually interesting as they contain few windows, for noise insulation reasons. These elevations would benefit from further improvements, which would tie them in more successfully with the main glass tower. However the south elevation will be faced in high quality green copper cladding and rain screen cladding. The ground floor of the ring road frontage of the tower will be used as an entrance to the flats and also for the commercial elements, the substantial glazed elevations will provide an interesting frontage to the ring road. The roofline of tall buildings is important. The front part of the tower has a steeply sloping mono pitched roof, which will create an interesting roofline. Overall the design of the tower is considered to be in accordance with the tall buildings policy in the urban design compendium.
27 The buildings adjacent to the 3-storey listed Beehive Works are 4-storeys high, the top floor of which is set back. They are faced in brickwork with oxidised copper cills, mullions and cladding panels. Although the treatment is contemporary the design acknowledges the proportions of brickwork and window openings found in traditional buildings in the area. The scale of development respects the scale of the adjacent listed buildings and the design is of a high quality that is sympathetic to the character and setting of the listed buildings.
A similar architectural treatment is proposed for the Headford Street frontage where the buildings rise to 5-storeys. Buildings of 6 storeys high are proposed right up to the southern boundary, which adjoins the Hodgson Street workshops. As there are no windows in the south facing elevation the architects have introduced recessed channels and glass blocks into the brickwork and propose to clad the top storey in colour coated cladding, in order to provide some relief to this elevation. However this aspect of the scheme is considered to be unsatisfactory as the 60m long six-storey walls will have an overbearing impact on the Hodgson Street properties that are already blighted to some extent by the 8-storey sub-station to the south. The applicants are proposing to submit a separate application for offices on the site of one of the Hodgson Street companies and have indicated that they would be willing to accept a condition requiring the development to be carried out at the same time as the main scheme. However this is unreasonable as this application has not been submitted or assessed.
Both the western part of Milton Street and part of the Hanover Way frontage are to be treated in a similar way. The buildings will be 6-storeys high and the elevational treatment has three distinct elements. The double height ground floor will comprise of a frameless glazing system. The upper levels consist of large areas of aluminium framed glazing along with oxidised copper finish louvre panels and cladding. For the middle two floors a similar treatment is proposed within a strong acid edged concrete frame. The large areas of glazing at ground floor level will create a pleasing frontage to the ring road. The scale of development is considered to be appropriate to maintain the enclosure of the ring road frontage. The design is of a high standard that will result in contemporary visually interesting buildings.
Overall, with the exception of the south elevation of the six storey block the design is high quality and will create a varied and interesting townscape. The tower will be a bold new landmark at a gateway to the city that will help to define the city’s image and symbolize the city’s success.
Open Space
Policy H16 requires provision to be made for the recreational needs of residents. As public open space is not being provided on site a contribution should be secured to provide/improve facilities in the locality. In this case the contribution is £136,396. It is proposed that the open space contribution for this site would be spent within city centre in accordance with the advice in the City Centre Living Strategy.
28 Transport
The applicant’s have carried out a transport assessment and submitted a travel plan framework. This concludes that whilst there will be an increase in traffic generation this is not significant in relation to existing traffic levels. The conclusions of the assessment are accepted. The travel plan framework needs to be developed further and this would need to be controlled by planning condition. A condition would also be needed to ensure that showers and changing facilities are provided in the commercial elements of the scheme to encourage sustainable travel to the site. The applicants have agreed to widen the footway adjacent to Hanover Way, Headford Gardens and Broomspring Lane to form a cycleway. This will help to encourage sustainable access to the site.
Parking Levels
The overall parking levels are considered to be satisfactory and consistent with PPG13 and the UDP guidelines. Disabled parking has been allocated but provision for cycle parking is not shown and therefore this would need to be controlled by condition.
The car parking is located in a basement area that is accessed from Headford Street and a basement and mezzanine area accessed from Milton Street. The location and design of the two accesses are considered to be satisfactory subject to minor amendments.
Servicing is proposed to take place within a lay-by formed in a widened footpath in Milton Street adjacent to the commercial element of the scheme. This aspect of the scheme is also considered to be satisfactory.
Environmental improvements are proposed to the footpaths along the Milton Street site frontage to Fitzwilliam Street and along the Headford Street frontage of the development. These consist of resurfacing and widening the footway within the existing highway to between 4-5m wide on one side of the street. It is proposed that this will be allow for the provision of street trees similar to the works that have been undertaken on Fitzwilliam Street. It is also proposed to improve the street lighting. The proposals are acceptable in principle although it is unlikely that it will be possible to widen the footpaths to the extent proposed, this is likely to mean that the tree planting cannot be achieved. No details have been submitted at this stage to show the quality of the paving and lighting improvement proposed. However the works are likely to be a significant enhancement over the existing situation.
Air Quality
An Air Quality Assessment has been carried out. The results show that the predicted impact on ground level concentrations of nitrogen dioxide is in the region of less than 0.01 microgram per metre cubed. This is not significant and the proposed development Is unlikely to cause a breach of the National Air Quality Objectives.
29 Disabled Access
A minimum of 25% of the units have been designed so that they are capable of being adapted to mobility standard which is in accordance with UDP policy H7. The commercial elements will be designed with level entrances and lifts and disabled parking spaces are allocated in the scheme.
Archaeology
The desktop assessment demonstrates that the site has archaeological potential. If permission is granted a condition will be needed to ensure a programme of archaeological work is carried out.
Electric and Magnetic Fields
There are no statutory limits on electric and magnetic fields in the United Kingdom. The National Radiological Protection Board has issued guidelines on exposure limits. These are designed to prevent harmful effects on the human body. The International Commission also issues guidelines for Non- Ionising Radiation Protection that may be adopted by the National Radiological Protection Board. A survey has been carried out by the National Grid Transco, which shows that all the electric and magnetic field strengths recorded were a small fraction of the guidelines. Therefore there is no reason to be concerned about the health implications of housing next to the sub- station.
Effect on residential amenities
The Exeter Drive flats are located 70m to the west of the application site on the opposite side of the ring road. Existing flats within the Exeter Drive development are located approximately 40m from the 16-storey tower block that forms part of that development.
The 22-storey tower is located to the northeast and east of the existing flats and as the tower is fairly slim any loss of sunlight and overshadowing is only likely to be for a short period in the early morning. The 70m separation between dwellings is considered to be sufficient to protect privacy. The proposal will not be harmful to any of the views identified in the UDP and loss of a individual view is not a planning issue.
Planning conditions can be imposed which will ensure sufficient controls are in place over entertainment noise to protect the amenities of residents living in the scheme and on the opposite side of the ring road. It is unlikely that the new buildings will have a significant impact on reflected noise or pollution dispersal.
Whilst there is likely to be some noise and dust disruption during construction there are sufficient controls under the Environmental Protection Act to protect
30 the amenities of residents. The temporary impact is insufficient to justify opposing development.
RESPONSE TO REPRESENTATIONS
The City Centre Living Strategy states that there is no requirement for affordable housing in the City Centre because of the amount of available social housing stock in and around the City Centre.
The tenure of housing is not a planning matter.
There are permitted development rights for erecting certain phone masts on tall buildings, unjustified health fears are not a basis for removing these rights.
SUMMARY AND RECOMMENDATION
The application site is located in an industrial area where residential development is not being actively promoted. It is located on the southwestern corner of the area, separated from adjacent residential areas and the more active streets within the Devonshire Quarter. As such the proposal is considered to be contrary to UDP policy (IB11b) as it is somewhat isolated from existing residential areas. Pedestrian routes to the site are far from ideal due to their design, limited activity and lack of natural surveillance outside business hours. This raises real concerns about personal safety which are reinforced by the somewhat shabby character of the area, although the applicants are seeking to address this to some extent.
Visually the area is dominated by the monolithic and hostile sub-station and the immediate vicinity of the site is lacking in high quality public urban or green spaces and services that compensate city centre residents for the denser living and noisier environment.
The site is noisy due to traffic, and industrial noise. Despite the noise attenuation proposed there is considered to be a significant risk that residents could complain about noise from existing and future businesses which could constrain business and industry in the area. The development is therefore considered to be contrary to UDP policy IB11a. PPG24 advises that housing should not be permitted on noisy sites such as this unless quieter sites are not available. There are other quieter sites available, therefore planning permission should not normally be granted unless there are other reasons to do so.
It is necessary therefore to consider whether there are any planning benefits from the proposal which outweigh the above considerations. From a housing perspective there is currently no shortage of previously developed land for housing and therefore this site is not needed to maintain an adequate supply of housing land. There are however benefits from developing additional housing in the city centre in terms of sustainable development and adding to the vitality of the city centre. The provision of additional dwellings which can be adapted for use by disabled people is also to be welcomed.
31 Although the existing buildings on the site are not high quality and the site is underused it is not in a derelict condition and does not detract significantly from its surroundings, therefore there is no strong amenity reason for developing the site. However with the exception of the south elevation the scheme is designed to a high standard and will substantially improve the appearance of the site. The tower will be a striking city centre landmark at an important gateway to the city centre. The footpath improvements will also contribute to improving the environment of the area.
The proposed development will create approximately 2000 sqm of B1(Business floor space) which is one of the preferred uses in the UDP. This is an improvement over the current position where there are no preferred uses on the site, the development is also likely to result in an improved employment density.
As with many schemes there are both benefits and dis-benefits. In this case given the quality of design these are considered to be finely balanced. However it is considered that these benefits do not outweigh what is considered to be a poor location for new housing. It could be argued that if this development were permitted that other schemes would come forward which would perhaps create a link between this site and nearby housing in the more mixed parts of the quarter. However significant further housing development is likely to prejudice the balance of preferred and non preferred uses within the policy area. Therefore it is recommended on balance that planning consent is refused.
32 Case Number 04/00486/FUL
Application Type a Full Planning Application
Proposal Erection of 36 three and four bedroomed houses and 31 one and two bedroomed flats (amended scheme)
Location Land At Former Cement Works Holywell Road Sheffield
Date Received 10/02/2004
Team CITY CENTRE AND EAST
Applicant/Agent Coda Studios Ltd
Recommendation Grant Conditionally subject to Legal Agreement
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The dwellings shall not be used unless the sight line, as indicated on the approved plans, has been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.
In the interests of traffic safety and the amenities of the locality.
3 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
4 At all times that construction is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
33 In the interests of the safety of road users.
5 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.
6 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 visual amenities of the locality.
7 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
8 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
9 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, no enlargement, improvement or other alteration of the which would otherwise be
34 permitted by Class A to Part 1 of Schedule 2 to the Town & Country Planning (General Permitted Development) Order 1995 shall be carried out without prior planning permission.
In the interests of the amenities of the locality and occupiers of adjoining property.
10 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.
In the interests of the amenities of the locality.
11 Surface water and foul drainage shall drain to separate systems.
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 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 prevent pollution of the Water Environment.
14 Prior to the commencement of any work on site, a detailed scheme for the foundation design of dwellings and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.
In order to protect the health and safety of future occupiers and users of the site.
15 In the event of any previously unsuspected contamination being encountered during the construction, the local planning authority shall be notified within one working day of its discovery together with any proposed amendments to the agreed remediation scheme. The development shall them be carried out in accordance with the agreed scheme and amendments and the applicant shall provide written
35 verification that remediation has been completed as approved within 21 days of the scheme being completed.
In order to protect the health and safety of future occupiers and users of the site.
16 Construction work on site shall only take place between the hours of 0800-1800 Mondays to Fridays and 0800-1300 Saturdays. There shall be no work on Sundays and Bank Holidays or at any other time without the prior written agreement of the Local Planning Authority.
In the interests of the amenities of the locality.
17 Prior to the commencement of work a scheme of landfill gas monitoring shall be submitted to the Local Planning Authority and agreed in writing and thereafter shall be implemented in accordance with that scheme.
In order to protect the health and safety of future occupiers and users of the site.
18 The dwellings and highway works shall not be constructed until the balancing tank for water collection and disposal has been constructed and made fully functional in accordance with the approved plan.
To prevent pollution of the Water Environment.
19 Any facilities for the storage of oils, fuels or chemicals used in construction shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.
To prevent pollution of the Water Environment.
20 Prior to the commencement of work on site, a settlement facility for the removal of suspended solids from surface water runoff during construction work shall be provided and retained throughout the construction period in accordance with a plan to be agreed in writing with the Local Planning Authority.
To prevent pollution of the Water Environment.
36 21 There shall be no drainage of foul or contaminated water or materials, into ground water, soakaways, or any surface water and any such material discovered shall be removed from the site and disposed of in a licensed facility.
To prevent pollution of the Water Environment.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.BE5 - Building Design and SitingBE9 - Design for VehiclesH15 - Design of New Housing DevelopmentsH16 - Open Space in New Housing DevelopmentsThis 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-boar
Attention is drawn to the following directives:
1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
2. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
3. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre-commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning application involves the construction or alteration of an access crossing, this planning permission does not
37 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.
4. The applicant is advised to contact the Council's Design and Property, (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.
5. The applicant should note that the proposed development would be sited over a public sewer. This requires further approval under the Building Act and the applicant is advised to contact the Council's Directorate of Development, Environment and Leisure, Environment and Regulatory Services, Building Standards, Barkers Pool House, Burgess Street, Sheffield S1 2HF (Telephone 0114 2734168) and Land and Planning, Yorkshire Water Services Ltd, PO Box 500, Western House, Western Way, Halifax Road, Bradford, BD6 2LZ (Telephone 01274 691111), prior to the submission of an application.
6. The applicant is advised that before development commences it will be necessary to make an application for a Waste Management Licence to The Environment Agency, Phoenix House, Global Avenue, Leeds LS11 8PG, Telephone Number (0113) 2440191.
7. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent. You should apply for a consent to:-Assistant Head of Highways Planning, Transport & Highways Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S A Turner Tel: (0114) 2736133
8. 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.
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Site Location
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LOCATION AND PROPOSAL
The site of the application is a former cement works which has been the subject of a waste disposal operation which has filled in areas and raised land levels. Some tree cover had regenerated and some of it has been removed this year prior to the application being submitted. Most of the trees on the boundaries remain.
The site is located at the rear of a care home, Holywell Court and at the rear of houses on Skelwith Road and Skelwith Drive which face on to it. Houses at a higher level on Beacon Way look over the site, and there is a steep, wooded bank between. The land rises very steeply from Holywell Road and the gradients force the proposed road up at a curve to a level area at the higher part of the site. Holywell Court is about 10m below the upper land level, the building is cut into the bank which has been stabilised near to the edge where the houses are proposed.
Whilst most of the site is level, along part of the boundary with Skelwith Drive the land begins to fall away to the south and some houses become lower than the site. Skelwith Drive from numbers 20 to 38 begins to rise up and the outlook from dwellings is down on to the site. The site rises steeply and substantially above houses on Skelwith Road but the tree cover on site remains to give some separation and this part seems undevelopable, except for the car park to the flats.
39 The eastern boundary is onto open space with a band of trees on the boundary. The land is higher within the site due to the tipping operation.
The houses and flats proposed are in a good contemporary design with a mix of materials and set out on site at a density to meet Government Guidance in PPG3 and best use of land on a brownfield site. Some houses are 3 storey with integral garages and two of the blocks of flats are four storey in order to meet these densities. These higher buildings adjoin the open space to the east and do not overlook other dwellings.
Because of the contours and the position of the access road, parts of the site remain undeveloped as incidental landscaping. The plans indicate tree planting on these areas.
The plan has been amended adjoining the houses 12-34 Skelwith Drive. The original plans showed the houses and flats too near the site boundary. The houses have now been set at right angles to the boundary with gable walls without windows facing out towards existing residents, The flats have been moved a small distance inward and lower and habitable room windows put in the end walls to overlook the site of the application and not adjoining house gardens at a lower level. The flats have been angled further away from the boundary also.
A landscaping scheme will be included as part of the development. Balancing tanks are proposed to control water run off to prevent downstream flooding.
RELEVANT PLANNING HISTORY
An outline planning application for residential development was granted in 1998 (97/01785/OUT) and this covered the upper flat part of the site but not the land adjoining most of Skelwith Drive where the flats are proposed.
SUMMARY OF REPRESENTATIONS
Three letters have been received objecting to the application on the following basis:
The houses are too high and will block out light and views enjoyed for 28 years Peace and quiet will be spoilt by newcomers. The land is not safe to build on. The development will upset the feelings of the residents of the care home and their families. There are not enough places in the local schools. There is already too much traffic on Holywell Road. A retirement village of bungalows should be built. The new houses should not overlook the existing after years of privacy.
40 Trees have been removed and the remainder should be protected by a preservation order. The drawings don’t have enough information to work out heights. The drawings don’t show the houses in Skelwith Drive. Distances are too close. Objector can’t maintain rear of fence if it is in another garden. There is a spring on the site which might be affected by the development. One objector has spent money on professional landscaping and wants compensation if the development goes ahead. The site had become a haven for wildlife. The developers appear to have taken no account of existing residents. There is concern about devaluation of property. The material deposited on this site could be a hazard if it is disturbed and regular monitoring should take place. Building work on the site would be disturbing in itself and pollute the immediate area. No information is supplied on how long the development will take to complete, hours of work or controls over noise and dust.
A local resident has contacted David Blunkett MP who has written to support their concerns about the destruction of the trees.
Comments have been received from the Area Panel’s officer, expressing support for the retention of trees and new tree planting. There is concern at the lack of public footpath links to schools and other parts of the area and that this will result in more car use.
PLANNING ASSESSMENT
Policy Situation
The site is located within a Housing Policy Area on the Unitary Development Plan Map. The adjoining land to the east is an Open Space Area.
Highway and Parking Issues
The site can be adequately accessed by an adoptable highway, although it is up a steep slope.
All houses have garages and/or parking spaces and the flats have spaces for residents and visitors to meet the Council’s guidelines and PPG3. The estate as proposed has no footpath link out of the site as there are none to which a connection can be made. A link to the Skelwith Drive/ Beacon Way one is not possible because of the steep slope and the impossibility of it being adopted. Only a stepped path could be installed and this could not be used by prams/pushchairs or by disabled people. There is no right of way which passes through the adjoining recreation ground and the access to it is by a steep unmade path from the rear of the houses on Beacon Way. This does result in a longer walking route to the Limpsfield school.
41 The road layout, however, does meet the criteria in Unitary Development Plan Policy BE9, Design For Vehicles and details of highway drainage have been submitted.
Design and Layout Issues
The relevant policies are BE5 Building Design and Siting and H15 Design of New Housing developments.
The building designs are contemporary and indicate a variety of types of dwellings. Materials are red and buff bricks with grey roof. They are nearly all arranged to get the best advantage of views from the elevated position. A development appraisal document submitted in support sets out the concept of the estate. The plans have been amended and more information supplied where the development meets Skelwith Drive. The houses are set out now so that existing residents will be looking at the sides of the new houses or their gardens. The rear aspect of these houses is directed away from Skelwith Drive. This is important as the three storey house types proposed have first floor lounges. In other places in the scheme, these upper lounges look out on to the hillside, the valley or over the recreation ground. The flats’ lounges are similarly located in the main area of the scheme. The 8 flats which adjoin the lower part of the access road are cut into the hillside and their main aspect is away from Skelwith Drive towards Holywell Court about 70m away and lower. These flats are three storey at the front and two at the rear and cut into the bank. A site section shows the upper floor flat’s ground level will approximate to the ground level at the boundary next to 12 and 14 Skelwith Drive. Retention of trees at this point will help the privacy situation.
Overall the layout as amended is acceptable and meets the criteria set out in Unitary Development Plan Policies BE5 Building Design and Siting.
Landscaping Issues
The applicants have indicated by letter their intention to submit a detailed landscape plan for the internal areas of the site and the boundaries, Trees appear to have been planted on the site following the tipping operation as well as many having existed for some time. Comprehensive details for these areas are required and this can be dealt with by condition. The trees are not of a quality to be suitable for a tree preservation order. However, a condition on the decision notice will protect them from further felling where appropriate as part of the landscaping proposals.
Ground Conditions and Drainage
The applicants have submitted a report on the site which has been assessed by the Environment Agency and the Council’s Environmental Protection Service. The site is safe for building and habitation subject to some
42 safeguards in the construction of the houses and flats which are principally to exclude gas and the site monitored for a period of time. More remediation work would of course be necessary if problems emerge either during or after construction. Landscaped areas should be covered by another layer of clean soil to 450mm and the applicants have agreed to this.
Soakaways/ Sustainable Urban Drainage Systems are not acceptable on such a site because of the underlying waste deposits. Surface water can be taken offsite in a controlled situation. An underground balancing tank is proposed adjoining the entrance to the site, next to 139 Skelwith Road. This should be sufficient to prevent off site flooding.
Construction Hours Conditions
Conditions are recommended limiting working hours to those set out in the Control of Pollution Acts, 0800-1800hours Monday to Friday, 0800-1300 Saturdays, no working on Sundays or Public Holidays and to provide wheel washing facilities.
Open Space Issues
A contribution of £84,851 is required under Policy H16 Open Space in New Housing Developments, for this site to provide facilities at Brightside Recreation Ground. This is secured by a legal agreement.
Education Issues
The site is located in the Brightside Nursery and Infant/Limpsfield Junior catchment area which is current under capacity and expected to decline. These schools could accommodate children from this development.
RESPONSE TO REPRESENTATIONS
Many of the matters raised by objectors have been answered in the main body of the report and by the amendments to the original plans and the further information supplied by the applicants.
Some objections are made on the basis of the impact of change and the lack of understanding that the land may be developed, even after the granting of a previous permission on most of it. The impact of the development on the care home is likely to be minimal and this is operated by the current owners of part of the application site. The issues of ground conditions, places in schools and the future of the trees have been dealt with. House values and boundary fence maintenance are not planning matters. The issue of money spent on landscaping is a personal decision and the garden is not physically affected by the scheme. The issue of the spring wherever it is will be the responsibility of all landowners.
The concern of residents about the heights of building and their positions has hopefully been resolved. The further information supplied has clarified that the
43 objector at 18 Skelwith Drive is not overlooked from the 2nd floor of an ‘E’ house higher up in the site but is looking at the rear ground and first floor of the flats off the first section of the access road and site sections through this block showing heights have been made available to the public. There is a band of trees on that boundary and the land rises up to the boundary on both sides.
There is no doubt the building work on this site needs to be carried out with care because of ground conditions.
SUMMARY AND RECOMMENDATION
The plans as submitted comply with Council policies on design of buildings and layout of the site. Other supporting information on ground conditions has been supplied which clarifies the site is safe to build on provided that certain precautions are taken. Whilst no protection of the trees on site has previously been possible, protection to them can be given under a landscaping scheme.
The application is therefore recommended for grant subject to conditions and directions, and the completion of a legal agreement to secure £84,851 for open space enhancements.
44 Case Number 04/00926/FUL
Application Type a Full Planning Application
Proposal Erection of 19 dwellinghouses
Location Land Adjoining Oxclose Farm Deepwell Avenue Halfway Sheffield
Date Received 10/03/2004
Team CITY CENTRE AND EAST
Applicant/Agent Hallam Land Management Limited
Recommendation Grant Conditionally 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.
4 The above-mentioned planting scheme shall include the planting of larger tree sizes in public areas and adjacent to the link road. It shall
45 also include proposals for remedial/hedge management works to the existing hedge that is to be retained.
In the interests of the amenities of the locality.
5 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
6 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
7 On site sewers shall be connected respectively to public foul and surface water sewers.
To ensure satisfactory drainage arrangements.
8 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are brought into use. Highway Improvements: The removal of landscaping from Area B on the site layout, signing, white lining and relocation of street furniture where the site access meets Deepwell Avenue.
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.
46 9 Prior to construction of Plots 10-14 commencing, details of lighting to the parking area to the north shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the houses are occupied.
In the interests of the amenities of the locality.
10 The dwellings shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
11 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.
In the interests of traffic safety and the amenities of the locality.
12 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.
13 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.
In the interests of the safety of road users.
14 The buildings 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 buildings commencing, and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
15 All drives/vehicle access points shall be surfaced in a bound material to ensure loose material cannot be carried onto the adjacent public highway.
47 In the interests of the safety of road users.
16 The area identified for open space shall not be used for stockpiling material or as a construction compound unless otherwise agreed in writing by the Local Planning Authority.
In order to retain the wildlife value at the open space.
17 The development shall be carried out in accordance with the recommendations of the Protected Fauna Survey.
In the interests of the well being of wildlife occupying and using the site.
Attention is drawn to the following directives:
1. As the proposed development will involve the closing/diversion of a highway(s) you are advised to contact the Principal Engineer of Highway Information and Orders, Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH, as soon as possible.
2. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.
3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.
4. 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 minimum feasible
48 discharge rate (approx. 5 litres/second/hectare). 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 appendix E, in the CIRIA C522 document Sustainable Urban Drainage Systems-design manual for England and Wales and the consultation draft Framework for Sustainable Drainage Systems (SUDS) in England and Wales. The framework consultation document provides advice on design, adoption and maintenance issues. This will form the basis of a Code of Practice on SUDS and is available electronically on both the Environment Agency's website and 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 capacity in the existing system and that they would be willing to accept any increases to flows.
5. The applicants are advised to carry out a further protected species survey before any work on the former Oxclose Farm is commenced as this was excluded from the original survey.
6. The applicant is advised that the relocation of excavated material outside the site will require a separate planning permission.
Site Location
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49 LOCATION AND PROPOSAL
The application site is situated to the north of Deepwell Avenue adjacent to the bus turn round area. It includes the former Oxclose Farm, which is a stone-faced building with associated dilapidated outbuildings. The remainder of the site is scrubland with the exception of fenced off landscape buffer strip along the eastern boundary of the site that was planted in the early 1990s. The site contains a native hedge approximately 50m long to the rear of Oxclose farm running in a north/south direction and some scrub and one or two trees adjacent to No 32 Deepwell Court.
To the north between the site and Morrisons a large housing scheme is currently under construction. To the east and north of the site the land falls away steeply, detailed planning permission has been granted on this site for offices and industrial units. These units will be accessed from a new link road between Deepwell Avenue and Morrisons that runs along the east boundary of the application site.
It is proposed to erect 19 houses all of which are 2-storeys high although some have accommodation in the roof space. Most of the houses are faced in brickwork or render with concrete tiled roofs. Access to the site is obtained from Deepwell Avenue by extending the bus turning head to the north. The northern portion of the site (approx. 40m x 60m) is to be dedicated to the Council as open space, it will form part of a larger area of open space to the west and north part of which will be laid out with play facilities.
RELEVANT PLANNING HISTORY
Outline planning permission (03/03706/OUT) in January 2004 for housing and open space was granted on part of the site. The site boundary of the current application extends approximately 15m further east over approximately three quarters of its length.
Reserved matters consent was granted in November 2003 for 171 houses on land between Morrisons and the north of the application site (03/02866/REM).
Reserved matters permission (01/10219/REM) was granted in August 2002 for Residential / Industrial (Use Class B2) and Business (Use Class B1). This application overlaps with the current application along the eastern boundary, where a landscaping zone approximately 15m wide for two thirds of the length of the current application site is proposed.
SUMMARY OF REPRESENTATIONS
Three representations have been received from neighbours. The grounds of objection are as follows.
There should be a planted screen adjacent to No 32 Deepwell Court otherwise the property will be affected by noise from traffic.
50 Landscape screen planting will be removed to accommodate the new housing. This will expose to the link road and the industrial units. The housing area extends further to the north than the previous outline approval by approximately 10m. This will require the removal of an active hedgerow and its replacement with parking. Visitor parking adjacent to No 32 is unsatisfactory. It will be promient from the house and has the potential to become an area for abandoned or unsuitable vehicles. Concerns about increased noise and reduction in privacy. Inadequate parking, turning and garden space remaining for Oxclose Farm Cottages (cottages in the former farmhouse) Noise and disturbance during construction. There are bats in the existing former farmhouse and the survey did not cover this property. A number of none planning concerns relating to the tenancy agreement for an occupier of the farmhouse cottages and relating to the maintenance of services.
PLANNING ASSESSMENT
Policy Issues
The western half of the site is identified as a housing area in the Unitary Development Plan whilst the eastern and northern part is identified as open space. The current scheme allows for the creation of open space on the northern part of the site and this area will form part of a larger area to the north which is to be laid out as open space with play facilities. The eastern part of the site is allocated as open space in the Unitary Development Plan but has not been laid out for this purpose and is currently unused land.
In policy terms the proposal needs to be considered against policy LR5, “Development in Open Space Areas”. This states that development will not be permitted if it is contrary to the listed criteria. The only relevant criteria are that the development must not make open space ineffective as an environmental buffer. In this case the open space was allocated in the UDP as a buffer between the housing and commercial areas to the north. However detailed planning permission has now been granted for the industrial/commercial units. This includes a landscaped buffer strip of similar dimensions to the open space area as shown in the UDP. Therefore the open space area that forms the eastern part of the site is no longer needed, as it is not required to serve as a buffer between the housing and industrial uses. The new access road that will serve the commercial/industrial development is considered to be an appropriate boundary for the new housing development.
The reserved matters application for the industrial/commercial units (01/10219/REM) overlaps the eastern part of the site for an area of approximately 15m x50m. This area is identified as a landscaped area adjoining the proposed link road. Given that this would be a relatively narrow strip of land that would have no recreational value it is considered acceptable to develop this area as part of the current housing scheme. There is a
51 narrower strip of landscaping proposed in the housing scheme that will allow for groups of trees to be planted along the link road frontage thereby continuing the landscaped philosophy for the whole site. Most of this same strip is planted with immature woodland planting carried out approximately 10 years ago as a buffer between the housing and possible industrial development. This will be removed as part of the development, however it would also be removed by the industrial scheme referred to above, which showed it as being replaced with more appropriate planting next to the proposed link road. At the time the planting was carried out the form of development was unknown, since then permission has been granted for an access road that will cut through the same planting area.
Under the terms of PPG3 it is considered that the majority of the application site should be classed as Greenfield land, with only the area immediately around the farm buildings being classed as previously developed land. This issue was considered when the outline application was renewed in January of this year (03/03706/OUT). It was accepted that the policy considerations needed to be balanced against the sustainability arguments. The site is close to Morrisons Superstore and to local jobs and facilities. Its development will also assist with the completion of the planned provision of public open space facilities in the locality because part of the land in the applicants control is required to complete the required area of public open space (to accommodate the long awaited children’s play area). These considerations still stand and on the basis of the above it is considered unreasonable to resist the development on the grounds of advice contained within PPG3. The density of development is just over 30 dwellings per hectare which is consistent with the guidance in PPG3.
Open Space Contributions
The catchment area of the site is deficient in open space and children’s play facilities. Under the terms of policy H16 the applicant is expected to make a contribution to improving open space within the catchment. In this instance this would normally result in a contribution of £27,882. In this case the applicant has agreed not only to the above contribution but to dedicate approximately 25% of the site as open space, for a nominal charge. This land is required to provide the long awaited play facilities. In compensation for developing the strip of open space identified in the UDP and referred to above they have also agreed to make up the open space contribution to £50,000 (an additional £22,118). This will enable higher quality open space and play facilities to be provided. The Council has already secured a substantial amount of funding for the open space area and the current proposal will provide the final block of funding along with the land essential to complete the scheme. Work on the design of the open space area has just commenced.
The boundary of the housing development varies a little from that which was agreed as part of the outline permission (03/03706/OUT). The housing area extends further north by approximately 10m onto an area that was identified as open space in the above consent. Despite this the proposed building/development line is consistent with that of existing housing adjacent
52 to the site. In addition the scheme is to dedicate more than 10% (the figure specified in policy H16) of the site as public open space. The applicant is proposing to dedicate approximately 25% of the site as open space and this land is necessary for the Council to achieve its commitment to provide open space and play facilities to serve the recreational needs of the residents of the Heathlands area. The slight encroachment into the previously agreed open space area will not prejudice the provision of the new open space and play facilities.
Design and Layout Issues
The scheme is for a fairly conventional suburban housing layout which is in keeping with the surrounding housing areas. Housing at the northern end of the site faces onto the open space, which is consistent with existing development to the west and will help to provide surveillance over the play areas. It has not been possible to face houses on to Deepwell Avenue for the whole of the frontage, as there is a strip of land between the site and the road outside the applicant’s ownership.
The majority of the house designs are typical of modern housing estates. The design of the two houses adjacent to Oxclose Farm are more sympathetic to the rural character of the former farmhouse by incorporating more traditional door/window opens and roof details.
The site layout has taken account of existing mature trees and hedges within the site by accommodating the retention of a large sycamore tree adjacent to No 32 Deepwell Avenue and approximately 35m of the existing hedgerow to the rear of Oxclose Farm.
Amenity Issues
The layout has been designed such that it achieves acceptable privacy and outlook distances between properties. All properties have also been allocated adequate private garden spaces.
Ecology
The applicants have commissioned appropriate technical advice to investigate for the presence of protected species on the site. No evidence of protected species was discovered and the loss of potential protected species territory is not considered to be significant. It is however recommended that clearance works takes place outside the bird breeding season.
Mobility Housing
Over 30% of the houses have been designed to mobility standards, which exceeds the guidance in UDP policy H7.
53 Highway Issues
A new section of access road is proposed to link the site with Deepwell Avenue. The existing road network is adequate to accommodate the small increase in traffic and the design of the new access road along with individual plot accesses and off street parking arrangements are considered to be satisfactory.
An alternative route for an existing public footpath route that cuts through the site has been agreed and is illustrated on the site layout.
RESPONSE TO REPRESENTATIONS
The layout proposes a small court of 7 parking spaces adjacent to the gable elevation of No 32 Deepwell court with a metre wide landscaped bed between. Given the small amount of parking involved it is considered that it would not create excessive noise or be visually intrusive. There is no reason to suppose that it would be any more likely to attract abandoned or unsuitable vehicles than any other private parking areas in a private housing estate.
The removal of the landscaped screen planting is referred to above. The access road does not require screening and screen planting is proposed within the site of the industrial units.
One of the hedgerow and trees will be removed to accommodate the development. However the Council’s landscape architects have assessed the proposals and consider the most valuable landscape features are being retained by the scheme.
The scheme maintains or exceeds the minimum privacy distances between the new houses and existing properties. The only area of concern was the relationship between the front of plot 10 and the rear of 32 Deepwell Court. The design has been amended to address this concern by relocating the plot 10 such that the angle between windows is more oblique.
The parking/turning and garden space to the Oxclose Farm Cottages has been redesigned to provide two spaces per unit and more useable garden space, which is considered to be acceptable.
There will be some noise and disturbance for a temporary period during construction however this is not a reason for resisting this proposal. There are controls under the Environmental Protection act to deal with excessive nuisance or unreasonable construction hours.
The application does not cover physical alterations to the former farmhouse which depending on the details may not require consent. The applicant has been advised of their obligations under the Wildlife and Countryside Act with regard to protected species.
54 SUMMARY AND RECOMMENDATION
The majority of this scheme is consistent with the UDP allocation and the extant outline permission for housing. Where the scheme differs is along part of the eastern boundary, which was not included in the outline permission for housing and is allocated as open space in the UDP. However the development of this area for housing is not considered to be contrary to open space policies as the environment buffer it is intended to provide is being catered for within the industrial/commercial site to the east.
The proposal will meet the open space needs of future occupiers of the housing whilst also providing dedicated land for the provision of open space which will allow for the completion of the long awaited play facilities to serve the play needs of the Heathlands estate as a whole. Given this and the fact that in other respects the design and layout is considered to be satisfactory it is recommended that planning consent is granted subject to the applicant entering into a legal agreement to secure the following heads of terms.
A sum of £50,000 to be used to provide open space and play facilities within 400m of the site.
The dedication to the Council of the land for open space within 6 months of date of this permission, free from debris and building material.
55 Case Number 04/01476/FUL
Application Type a Full Planning Application
Proposal Two-storey rear extension to restaurant
Location 119 Devonshire Street Sheffield S3 7SB
Date Received 16/04/2004
Team CITY CENTRE AND EAST
Applicant/Agent AA Design 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 The proposed facing materials shall match the facing materials to the existing building.
In the interests of the visual amenities of the locality.
3 The proposed roofing materials shall match the roofing materials to the existing building.
In the interests of the visual amenities of the locality.
4 Before the extension is used, the extraction flue shown on the approved plans shall be in place and fitted with a low resistant cowl and be firmly secured with anti-vibration mounts, which shall thereafter be retained unless otherwise stated in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant
56 material considerations, including Supplementary Planning Guidance.BE19 - Development affecting Listed BuildingsS3 - Development in the Central Shopping AreaThis 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 Royal Plaza 5 1 3 3 1 7 l to 93
Phoenix Court
1
9
W
E
1 S 9 4 T
F I PH E F L 1 ol D 3 c 1 3 T k t o E t 2 1 o 7 3 to R n 1 3 R H A C o u E s e
0 El 2 Sub Sta
Car P ark
rt Cou BM 91.20m kton
Floc
7 1
6 7
to 7 3 PH 66 7 90.2m 5 1 3
t 9 o
6
4 2
7 Eldon Court 92 ET PH STRE
96 ION
S 8
IVI 9
9 TCB D 1
9
1 3
5 9
0 5
0
5 9
7 Westfield 1 152 E
148 L 89.3m
D 1 1 0 9 House 106 9 14 O
6 N
6 S 1 1 0
40 5
T 0 12 5 6 R
D E 16 1
E V E 1
O 1 3
NS 124 1
HIR T
E 1
S 1
TREET 5
1
3 2
2 1
.32m
88 1
2
M 7 o
B t R 1
2 9 C O
A C N K N I I N T CBs N
G G 8
1 H S
T A
W arehouse 4 R M 5 E
E S T E T AN R T RE L SHI E 87.5m R ON EV E A D T The For um F A L G
A R
S
T 4 R 7 E Car Park E T Car Park
Devonshire Green Victoria Hall
5
9 El Sub Sta
E l S
u b
6 S Works 1 t a 83.2m
Devonshire Green
2
6
6 5
E
L Playground D Victoria Hall 42 O
N
S
T R
E
E LOCATION AND PROPOSAL T
The application relates to a four-storey mid-terraced Grade Two Listed Building set within Sheffield’s City Centre. The ground floor and first floor of this building are used as a restaurant.
It is proposed to erect a two-storey rear extension.
57 PLANNING HISTORY
An application to erect a two-storey rear extension has previously been withdrawn for this property in 2003 (01/01191/FUL & 01/01192/LBC).
REPRESENTATIONS
There have been no representations regarding this application
PLANNING ASSESSMENT
Environmental Issues
Environmental Protection Services have requested for the extraction flue to terminate 1-metre above the eaves, be fitted with a low resistant cowl and be firmly secured with anti-vibration mounts. The extraction flue has been repositioned on amended plans dated 25 June 2004 and now meets these requirements. The other two specifications will be conditioned to ensure they are attained.
Design Issues
The original proposal for this site was a first floor rear extension supported by beams at ground floor level. The original proposal was also flat roofed and failed to match or show an acceptable degree of sympathy to the original Listed Building. Although it is acknowledged that the adjoining property has a similar flat roofed extension, this was erected before the buildings were listed and prior to the publication of Sheffield’s current adopted Unitary Development Plan, and is of a design that should not be encouraged.
After consultation with the agents an amended scheme has been submitted. This proposal is for a more traditional two-storey rear extension with a mono- pitched slate roof. The design of the new proposal will also insert recessed brickwork panels to give the impression of windows in order to break the impact of this extension to an acceptable extent.
This new design is viewed as sympathetic to the original building and will be hidden from much of the surrounding street scene further softening its impact. The proposal will use all matching materials to further softens its impact.
Amenity Issues
As the proposal will contain no windows the privacy of surrounding properties will be protected. The proposal will use up most of the amenity space provided for the rear garden. As the site is not residential and this rear space is currently used for commercial purposes its loss will not add excessive detriment to the occupiers or the vicinity.
58 The proposal will protrude from the rear elevation by 3.8-metres it will not affect the amenities of the property to the east as this property already has a similar extension with no side windows. There are however rear windows in the other adjoining property that are to be affected. As this property is commercial premises, any negative overbearing or over shadowing affect this proposal will have on this property is viewed as acceptable.
SUMMARY AND RECOMMENDATION
The application relates to a four-storey mid-terraced Grade Two Listed Building set within Sheffield’s City Centre. The ground floor and first floor of this building are used as a restaurant. It is proposed to erect a two-storey rear extension.
The principle of this development is considered to be acceptable when measured against relevant Policies within the adopted Unitary Development Plan. The proposal will not cause detriment to the original listed building, the central shopping area or the amenities of the surrounding properties.
For the reasons outlined above, it is recommended that the application be conditionally approved.
59 Case Number 04/01850/REM
Application Type an Approval of Reserved Matters
Proposal Phase 1 - erection of 1 x 6-storey building to be used as offices
Location Former Sheaf Markets And Car Park Site Broad Street, Dixon Lane, Shude Hill And Exchange Street Sheffield
Date Received 04/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent Aedas Architects Ltd
Recommendation Grant Conditionally
Subject to:
1 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.
2 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.
3 Before any development takes place, details of the following matters shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the buildings are occupied.- Seating- Lighting- Tree grills, tree pits and means of irrigating trees- cycle stands and covers- Refuse store- Cladding to retaining wall adjoining Commercial Street and Park Square- Bollards- Raised planters
60 In the interests of the amenities of the locality.
4 A sample panel of pointing to the brickwork and of the stonework to illustrate the block size, pointing and bonding shall be submitted to and approved by the Local Planning Authority before the development commences.
In the interests of the visual amenities of the locality.
5 Before any development commences, details of the surfacing improvements to the Broad Street and Park Square footpaths adjoining the site shall be submitted to and approved by the Local Planning Authority. The improvements shall be implemented before the offices are occupied.
In the interests of improving pedestrian facilities and safety within the High Amenity Zone.
6 The traffic calming measures to Broad Street shall be carried out before the offices are occupied unless otherwise agreed in writing by the Local Planning Authority.
In the interests of pedestrian safety.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB7 - Development in Business AreasT9 - High Amenity ZonesT22 - Private Car Parking in new Development BE5 - Building Design and Siting. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 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 to be aware of the Code of Practice, Working on or Near the Supertram System, particularly for construction traffic.
61 Site Location
56.88m 17 W
H
T A E R RE ST F GE N S FB HA C T EX R
E
FB E T
0
3 1
8
8 1
0 2 2 2
3 13 to 2 58.5m 6 0 T 1 he Gal t E
lery s o
X
d
3 5 l
C 4 o
H
F
A
e l
N t B
s G F
a
E
C
P r
e L
p A
p
C
U FB E
D IXON LA T NE
E
2 K 2
R 4 1
A
M
6 Y 2
A PH PH H
BROAD ST Park Square REET F B
60.7m
L
L I
H 1
0 E
D
U
H
S Car P ark 2 B ank
5 7
9 1
Shel ter COM MERCIAL STREET
Sh el ter Car Park T ram way 62.5m
Park Square
J
e
w
L a
n B ank e COM MER Tramway CIAL
5 STREET
L I L H
E D U H
9 S
1
1 T CBs
1
5 FB ILL ERS H BAK LOCATION AND PROPOSAL
The site consists of the eastern part of the Broad Street car park, which has frontages to Park Square roundabout, Broad Street and the elevated section of the Commercial Street supertram bridge. The site is surfaced in tarmac and contains 3 trees. It is prominent from Park Square and the Parkway approach to the roundabout.
The application is for the first phase of offices consisting of approx. 4700sqm of floor space. The building will be 6-storeys high with an L shaped footprint, the main frontages face Park Square and Broad Street. Vehicular access to a landscaped courtyard is proposed to the west of the building. Future phases of offices will address Shude Hill and Broad Street and enclose the courtyard.
The building design is contemporary, the lower two storeys will be faced in stone, the middle three storeys in buff brickwork and the upper floor is to be faced in flat metal cladding panels. The roof is a mono pitched metal standing seam construction.
The elevations have been designed with generously proportioned window openings that are deeply recessed. The corners of the building facing Park Square and Broad Street contain substantial areas of full height curtain wall glazing
62 RELEVANT PLANNING HISTORY
Outline planning permission was granted in June 2003 for the construction of offices (B1), multi-storey car park and units to be used for retail (A1), financial and professional service offices (A2), food and drink (A3) and non residential institution uses.
SUMMARY OF REPRESENTATIONS
Sheffield One is in support of the scheme as it is one of the strategic projects in the master plan and a major piece of the office development strategy. They point out that Sheffield suffers from a lack of good quality office accommodation ready for occupation. As the office block will be built speculatively it will be a major benefit. They consider the site demands a quality development, which the designers have managed to produce. They point out that the scheme is obtaining considerable gap funding from Yorkshire Forward and Objective One.
Sheffield First for Investment has written in support of the scheme on the grounds that it will.
Facilitate the creation of commercial jobs for the city. It will support one of the key growth clusters promoted by Objective One. There are few major development sites for offices in the City Centre deliverable in the next 2-3 years. It will assist in positioning Sheffield as a major commercial centre with a high quality scheme at a major city gateway. It will help in linking Victoria Quays in with the City Centre.
Sheffield Conservation Advisory Group made the following comments on the offices and car park application at their meeting on 22nd June 2004:
Although the Group felt that the scheme was a slight improvement on the previous schemes and that the listed building would retain its integrity within the scheme, it felt very strongly that the proposal involved the loss of a major opportunity to provide a landmark building on a key site on the most important approach to the City. The present proposal was to erect nothing more than a standard multi-storey car park and a series of non-descript office blocks, in a piecemeal fashion. A much better scheme should surely be provided for this key site.
One adjoining occupier has written a letter in support of the scheme.
PLANNING ASSESSMENT
Policy Issues
The application site lies in a Business Area where business uses are the only preferred uses. The outline planning permission referred to above also established the acceptability of the use in principle.
63 The site of the Broad Street car park is also identified as the location for short stay parking provision. The outline permission established that a multi-storey car park providing a minimum of 367 short stay spaces has to be provided on the north side of Broad Street, a detailed application has been submitted for this car park.
The site lies in the City Centre High Amenity Zone where policies encourage greater priority to be given to the pedestrian environment.
Design Issues
The application site is a gateway site to the city centre and consequently is important in forming first impressions of the city. The building has been positioned such that it addresses both Park Square roundabout and Broad Street. There are substantial glazed openings on both elevations, which will create interesting and inviting facades. There is added interest at the key corners of the building where full height curtain wall glazing is proposed and the facades are articulated to emphasise these key focal points. The main entrance is close to Broad Street, which will help to enliven the street. The entrance is identified by a double storey recess, with a three-storey bay of curtain wall glazing above.
The use of stone for the lower 2 floors, the deep recesses to the windows, stone cills and the fine edge to the over-sailing eaves will help to create a richness of detail and add to the overall quality of the scheme.
The scale of the building is considered to be sufficient to establish its presence at this gateway location, whilst not appearing over dominant. The scale of development is consistent with the indicative details and design framework that was submitted as part of the outline application.
As the building is positioned on the Park Square frontage it is separated from the grade II* listed former gas company offices and Terminal warehouse by 70m and 110m respectively. Some views of the east elevation of the gas company offices will be partially obscured by the new building. However because of the degree of separation, and as the new building is appropriately scaled and well designed, its affect on the setting of the listed buildings is considered to be acceptable. English Heritage has raised no objections to the proposals.
Landscaping
The applicants are proposing to create a hard surfaced private landscaped courtyard around the building. When future phases of the offices are constructed buildings on three sides will surround the courtyard, with office entrances accessed from this space. The design proposes a largely hard paved area utilising reasonable quality concrete paviours laided in a grid of squares. The space is to be softened by rows of semi mature trees that reinforce the formality of the space and will soften the hard areas and
64 buildings. Seating is proposed towards the Park Square corner of the site. Overall the design of the square is considered to be satisfactory and will provide an appropriate setting for the offices and a sitting area for workers.
Access Issues
The accessibility of the site to public transport was considered at the outline application stage and conditions on the outline consent were imposed requiring the submission of a travel plan. A pedestrian bridge between Shude Hill and Commercial Street has been constructed as part of the enabling works and provides for more convenient access to the Commercial Street Supertram stop.
The parking for the building is to be provided in the multi-storey car park that is to be constructed on the opposite side of Broad Street. Whilst there is no requirement for general purpose car parking to serve the offices there is a need for public parking, to serve the needs of the city centre and to replace that being lost on the site. A planning condition on the outline permission requires a programme for the construction of the multi-storey car park to be submitted before construction of the offices commences.
As there is no parking within the site, the site access will serve the drop off facility in front of the building and will also be used for servicing. The design and location of the access are adequate as is the provision made for servicing.
Disabled parking will be provided for in the multi-storey car park and there will be a raised platform on Broad Street to provide safe crossing facilities. The distance to the disabled spaces is considered to be satisfactory provided an entrance is created near to the offices.
Cycle parking is provided on site along with showers in the new building.
The applicant’s have agreed to enhance the footway along the Broad Street site frontage to the standards set out in the draft urban design compendium.
SUMMARY AND RECOMMENDATION
The principle of the use of this site for offices has already been agreed. The design of the new office building is of a good standard and fitting for this gateway site. There are significant benefits in regenerating this prominent underused site, strengthening the link between the city centre and the canal basin and in providing much need speculative office accommodation. It is therefore recommended that planning consent be granted.
65 Case Number 04/01926/LBC
Application Type a Listed Building Consent Application
Proposal Two-storey rear extension to restaurant
Location 119 Devonshire Street Sheffield S3 7SB
Date Received 11/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent AA Design 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 The proposed facing materials shall match the facing materials to the existing building.
In the interests of the visual amenities of the locality.
3 The proposed roofing materials shall match the roofing materials to the existing building.
In the interests of the visual amenities of the locality.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.BE19 - Development affecting Listed BuildingsS3 - Development in the Central Shopping AreaThis 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
66 Site Location
1 Royal Plaza 5 1 3 3 1 7 l to 93
Phoenix Court
1
9
W
E
1 S 9 4 T
F I PH E F L 1 ol D 3 c 1 3 T k t o E t 2 1 o 7 3 to R n 1 3 R H A C o u E s e
0 El 2 Sub Sta
Car P ark
rt Cou BM 91.20m kton
Floc
7 1
6 7
to 7 3 PH 66 7 90.2m 5 1 3
t 9 o
6
4 2
7 Eldon Court 92 ET PH STRE
96 ION
S 8
IVI 9
9 TCB D 1
9
1 3
5 9
0 5
0
5 9
7 Westfield 1 152 E
148 L 89.3m
D 1 1 0 9 House 106 9 14 O
6 N
6 S 1 1 0
40 5
T 0 12 5 6 R
D E 16 1
E V E 1
O 1 3
NS 124 1
HIR T
E 1
S 1
TREET 5
1
3 2
2 1
.32m
88 1
2
M 7 o
B t R 1
2 9 C O
A C N K N I I N T CBs N
G G 8
1 H S
T A
W arehouse 4 R M 5 E
E S T E T AN R T RE L SHI E 87.5m R ON EV E A D T The For um F A L G
A R
S
T 4 R 7 E Car Park E T Car Park
Devonshire Green Victoria Hall
5
9 El Sub Sta
E l S
u b
6 S Works 1 t a 83.2m
Devonshire Green
2
6
6 5
E
L Playground D Victoria Hall 42 O
N
S
T R
E
E
T
67 FOR REPORT SEE 04/01476/FUL
68 Case Number 04/01991/CHU
Application Type a Planning Application for Change of Use
Proposal Use of building as hot food takeaway
Location 369 Staniforth Road Sheffield S9 3FP
Date Received 17/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent Canton Express
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 The hot food take-away shop shall be used for the above-mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
3 Prior to the use commencing, full details of a system of fume extraction shall be submitted to and approved in writing by the Local Planning Authority. This system shall provide a flue terminating 1 metre above the eaves level and shall be fitted with a low resistance cowl.
In the interests of the amenities of the locality and occupiers of adjoining property.
4 The flat known as 369A Staniforth Road shall be used solely by the owner or employees of the hot food take-away shop.
To protect the amenities of occupiers of 369A Staniforth Road.
5 Before the hot food take-away shop is used, a suitable recepticle for the disposal of litter shall be provided at the front of the shop and thereafter retained.
69 In the interests of the amenities of the locality.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.S7 - Development in District and Local Shopping Centres 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
8 5 1 1
2 12 1 1 Pl ay 5
1 7 Area
o t D
5 A 2 O R ID
R S 5 1 F W E L I W S 7 IL E F O W
R L M 1
E C 0 D D D D 1 N E R A I R V 1 F L E L R I I
W H
1 S 1
2
4
2
3
3 1
2 2
2
4
T 5
E
2 3 E 3 R T S Y
E L 1
N T 5 2 I E
9 H 7 E C
R T 3 3 29 S 9 Y
3 A 30 0 1 5 30 R D
3 0 7
3 3 B 2 N
3 A 1
1 E E 1 3 1 L
309 S R C 6 I A H L O S P STA L NIF 315 C ORTH ROA H
D 3 T
33 R 2 K 1 A in G gd om s H B a 1 PO ll
C 6
T 3
6
6 1
7 3 1
C 7 2 2 R 1
9
6
8 1 2 66.8m D 0 LB 3 A 7 3 O 4 9 R
2 Shelter N
6 0 3 E D m N 5 A 6 . R 7 7 8 A 6 8 F 4 0 3 M 3 5 2 5 3 1 B 3
4 6 3 3 93 T 49 E T E F R 64.9m T NID O D 1 4 S RO R 1 0 0 A 4 3 L D 63 C 4 7 A 3 40 T N 5 40 R 7 T U A
B 40 C 8 3 7 9 5 E 3 S U 6 O 8 1
3 1
4 4
5 5
4
9
3 6
6 OU SE BU R 1 N 2 1 CR 0 O 4 63.4m FT 6 0
11 4
6 8
6 9 1 4 0
Posts 2 4
1 6 15
Posts
1 2
4 3 4 2
5
5
2 7
LOCATION AND PROPOSAL
The site consists of a mid terrace two storey building with shop at ground floor with a separate flat above, fronting Staniforth Road. It is currently vacant, the
70 last use being a jewellers. The block consists of six ground floor units 3 x shop (A1), 1 x services open to the public (A2) and 2 x food and drink (A3).
To the rear of the building is an offshoot with no rear windows and stairs to the first floor flat. Beyond that are houses served off Wilfred Close, the nearest property being within 13 metres of the rear of the application site.
It is proposed to convert the ground floor for use as a hot food take-away shop. Hours of operation requested are up to 11.30pm most nights and 12 midnight on weekends.
RELEVANT SITE HISTORY
Planning consent was refused for a similar change of use (reference no. 92/0605P) due to loss of amenity for local residents and insufficient information for fume extraction.
SUMMARY OF REPRESENTATIONS
6 letters of objection have been received including one from the Bangladesh Community Welfare Project, the others representing 6 households. The issues raised are:
- exacerbation of existing litter problem - noise and nuisance from people gathering around the site which is already a problem with police intervention - intensification of hot food uses as there is already two such uses in the block affecting amenity of local residents - there is an existing problem of car parking for local residents and proposal will make it worse - attraction of other community groups leading to possible conflict.
Loss of trade through competition is not a planning issue.
PLANNING ASSESSMENT
Policy Issues
The site falls within a Local Shopping Policy Area. Hot food take-away shops (A3 Use Class) are acceptable in principle in such areas subject to them complementing the shops and being satisfactory to people living in the area.
Design Issues
No changes to the front of the shop are proposed. There is a blank rear gable to which a flue could be attached at right angles to the outlook of the closest house on Wilfred Close and need not necessarily be prominent on the roofscape.
71 Amenity Issues
The proposal is located on Staniforth Road, a busy through route and thus any increase in traffic is not considered to significantly add to background ambient noise. The flat above is currently unoccupied as advised by the applicant and thus use of the flat can be controlled by condition. Details of the fume extraction system to meet current standards can also be approved to reduce any small nuisance affecting residents to the rear of the site. Similarly, litter is acknowledged as a problem arising from take-away food shops, thus a suitable receptacle should be provided.
The proposal will result in a 50% occupancy of A3 uses which is acceptable in principle and the unit is located on a busy main road. The previous refusal must also be taken into account and what changes in circumstances have taken place since 1992. These are, that the flat above the proposal is now empty and fume extraction standards have increased. Redevelopment has also taken place to the rear of the site, setting the new houses further away.
Thus, it is not now considered that the proposal will significantly affect the amenities of surrounding occupiers.
Hours of operation should also be restricted to those generally approved i.e. not opening later than 11.30pm Monday to Saturday and 11.00 pm on Sundays and Public Holidays.
Highway Issues
Due to the size of the unit it is not considered that the proposal gives rise to highways implications as it will mainly serve local needs.
CONCLUSION AND RECOMMENDATION
Although not ideal, the principle of the use is acceptable as it concurs with Policy S7 of the Unitary Development Plan. Fume extraction and control of the occupancy of the first floor flat can be conditioned and the proposal is located on Staniforth Road, a busy main road. Furthermore, circumstances have changed since the earlier refusal.
Thus, on balance, it is recommended that the proposal be approved subject to conditions.
72 Case Number 04/02165/FUL
Application Type a Full Planning Application
Proposal Erection of 1 x 2-storey building with use of ground floor for retail and food & drink (A1/A3) and 1st floor as offices (B1), erection of 2 x 3-storey office buildings (B1) and provision of 175 car parking spaces
Location Land At Plot Y Sheffield Airport Business Park Europa Link Sheffield
Date Received 01/06/2004
Team CITY CENTRE AND EAST
Applicant/Agent DLA Architecture Ltd
Recommendation Grant Conditionally 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 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.
73 4 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and,2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.
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 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 works 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.
74 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 in writing 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 buildings 2 and 3 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 nine spaces indicated on drawing no. 2004-060/100 rev C serving building 3.
In order to ensure that the service yards operate efficiently and are not used to provide additional car parking.
9 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re- enacting that Order, the Class A1 retail use of the ground floor of Building 1 shall not exceed 280 square metres.
In order to define the permission.
10 The Class A3 unit 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 details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.
In the interests of the amenities of the locality and occupiers of adjoining property.
11 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.
To ensure satisfactory drainage arrangements.
12 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
75 13 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.
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 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 18th May 2004.
In the interests of the amenities of the locality.
Attention is drawn to the following justifications:
1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.IB6 -Development in Fringe Industry and Business AreasBE5 - Building Design and SitingT22 - Private Car Parking in new DevelopmentThis 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. 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).
76 Site Location
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Sheffield Airport Business Park
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LOCATION AND PROPOSAL
The application site is located between Europa Link and the runway of Sheffield City Airport. It forms part of the existing Sheffield Business Park and consists of an area of land measuring 1.6 hectares, immediately to the west of the car park which serves the airport terminal building/business centre. The site boundary extends into the existing car park area, resulting in the loss of 48 existing spaces. This area has temporarily been used over recent years for additional airport parking and parking for tenants of the business centre.
The application seeks full planning permission for the erection of three individual buildings with associated car parking and landscaping. The buildings proposed include 2 no. three storey office buildings, and a two- storey building, which is proposed to accommodate offices at first floor, with ground floor retail and food and drink uses. The level of office floorspace created by the development would be 4924 square metres. The retail/food and drink element has a maximum floor area of 490 square metres, which is subdivided into two units of 245 square metres each, and has the potential to be further subdivided to suit tenants requirements.
The buildings proposed contain a similar design philosophy to those buildings that currently exist on the business park. The dominant materials are micro- rib composite cladding, and curtain walling, with an increased proportion of curtain walling in this scheme than many of the neighbouring buildings.
77 Supporting documentation has been submitted by the applicant including a Transport Statement, a Framework Travel Plan, Air Quality Assessment, Drainage and Flooding Appraisal, and an Access Statement. Consideration of the issues raised by these is contained in the Assessment Section below.
RELEVANT PLANNING HISTORY
The site formed part of the previous Outline Planning Permission for the Business Park, granted in 1991 (90/8126P), and subsequent reserved matters approvals granted on the site in 1996 (95/8183P;95/8184P;95/8185P).
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 Industry and Business Area. Within such areas the proposed uses are Preferred (Offices) and Acceptable (Retail; Food and Drink) Uses in the terms of Policy IB6.
This policy states that retail uses up to 280 square metres are acceptable. The proposed retail and food and drink elements of the scheme are particularly intended to serve the local workforce, which at present have very few facilities. Currently the only facility available is a small food and drink outlet within the airport terminal building. It is therefore not considered appropriate for the applicant to be required to undertake a detailed ‘key town centre appraisal’ for the proposal.
Highways and Transportation
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 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
78 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 £6,520 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.
Parking provision for the Office and Retail/Food and Drink Building has however been reduced, following negotiations with the applicant to ensure it complies with UDP guidelines.
The proposals are therefore considered to be acceptable in transportation and highway safety terms. Building Design and Site Layout
The building design and site layout reflect that of the neighbouring developments on the Business Park, with the buildings of similar scale to those adjacent, positioned within attractively landscaped car park areas. The buildings follow a similar design philosophy to those adjacent but with a higher proportion of curtain walling. This provides for buildings that have a more lightweight appearance with greater visual interest. In this context the proposals are considered to be acceptable in visual amenity terms.
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.
79 Traffic from the site, once operational will be the main source of potential increase in Nitrogen Dioxide levels. However, the predicted level of increase is insignificant, at 0.014 micrograms per cubic metre. 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.
Drainage and Flood Risk
The site is not located within the indicative 1 in 100 year flood risk zone, however, a development of this scale has the potential to pose a risk to others as a result of surface water run off. The report submitted by the applicant outlines the proposals for drainage of the site and identifies measures that will restrict surface water runoff from the site, including the use of storage tanks in the form of oversize pipes. Flows will be restricted to Greenfield run off rates (approximately 6 litres per second). As a result the proposals will not lead to an increased risk of flooding.
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.
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.
SUMMARY AND RECOMMENDATION
In summary, the proposal represents a development that is appropriate in land use policy terms, including the provision of valuable local facilities for employees on the site, 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.
80 The development will not have a significant impact upon local air quality, or on the risk of flooding from surface water runoff.
It is therefore recommended that Planning Permission is granted, subject to the applicant providing a Unilateral Undertaking securing a financial contribution of £6520 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 £6,520 to be used by the Council as a contribution towards the enhancement of public transport facilities within the vicinity of the site.’
81 Case Number 04/02252/LBC
Application Type a Listed Building Consent Application
Proposal Alterations to mezzanine security area, including removal of non-original security lodge and false ceiling
Location University Library Western Bank Sheffield S10 2TN
Date Received 01/06/2004
Team CITY CENTRE AND EAST
Applicant/Agent Mr Bevan Adams
Recommendation Grant Subject to Secretary of State
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.
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.BE19 - Development affecting Listed BuildingsThis 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
82 Site Location W I NT ER ST RE ET Pavi lion 10 1 1 T 1 EY 1 he DL U AR E
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LOCATION AND PROPOSAL
The site consists of a security lodge, entry and exit barriers and a store room. This controls access to the University of Sheffield Library and is located on the landing of the first floor of the University Library building.
The booth has deep glass panels on three sides with a lower roof than that surrounding. Barriers are a mixture of metal frames with cross members and wooden railings.
The library block is a Grade II* listed building.
It is proposed to remove the existing lodge adjacent to the store room and return the roof to its original level. A new security enclosure will be located adjacent to the stairs to the second floor with dark panels and desk (the latter at two levels) and large glass panels. Four new low level turnstiles will be installed. The site of the store room and original security lodge will contain a self service issue counter.
RELEVANT SITE HISTORY
None
SUMMARY OF REPRESENTATIONS
83 English Heritage have responded that they do not wish to make any representations on this occasion.
They recommend that the case be determined in accordance with Government guidance, development plan policies and with the benefit of conservation advice locally.
PLANNING ASSESSMENT
Policy Issues
As the building is Grade II* listed, Policy BE19 refers “Development affecting Listed Buildings”. This policy requires 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”.
In this case the existing security lodge will be removed exposing the original roof. The new security lodge is clad in dark colours more in keeping with the overall design of the stairwells and is set away from the main landing area. Turnstiles are smaller not having the framework barriers. The new barriers will complement existing balustrades.
It is thus considered that the proposal will not adversely affect the character and appearance of the Library building.
CONCLUSION AND RECOMMENDATION
The amendments to the access to the library are required to meet the needs of an increased student population. This has been achieved by increasing the turnstiles and providing extra self-service provision. The works as proposed complement the internal features of the building a Grade II* listed building and do not affect original fixtures and fittings.
Taking the above into account it is therefore recommended that the Area Board are minded to approve the application subject to determination by the Secretary of State.
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