SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST PLANNING AND DATE 30/08/2005 HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Trevor Sullivan TEL NO: 34369 John Williamson 36329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/00488/FUL Site Of Gatefield Social Club, 536, Abbeydale Road, Sheffield, 5

05/00580/FUL Land Adjacent To Bingley Villa, Bingley Lane, Stannington, Sheffield, 17

05/00738/FUL Flat 10, Birley House, 132 Edge Lane, Sheffield, S6 1ES 24

05/00956/FUL Landfill Site, Parkwood Road, Sheffield, 28

05/00959/FUL Landfill Site, Parkwood Road, Sheffield, 34

05/01191/RG3 Newfield School, Lees Hall Road, Sheffield, S8 9JP 40

05/01138/LBC Flat 10, Birley House, 132 Edge Lane, Sheffield, S6 1ES 68

05/01298/FUL Site Of Former Bathfield Hotel Weston Street And, 2 Powell Street, Sheffield, S3 7NW 70

05/01561/FUL The Quarters, Carsick Hill Way, Sheffield, S10 3LY 78

05/01567/CAC The Quarters, Carsick Hill Way, Sheffield, S10 3LY 89

05/01945/LBC Botanical Gardens, Clarkehouse Road, Sheffield, 93

05/02073/OUT Farfield, Townhead Road, Sheffield, S17 3AQ, 96

05/02103/RG3 67 Gervase Road, Sheffield, S8 7PR 101

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The SOUTH Planning And Highways Area Board Date Of Meeting: 30/08/2005

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 05/00488/FUL

Application Type a Full Planning Application

Proposal Erection of 17 apartments in 1 x 2/3 storey block with associated car parking and landscaping (As amended 27.06.2005 and 08.08.2005)

Location Site Of Gatefield Social Club, 536, Abbeydale Road, Sheffield

Date Received 09/02/2005

Team SOUTH

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally subject to a Legal Agreement

Subject to:

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

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

2 Before the development is commenced, samples of the proposed facing and roofing 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 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.

4 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 building works 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.

5 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include proposals for the north-west and northeast boundaries of the site together with proposals for the management and enhancement of the existing landscaped areas between the car park and the boundary with Abbeydale Road. 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.

6 Before the development is commenced the existing pedestrian access from the site to Abbeydale Road shall have been improved, including the provision of handrails and lighting, in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter such pedestrian access shall be retained.

In the interests of the amenities of the locality.

7 The flats shall not be used unless the existing security fence to the boundary of the site with Abbeydale Road has been removed and details of

6 any proposed alternative means of enclosure have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

8 The flats shall not be used unless the car parking accommodation for 20 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

9 The flats shall not be used unless the covered cycle parking accommodation and bin store shown on the approved plans has been provided in accordance with those plans but before such cycle parking accommodation and bin store is provided, further details of the design and appearance of the buildings shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter such cycle parking accommodation and bin store shall be retained for the sole purpose intended.

In the interests of the amenities of the locality.

10 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either:- (a) been carried out; or (b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the dwellings are brought into use. Highway Improvements: (1) Junction of the site access with Gatefield Road.

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

11 The flats shall not be used unless signs have been erected indicating priorities for vehicular access/egress to the site in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved signs shall be retained.

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

12 Before any work on site is commenced, details of arrangements that will ensure safe access for vehicles engaged in demolition/construction works at the site shall have been submitted to and approved in writing by the Local Planning Authority and thereafter such vehicles shall operate in accordance with the approved arrangements.

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

13 At all times that building works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective

7 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 traffic safety and the amenities of the locality.

14 4 of the ground floor flats shall be provided to the Council's mobility standards in accordance with full details to have first been submitted to and approved in writing by the Local Planning Authority.

To ensure appropriate opportunities for people with disabilities.

15 No buildings/structures shall be erected within 3 metres of the public sewer unless otherwise agreed in writing by the Local Planning Authority.

In order to allow sufficient access for maintenance and repair works.

16 Before the development is commenced, full drainage details shall have been submitted to and approved by the Local Planning Authority. Such details shall ensure a maximum surface water discharge of 8 litres per second.

To ensure satisfactory drainage arrangements.

17 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.

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.

H5 - Flats, Bed-sitters and Shared Housing; H7 - Mobility Housing; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments; H16 - Open Space in New Housing Developments; BE5 - Building Design and Siting and BE6 - Landscape Design.

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

8 Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

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

2. The developer is advised that trees within the site are protected by a Tree Preservation Order (TPO 148).

9 Site Location

LOCATION AND PROPOSAL

The site is approximately 0.25 hectare. It was formerly occupied by a long established private members social club in a 19th century extended two-storey building elevated high above Abbeydale Road. The building was located close to the rear boundaries of two-storey dwellings in Gatefield Road, Sandford Grove Road and Marden Road but has recently been demolished. The site has a steep frontage to Abbeydale Road with a wide pathway and retaining walls. Steps lead up to the site of the building and a car park. Several trees within the site are covered by a Tree Preservation Order. There 8 are other trees to the side boundaries of the site adjoining substantial stone retaining walls which contribute to visual amenity. Vehicular access is taken via a single width driveway between dwellings in Gatefield Road.

10 The application was originally submitted for 31 apartments in 2 x 3 storey blocks and 21 car parking spaces. One block (14 units) to the Abbeydale Road frontage was subsequently deleted from the application in response to Officers concerns. The application is now for a single block of 15 x 2 bedroom flats and 2 x 1 bedroom flats with 20 car parking spaces. The building is essentially 3 storeys in height, reducing to 2 storeys close to the boundary with dwellings in Gatefield Road. The existing car park to the front of the proposed building is retained and modified to provide 9 car parking spaces and stores for cycles and bins. A further 11 spaces are allocated to the rear of the proposed building.

RELEVANT PLANNING HISTORY

Outline planning permission was granted in April 2004 for residential development of the site (ref. 04/00484/0UT). 2 indicative layouts were submitted showing schemes for 8 town houses and 15 flats, respectively.

Both layouts were confined to the elevated portion of the site in the vicinity of the original building and car park and both utilised the existing access from Gatefield Road.

Conditions attached to the planning permission include requirements to retain and protect existing trees, provide pedestrian access from Abbeydale Road, secure access improvements from Gatefield Road, ensure satisfactory construction access and secure a commuted sum for the provision/improvement of local recreation space.

It should be noted that the current application is a Full application rather than an application for Approval of Reserved Matters.

An application to remove 3 trees protected by a Tree Preservation Order to the Abbeydale Road frontage of the site was refused in March 2005 (ref. 05/00393/TPO). Refusal was due to the trees being of high visual amenity value to the locality and contributing to the group value of the trees fronting Abbeydale Road. At the same time consent was granted for the removal of 3 other trees (one of which had blown over) and pruning works.

SUMMARY OF REPRESENTATIONS

8 letters of representations and a 91 signature petition were received from local residents objecting to the original proposal for 31 apartments. The representations are summarised as: -31 flats with only 21 parking spaces is overdevelopment and will worsen already chronic on-street parking problem and local -congestion (Gatefield Road already under pressure due to clearway ..restrictions in Abbeydale Road) -access to properties already frequently obstructed by parked cars -Gatefield Road is one-way -any traffic flow problems will affect other roads in one- way network -'car free' proposal wishful thinking and not suitable for enforcement -site access seriously inadequate -should have direct vehicular

11 access to Abbeydale Road -concern that children need safe road to play on -former club did not cause problems as it was only open in the evenings and only attracted 2 or 3 cars -inadequate details about proposals for traffic light system on driveway -inadequate details about quality of buildings/design -difficulty for construction vehicles -demolition contractors have already experienced access problems -scale of development seriously detrimental to quality of residential amenities - more than twice that indicated in outline application -loss of light to rear of dwellings in Gatefield Road due to height of building and difference in ground levels -previous request (at outline stage) for no increase in ridge height reiterated -any windows and/or balconies will overlook rear of dwellings in Gatefield Road and Sandford Grove Road and introduce main living areas at high level (as opposed to previous 2 storey building) -any development should be fewer properties in smaller buildings and sympathetic with local architecture -all neighbouring buildings are 2 storeys -concern that proposal may be for students -may justify lower parking provision but may cause noise nuisance -modern design supported as opposed to pastiche -request for assurances about disruption during construction Councillor Ali Oadar objected to the original submission on the grounds that 8 development is oversized and will create more traffic and parking problems. Councillor Patricia White also objected: -lack of privacy/light to local residents due to height to facilitate 31 apartments in lieu of original application for 16 -access problems -increase in traffic through Glen Road, Marden Road and Sandford Grove Road -parking problems will be even worse than existing -only 21 parking spaces proposed -will delay professional people from access to their cars in emergency situations -will put local people at risk -presently used as play area Following the reduction in the scheme from 31 apartments to 17, interested parties were re-consulted and 3 residents made further representations: -reduction in number of units welcomed -proposed number of parking spaces more likely to accommodate new residents cars -still concerned about safety of access and danger to pedestrians -access improvements will reduce existing on-street parking -need to ensure adequate on- site turning for service/emergency vehicles -area is family orientated -flats do not complement existing community

PLANNING ASSESSMENT

Policy Issues

The site lies within a designated Housing Area as defined in the Unitary

12 Development Plan (UDP). Housing (Class C3) uses are preferred in accordance with UDP Policy H1 0 and the principle of housing on this site is established by the extant outline planning permission for residential Development (ref.04/00484/0UT). Consideration is therefore restricted to the ! detail of the proposed development. UDP Policies H5, H7, H14, H15, H16, IBE5 and BE6 are most relevant in assessing the merits of the proposed development.

Design Issues

The proposed building is three storeys in height with a two storey element close to the bounda~ with properties in Gatefield Road and a footprint of approximately 415m .The former social club building was two storeys in height with single storey additions and a footprint of approximately 680m2.

A traditional pitched roof building form is proposed. Negotiations have secured the use of natural stone (in lieu of reconstituted stone) and slate tiles with timber panelling to the two storey element and front and rear gable features. The building is further from the side and rear boundaries of the site than the original building. The submitted cross-sections show that it will sit well within the site without dominating the two-storey terraced dwellings in Gatefield Road and Sandford Grove Road. The removal of the apartment building to Abbeydale Road allows opportunity for enhancement of the landscape setting in front of the proposed building.

In view of the above, the design quality and appearance of the building complies with UDP Policies BE5 and H14(a).

Highway Issues

The existing access drive is of restricted width (approx 3.8m) with no scope for widening. The driveway also provides vehicular access to the rear of the two adjoining dwellings in Gatefield Road. Visibility is restricted due to boundary walls. On-street parking is such that entering/leaving the driveway can be difficult. Construction traffic is likely to have difficulty and it is noted that cars were requested to be removed to allow demolition traffic to enter the site. Any intensification of use of the access is undesirable. Vehicular access from Abbeydale Road has been discounted due to the steep gradients and impact on the landscape.

The use of the Gatefield Road access was considered at outline planning stage where it was concluded that intensification of the use of the access was undesirable and consequently the site would be unsuitable for high density development. The application proposes 17 flats, having been reduced from the originally proposed 31 flats, and represents a density of approximately 68 units per hectare. This is relatively high density in terms of government guidance in PPG3: Housing. However, the previous use of the site was a material consideration at outline planning stage and should continue to be a material consideration despite the abandonment of the use arising from the demolition of the building.

The existing car park is capable of accommodating 20-25 cars and there were no planning restrictions relating to the use of the site as a private social club. The proposed development reduces car parking to 20 spaces. The site is easily accessible by regular public transport and is close to good local facilities. Covered storage for 8 cycles is included in the proposals. Re- opening as a social club could have easily generated significant levels of vehicular traffic, many arriving and leaving at the same time. At the time, the applicant confirmed that up to 150 people visited the club at its peak with up to one-third arriving by car. The servicing requirements would also be likely to be more onerous than with a residential proposal.

On balance, it is considered that the use of the access associated with 17 flats would not increase vehicular activity over and above the potential activity associated with the previous unregulated use. The layout has been modified, resulting in a slight reduction in the footprint of the building, to ensure access for fire appliances and refuse vehicles. Limited radii improvements to the junction of the access drive with Gatefield Road can be achieved to improve manoeuvring and visibility and should be conditioned, as previously. The previous application considered the potential for managing traffic entering and leaving the site and a condition to ensure identification of priority is recommended.

Alternative pedestrian access to the site is provided from Abbeydale Road, although the gradient is quite severe and precludes wheelchair access. However, provision for the ambulant disabled is capable of being satisfactorily achieved and can be conditioned. In view of the above, the proposals are considered to comply with UDP Policies H5(c), and H14(d).

Amenity Issues

The accommodation provides satisfactory living conditions for future residents and a submitted Noise Survey indicates that no special sound insulation measures are required in this elevated location. The proposals are therefore in accordance with UDP Policy H5(b). Landscaped communal gardens are provided to the south-west of the proposed building and provide adequate amenity space for residents in accordance with Policy H15(b).

The properties adjoining the site in Gatefield Road and Sandford Grove Road are two storey dwellings with two storey off-shot features to the rear elevations. The off-shots have no windows at first floor level and ground floor windows are believed to be restricted to kitchens. The properties in Gatefield Road are approximately 1.6 metres below the level of the application site and the Sandford Grove Road properties are approximately 1.5m higher. The two-storey element of the building is further from the Gatefield Road boundary than the two-storey elevation of the original building (7.9m separation). Habitable room windows in the elevation facing the rear elevations of Gatefield Road dwellings are 20.75m from the off-shots of those properties and 26m from habitable room windows. The distances are satisfactory in

14 accordance with Policy H14(c) and landscaping to the boundary softens the impact of the building further.

There is a clear 12 metres separation from the rear elevation of the proposed flats and the boundary with properties in Sandford Grove Road. Separation distances are 18.8m to the off-shots and 22.4m to habitable room windows. Proposed second floor levels equate to first floor levels in the existing dwellings and the ridge of the building is marginally below the ridge line of the existing dwellings. Again, the distances are satisfactory in accordance with Policy H14(c). Activity within the proposed car parking area to the rear of the dwellings will be adequately contained by the existing substantial stone wall to the boundary. A proposed planting strip marginally increases separation. Any proposed lighting within the car park can be controlled by condition.

Dwellings in Marden Road are significantly lower and angled at approximately 450 to the proposed building. The relative angles of the buildings, difference in levels and existing boundary treatments will ensure that residential amenity is maintained.

A financial contribution of £17,060 is required for the provision/enhancement of local recreation space in accordance with UDP Policy H 16 and will be secured by a legal agreement (in course of preparation at the time of writing this report).

Access Issues

The supporting Access Statement submission indicates that all units will be capable of providing mobility housing in accordance with UDP Policy H7. A condition to secure full mobility provision to 4 of the 6 ground floor units is appropriate to ensure adequate opportunities for people with disabilities.

Landscape Issues

The removal of the second apartment block allows for the retention of the existing landscape treatment to the Abbeydale Road frontage of the site. This area has been neglected for many years and a scheme of management and enhancement is now required. This will improve the setting of the proposed building and significantly enhance visual amenity in the public interest in accordance with Policy BE6. Such a scheme can be secured by condition.

RESPONSE TO REPRESENTATIONS

Family area -flats not needed -the scheme will increase the range of housing within the immediate area which is currently dominated by traditional dwelling houses. This is in accordance with government guidance which seeks to ensure balanced mixed communities. Construction traffic -it is acknowledged that access for construction traffic is likely to be problematical. Details of arrangements for construction traffic can be conditioned but a restriction on the size of vehicles could not be adequately enforced. The remaining representations are addressed in the Assessment above.

15 SUMMARY AND RECOMMENDATION

The principle of residential development on this site has previously been established by an extant outline planning permission. The design and appearance of the building reflects and complements the traditional architecture in the immediate locality and natural stone and timber facing materials are proposed. Adequate residential amenity will be maintained/provided for existing and future residents. Existing landscaping to the Abbeydale Road frontage contributes to visual amenity and will be retained and enhanced. A contribution of £17,060 will be secured by legal agreement for the provision/enhancement of local recreation space.

Vehicular access will be taken from Gatefield Road via an existing substandard access. There are no suitable alternative access points to the site. The number of flats proposed has been reduced from 31 to 17. On balance, the level of use proposed is considered acceptable when compared to the potential vehicular activity that could have been generated by the former unregulated social club use. The existing level of parking provision on site has been reduced and the 20 spaces proposed are considered adequate to serve the proposed development.

In view of the above, the proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to conditions and the completion of a legal agreement to secure open space requirements.

Case Number 05/00580/FUL

Application Type a Full Planning Application

Proposal Erection of 4 stables, tack room and feed store, construction of horse exercise area and exercise paddocks, provision of car parking for livery purposes (as amended 19/7/2005)

Location Land Adjacent To Bingley Villa, Bingley Lane, Stannington, Sheffield

Date Received 15/02/2005

Team NORTH & WEST

Applicant/Agent Mr B Gibson

Recommendation Grant Conditionally

Subject to:

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

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

2 Before development commences on the construction of the horse exercise area details of the following shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the horse exercise area and surrounds shall be constructed in accordance with the approved details;

- existing and proposed levels of the horse exercise area and surrounds; - details of the surfacing of the horse exercise area; - details of the appearance of the surrounding fencing and gates;

In the interests of the amenities of the locality.

3 The horse exercise area shall only be used by horses that are stabled or kept on the paddocks within the site.

In the interests of the amenities of the locality.

4 At no time shall jumps or similar equipment be placed within the site other than within the horse exercise area shown on the approved plans or stored within the buildings.

17 In the interests of the amenities of the locality.

5 Before development of the stables and horse exercise area commence details of a sight line on both sides of the means of access shall have been submitted to and approved in writing by the Local Planning Authority. The sight lines as approved shall be provided before the use of the stables and horse exercise area commences and 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.

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

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

7 Before development commences details of the colour and appearance of the external materials of the buildings shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

8 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.

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.

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park

2. The proposed design and layout are of an acceptable quality.

Attention is drawn to the following directives:

1. The applicant is advised to contact the Environment Agency, Pheonix House, Global Avenue, Leeds, LS11 8PG (telephone 0113 213 4600) regarding the provisions of the Environmental Protection Act 1990 relating to the storage and disposal of waste from the premises.

Site Location

LOCATION AND PROPOSAL

The site is situated on the southfacing slopes of the Rivelin valley approximately 330 metres southwest of the edge of the built up area of Stannington.

The site comprises three fields, totalling approximately 3.7 hectares of land, on the south side of Bingley Lane. The site has a frontage of approximately 180 metres to Bingley Lane and extends southwards for approximately 200 metres. There is an existing access located centrally on the site’s frontage.

There are fields to the east, north and west of the site whilst to the south the site adjoins mature woodland. The fields are generally bounded by stone walls. There are four mature trees within the site. A hedge runs along the western boundary of the site.

There are residential properties on Bingley Lane to either side of the site comprising a single dwelling that adjoins the northeast corner of the site and a small group of residential properties to the west of the site’s frontage.

The application has been amended since its original submission including reducing the number of stables from six to four.

The proposal as amended seeks full planning permission to erect a stable block (providing four stables) and a tack room/feed store building adjacent to the woodland alongside the southern boundary of the site, to construct a horse exercise area adjacent to the stables, and to subdivide the larger easternmost field for use as six paddocks for grazing horses.

The proposed stable building would be 13.2 metres long by 2.4 metres wide and 2.5 metres high. The tackroom/feed store building would be 5.2 metres long by 2.4 metres wide and 2.4 metres high. Both buildings would be faced in dark brown shiplap boarding. The stables would have an internal concrete block wall approximately 1 metre high. The proposed horse exercise area would have dimensions of 30 metres by 20 metres, be contained by a post and rail fence and be situated on the north side of the stables adjacent to the drystone wall that runs north-south down the middle of the site.

The larger easternmost field would be subdivided by a post and wire fence into six paddocks. The applicant proposes to use the remaining two fields for haylage. A small car parking area is proposed adjacent to the entrance off Bingley Lane from which a track runs down to the proposed stables. The track would have a central grassed area between the wheel runs. The applicant intends renting out the stables and paddocks for use by others.

20 RELEVANT PLANNING HISTORY

A planning application for the erection of a stable block (providing four stables) in the middle of the site was withdrawn prior to its determination in January 2005 (application no. 04/04967/FUL refers).

SUMMARY OF REPRESENTATIONS

Bradfield Parish Council have commented; - consider this proposal has a better situation for the buildings (closer to the trees so not as visually intrusive); - concerns regarding the possible high visibility of the access track down the fields, it should be blended in; - the car parking area adjacent to the road has already been completed (retrospective application).

Rivelin Valley Conservation Group object; - application increases the stables from 4 to 6 and includes 2 tack rooms; - the development would be a horse related business involving a change of use from agriculture, this is wholly inappropriate in this location and would be contrary to UDP Green Belt policies; - concern about ugly sprawl of buildings, fences and other structures associated with keeping horses, object to large scale facilities which have been allowed in prominent locations; - highly prominent location in Green Belt and Area of High Landscape Value, the proposal does not fall in category of small stables, this is a substantial building, prominent fencing and exercise facilities, conflicts with UDP Green Belt protection policies GE1, GE2, GE3, GE4 and landscape protection policy GE8, major impact on visual environment of the area difficult to adequately screen the site given the slope of the land southwards; - likely that expansion of the facilities to potentially include a livery business could be expected, this would be in conflict with PPG2 and UDP Green Belt and landscape policies.

1 letter of objection has been received relating to the following matters; - on both sides of the Rivelin Valley there has been an increase in the number of equestrian developments and impact on character of this Green Belt lung needs to be considered, effect of excessive horse-riding trampling over meadow land can produce an eyesore; - will effluent reach the river to its detriment; - Bingley Lane/rails Road is a narrow winding in some places steep country lane with no pavement, it has become exceedingly busy, horse riding along this lane could be a hazard for horses, their riders, other vehicles and pedestrians,

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt and an Area of High Landscape Value. Policies GE1 to GE4 seek to

21 protect the openness and appearance of the Green Belt. Policy GE8 seeks to protect and enhance the appearance and character of Areas of High Landscape Value.

The Government’s planning policy guidance on Green Belts is contained in PPG2. This states that essential facilities for outdoor sport and outdoor recreation are not inappropriate in the Green belt. Essential facilities should be genuinely required for the use of the land which preserve the openness of the Green Belt and do not conflict with the purpose of including land in it. Possible examples of such facilities include small stables. PPG2 does not distinguish between commercial and private horse related uses in the countryside.

It is considered that the proposal which includes the provision of four stables and a tack room/feed store is on the limit of what can reasonably be considered small within the guidance of PPG2.

Highway and Transportation Issues

The proposal reuses the existing field access off Bingley Lane and provides an on- site vehicle parking area. There is a stone wall either side of the access on the frontage to Bingley Lane.

Whilst Bingley Lane is a narrow lane it is considered that subject to the provision of a satisfactory sight line at the proposed access the development is acceptable and makes satisfactory arrangements for off-street parking and access. The requirements of the sight line would involve reducing the height of the wall within the sight line to no more than a metre high.

Effect on the amenities of residents and the locality

The siting of the proposed stable building, tack room/feed store building and horse exercise area at the southern end of the site against a backdrop of trees forming the edge of a wood would ensure that their impact on the openness of this part of the Green belt is minimised. The existing hedge on the western boundary and the trees within the site also contribute to a lesser extent towards reducing the impact of the buildings on the surrounding locality. The size and appearance of the proposed buildings are acceptable and appropriate for this location. It is considered that the size and scale of the proposed stables and their siting and appearance would not harm the openness or character and appearance of this part of the Green Belt and Area of High Landscape Value.

The horse exercise area would be partially cut into the sloping land with a landscaped earth mound along its northern edge. A mature tree close to the northern edge of the horse exercise area is to be retained. The drystone walls within the site are to be repaired.

It is considered that subject to a condition requiring the submission of satisfactory details of the proposed levels the size, siting and appearance of the proposed horse exercise area would not harm the openness or character and appearance of this part of the Green Belt and Area of High Landscape Value.

The subdivision of the larger field into six paddocks, the proposed use of the access (including reducing the height of the frontage wall), the car park and the access track would not adversely harm the character and appearance of this part of the Green Belt and Area of High Landscape Value.

It is considered that the proposed development would comply with the Government’s guidance contained in PPG2 and would not compromise the policies of the Unitary Development Plan as they relate to the green environment.

There is a separation distance of approximately 150 and 200 metres to the dwellings on Bingley Lane to the west and east of the site. There are residential properties on the southern side of the woodland off Rivelin Valley Road. It is considered that the level of activity associated with the proposed development would not significantly harm the living conditions of occupants of nearby properties.

SUMMARY AND RECOMMENDATION

Small stables are an appropriate use in the Green Belt.

It is considered that the scale of the proposed development is acceptable and would not harm the openness or the character and appearance of this part of the Green Belt and Area of high Landscape Value. The proposal complies with PPG2 and the policies of the UDP relating to the green environment.

There are no highway objections subject to a condition requiring the provision of satisfactory sightlines at he proposed access.

There are no significant effects on the living conditions of nearby residents.

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

Case Number 05/00738/FUL

Application Type a Full Planning Application

Proposal Retention of a patio

Location Flat 10, Birley House, 132 Edge Lane, Sheffield, S6 1ES

Date Received 25/02/2005

Team NORTH & WEST

Applicant/Agent Miss B Wilson

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Authority considers the patio and balustrade by virtue of its design, materials and location is seriously detrimental to the architectural character, appearance and setting of the Listed Building within this Housing Area and would therefore be contrary to Policies BE19, BE5 and H14 within the Sheffield Unitary Development Plan.

Site Location

LOCATION AND PROPOSAL

This is a retrospective planning application for the retention of a patio and balustrade to the front elevation of Birley House, 132 Edge Lane, a Grade Two Listed Building. The building is a red brick Georgian structure with prominent stone features. The patio is located on the buildings front elevation, this elevation stands at a dominating two-storeys and offers a symmetrical grandeur that results in this elevation being considered that main elevation to this listed building.

There are several listed building set to the immediate west and southwest of Birley House.

SUMMARY OF REPRESENTATIONS

There has been one representation with regard to this application expressing the view that as this is a listed building, it should be subject to the rules and

25 regulations governing such. In addition, the applicant submitted a letter from the management company of the property expressing residents support.

PLANNING ASSESSMENT

Policy Issues

The application site is located within a Housing Area as defined in the adopted Sheffield Unitary Development Plan (UDP). The relevant UDP policy is H14: Conditions on Development in Housing Areas, which sets out eight separate criteria that development in housing areas will be assessed against. The criteria covers issues such as design, scale, character and residential amenity.

Design issues are also raised within Policy BE5: Building Design and Siting. This policy also sets out certain criteria several of which focus on the quality of physical design.

The proposal is set on the front elevation of a Grade Two Listed Building and, as such, must comply with Policy BE19, this policy again asks for certain criteria to be reached centring around development that would preserve and enhance the character and appearance of the listed building.

Design Issues

The patio/balustrade is viewed as failing to preserve or enhance the symmetry of this main elevation. The elevation when viewed in its new context shows the patio/balustrade creating a prominent feature that dominates the west side of this elevation while the east half remains unhindered, this imbalance is not desirable. The detrimental impact to the original and strong symmetry is emphasised by the presence of the poor quality balustrade.

The quality of the materials and detail for all elements of the proposal fail to preserve or enhance the Grade Two Listed Building for the following reasons:

- The bricks fail to match the front elevation of this Listed Building. To become acceptable they would have to be reclaimed and be of a better quality in respect of workmanship with pointing, bind, size and joint spec that mirrors the original building, currently they fail on all these counts, and, as such, cannot be viewed as acceptable in anyway.

- The stone patio is of poor quality in terms of materials and reclaimed natural stone flags should be used again in order to respect the quality and original character of the building.

It is noted that the building has had some unsympathetic workmanship in the past however none of the previous work affects the symmetrical design of the front elevation and this only emphasis the importance of retaining the classical symmetrical appearance and the quality of this elevation.

26 It is the combination of all these design issues they result in the proposal failing to comply the policies identified above.

The patio therefore by virtue of its design, materials and location is seriously detrimental to the architectural character, appearance and setting of the Listed Building would be contrary to Policies BE19, BE5 and H14 within the Sheffield Unitary Development Plan.

ENFORCEMENT

The existing patio and balustrade should be removed.

SUMMARY AND RECOMMENDATION

The retention of the patio and balustrade is considered to detrimentally affect the character and appearance of the Listed Building by virtue of its design, materials and location.

It is therefore recommended that permission be refused for the retention of the patio.

Members are requested to authorise the city solicitor to take any necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of this unauthorised raised patio and balustrade at Flat 10, Birley House, 132 Edge Lane.

Case Number 05/00956/FUL

Application Type a Full Planning Application

Proposal Installation of a landfill gas utilisation plan

Location Landfill Site, Parkwood Road, Sheffield

Date Received 11/03/2005

Team NORTH & WEST

Applicant/Agent Gene Wilson

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the amenities of the locality.

4 Any facilities for the storage of oils, fuels or chemicals 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

28 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.

5 Details of the proposed colour treatment of the engines, flares and associated buildings shall be submitted to and approved by the Local Planning Authority.

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:

MW3 - Waste Management MW5 - Waste Disposal Areas MW7 - Environmental Impact of Mineral Working and Waste Disposal Operations and to all relevant material considerations, including Supplementary Planning Guidance.This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council¿s website at www.sheffield.gov.uk/your-city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The applicants operate the Parkwood Springs landfill site located to the north west of the City Centre, which is bounded by Parkwood Road to the west, the Ski Village to the south, open space and residential properties to the north and east.

This application relates to the south west corner of the landfill site, close to the entrance from Parkwood Road. The area of this application site is 0.2 hectares and is currently occupied, partly by buildings and tanks which would be removed.

It is proposed to install up to 5 gas engines as part of a gas utilisation plant to manage the landfill gas produced at the landfill site and to generate electricity for the national grid. Each engine and generator will be installed in a container which will provide noise attenuation and protect the equipment. The containers will be 4.5m high with an exhaust 5.5m in height above. A number of ancillary buildings would also be constructed for office, storage and control facilities. Up to 3 x 10m

30 high flare units would be installed which would manage the gas during maintenance or downtime of the engines.

The site would be enclosed by a 2.4m high galvanised steel palisade security fence and would have access from Parkwood Road. The site would adjoin a proposed leachate treatment plant to the south, which is the subject of a planning application also reported to the Board (ref: 05/00959/FUL).

The applicants have indicated that the proposal would be constructed to process existing landfill gas produced on site as well as gas produced in the future.

Planning History

The proposed development relates to the larger landfill site adjoining which has been in operation since the early 1900’s.

In 1986 planning permission was granted for the rationalisation of landfill operations and the carrying out of tipping and subsequent restoration and landscaping (ref: 86/0581P). Planning permission for the regarding and landscaping of open space and landfill extension was granted in 1996 (ref: 96/0100P).

An application for a leachate treatment plant has been submitted and is reported to Board in this Agenda (ref: 05/00959/FUL).

An application has recently been submitted by Viridor Waste Management for a proposed rephrasing scheme and an amendment to the restoration scheme previously approved. The application is accompanied by an environmental impact assessment and public meetings were held prior to its submission. This application will be reported to Board in the future (ref: 05/02877/FUL).

SUMMARY OF REPRESENTATIONS

A petition submitted by the No Extra Landfill Campaign and signed by 2972 people has been submitted which makes reference to the gas utilisation plant and objects to it.

4 letters objecting to the overall operation of the landfill site and the problems experienced including dust, flies, windblown waste, smells, noise and what is being tipped. In relation to this application the objectors are concerned that the current proposal presupposes the new application for rephrasing will be granted.

The Ski Village adjoining have objected on similar grounds but also o n the impact on future plans for the Ski Village.

31 PLANNING ASSESSEMNT

Policy Issues

The application site is located within an area identified as open space in the UDP but also as a Waste Disposal Area. This reflects the current use of the site and the eventual end use.

Policy MW3 states amongst other things that when catering for waste materials the best techniques and highest possible standards should be achieved at all times.

Policy MW5 confirms that waste disposal is the preferred use for the site in the short term.

Policy MW7 states that waste disposal facilities will be permitted only where disturbance to the environment would be kept to an acceptable level and would, amongst other things, not disturb or cause nuisance to other land users, particularly sensitive neighbours, provide screening and provide for the use or control of landfill gas.

At a national level policies relating to waste management are introduced in the Government’s Waste Strategy 2000 and in Planning Policy Guidance Note 10: Planning for Waste Management. These promote sustainable waste management and effective protection of the environment.

Environmental Considerations

The landfill gas generated at the site contains carbon dioxide and methane. This will be collected and burned, the resultant energy creating electricity. The process of burning will remove the methane, the resultant carbon dioxide being discharged. (The applicants argue that the contribution to the atmosphere of carbon dioxide will be compensated for by the production of electricity on site.)

An assessment of the impact of the proposed plant on the local air quality has been undertaken in line with Environment Agency guidance. The assessment shows that as a result of the combustion of the gas there will be no impact on health of residents.

The burning of the gas will also reduce the odour nuisance.

A noise report concluded the plant could be operated without resulting in a significant impact in terms of noise. Consideration was also given to the cumulative impact of noise generated by the proposal and the proposed leachate treatment works adjoining. It was found that the combined impact would be minimal.

The Environment Agency have no objections to the proposed plant as it is consistent with landfill regulations which state that measures must be taken to control landfill gas, treat and use for energy wherever possible. The plant will be licensed by the Environment Agency.

32 Visual Impact

The application site is viewed mostly at a distance and across the Don Valley against a backdrop of the landfill site and surrounded by industrial premises. It is considered that the proposal would have no greater impact than the existing plant on the site, which will be removed. Once installed and painted with landscape screening it is considered there would be no adverse visual impact. The occasional use of the flares will result in a slight glow but the existing flare on the site is in a more visually sensitive location.

Highway Issues

There are no objections to the proposal from a highway point of view.

CONCLUSION

The development will make a contribution to sustainable waste management. It will contribute to achieving Government targets of producing a proportion of the UK’s electricity from renewable energy sources.

It is recommended that permission be granted.

Case Number 05/00959/FUL

Application Type a Full Planning Application

Proposal Installation of a leachate treatment plant with a reed bed system

Location Landfill Site, Parkwood Road, Sheffield

Date Received 11/03/2005

Team NORTH & WEST

Applicant/Agent Gene Wilson

Recommendation Grant Conditionally

Subject to:

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

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

In the interests of the amenities of the locality.

4 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of

34 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.

5 Details of the proposed colour treatment of the tanks and associated buildings shall be submitted to and approved by the Local Planning Authority.

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:

Site Location

LOCATION AND PROPOSAL

This application relates to the south west corner of the tip site, close to the entrance from Parkwood Road to the landfill site. The area of the site is approximately 0.9 hectares. It is currently occupied, partly by buildings and timber.

It is proposed to install a leachate plant on the site. The landfill site accepts non- hazardous waste including biodegradable waste. The degradation of the waste and rainfall result in the generation of leachate. Currently the leachate generated is collected on site and pumped directly to a foul sewer where it is discharged under a trade effluent agreement. This is then treated at Blackburn Meadows. The applicants propose that a leachate plant is installed on the site to treat and reduce the strength before discharge.

The proposed plant will comprise a raw leachate buffer vessel (16m diameter, 6m high), two leachate treatment tanks (16m diameter, 6m high) and a treated leachate effluent tank (8m diameter, 4m high). A workshop and other ancillary structures would also be erected. The plant would be enclosed by a 2.4m high galvanised steel palisade security fence and access would be from Parkwood Road.

The leachate treatment process will comprise aerobic biological treatment. Any sludge formed during the process would be removed under licence from the Environment Agency. The final stage of the treatment process would be a controlled release of the remaining leachate to a reed bed constructed in the southern half of the application site. This would remove degradable organic compounds. It would be a hydraulically contained facility which would allow a controlled discharge to the foul sewer.

The applicants state that the quality of the treated leachate will be significantly improved compared to the quality currently discharged. Odours would be reduced.

The applicants have indicated that the proposal would be constructed to process existing leachate as well as any future leachate produced in the landfill site.

It is anticipated that the plant would remain operational for 30 years and would then be removed with consent from the Environment Agency. The reed bed would be retained.

PLANNING HISTORY

The proposed development relates to the larger landfill site adjoining which has been in operation since the early 1900’s.

An application for a gas utilisation plant has been submitted and is reported on this Agenda (ref: 05/00956/FUL).

37 SUMMARY OF REPRESENTATIONS

A petition submitted by the No Extra Landfill Campaign and signed by 2972 people has been submitted which makes reference to the leachate treatment plant and objects to it.

The Ski Village adjoining have objected on similar grounds but also o n the impact on future plans for the Ski Village.

PLANNING ASSESSEMNT

Policy Issues

The application site is located within an area identified as open space in the UDP but also as a Waste Disposal Area. This reflects the current use of the site and the eventual end use.

Policy MW3 states amongst other things that when catering for waste materials the best techniques and highest possible standards should be achieved at all times.

Policy MW5 confirms that waste disposal is the preferred use for the site in the short term.

Environmental Considerations

The proposed plant and process will reduce the possibility of odour emissions from the treatment tanks. An odour control system will be fitted that will have Environment Agency approval. The sludge formed as part of the process will be removed, again with Environment Agency approval.

With regard to noise nuisance, the applicants have submitted a noise survey which identifies that the noise arising from the process, even during the night, will be less than the existing background noise levels in the vicinity of the site.

38 The Environment Agency has no objection to this proposal. The treatment of leachate at source conforms with their requirements in the Landfill Regulations which state that appropriate arrangements should be made with regard to the characteristics of the landfill in order to collect leachate and treat it to the appropriate standard so it can be discharged. The applicants will have to register the process with the Environment Agency.

Visual Impact

The application site is viewed mostly at a distance and across the Don Valley, against a backdrop of the landfill site and surrounded by industrial premises. Once the plant has been installed, given its limited height, the fact that it will be painted in a colour to blend in with the background and the establishment of screen planting, it is considered that the proposal will not have an adverse impact on the character of the area. The proposed reed beds will have an ecological benefit.

Highway Issues

There are no objections to the proposal from a highway point of view.

CONCLUSION

The proposed plant will contribute to achieving a sustainable development by providing continued effective management of the leachate produced at this approved landfill site. The plant will be operated and controlled to minimise any impact in terms of odour, noise and emissions. It is recommended that permission be granted.

Case Number 05/01191/RG3

Application Type an Application Submitted by the Council

Proposal New build secondary school and special educational needs secondary school including the formation of a new access bridge (Application under Reg 3 1992) (Outline Planning Application)

Location Newfield School, Lees Hall Road, Sheffield, S8 9JP

Date Received 22/03/2005

Team SOUTH

Applicant/Agent Sheffield City Council

Recommendation Grant Conditional subject to clearance by Sec of State

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of:- (a) actual siting and footprint/layout of buildings, (b) design of the buildings, multi- games courts and car parking areas (c) external appearance of the new school buildings, (d) access arrangements (pedestrian and vehicular) to, from and within the site (including details of bridge design, alignment and materials) and (e) landscaping; (all matters reserved by this permission) shall have been obtained from the Local Planning Authority.

Until full particulars of the development are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

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

3 The development shall be begun not later than whichever is the later of the following dates:- (i) the expiration of five years from the date of this decision; or (ii) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

4 The schools shall not be used unless the car parking accommodation for the schools as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained.

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

5 The schools shall not be used unless suitable turning spaces for service vehicles have been provided on site in accordance with details to be submitted to and approved by the Local Planning Authority and thereafter, the approved turning spaces shall be retained unless otherwise agreed in writing by the Local Planning Authority.

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

6 The schools shall not be used unless suitable bus dropping off/picking up places and appropriate turning spaces have been provided on site in accordance with details to be submitted to and approved by the Local Planning Authority and thereafter, the approved bus turning spaces and dropping off/picking up places shall be retained unless otherwise agreed in writing by the Local Planning Authority.

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

7 The development shall not be begun until either;- (i) highway improvement works (in the form of traffic management/traffic calming measures) to the highways specified below have been carried out to enable such highways to perform safely when subjected to the traffic which in the opinion of the LPA will be generated by the development, or (ii) details have been submitted to and approved by the LPA of arrangements which will have been entered into which will secure that such improvement works will be carried out before the development is brought into use. The highway improvement works will need to be carried out (subject to further investigation work and/or an assessment) to:-

Lees Hall Road, Woodland Road, Harvey Clough Road, Mount View Road, Warminster Crescent, Ketton Avenue and Thorpe House Avenue.

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

8 Prior to the improvement works in the above condition being carried out, full details of these improvement works shall have been submitted to and approved by the Local Planning Authority.

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

9 The development shall not be begun until either;- (iii) highway improvement works (in the form of upgrading of the pedestrian links from Ashbury Lane and Blackstock Road to the school site), have been carried out to enable such pedestrian links to be used safely when subjected to the increased levels of pedestrian traffic movements which in the opinion of the LPA will be generated by the development, or (iv) details have been submitted to and approved by the LPA of arrangements which will have been entered into which will secure that such improvement works will be carried out before the development is brought into use.

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

10 Prior to the improvement works in the above condition being carried out, full details of these improvement works shall have been submitted to and approved by the Local Planning Authority.

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

11 Prior to the occupation of the new school buildings, a Travel Plan to reduce dependency on the private car, which shall include clear and unambiguous objectives and modal split targets, together with a timebound programme of implementation, monitoring and regular review and improvement, shall be submitted to and approved in writing by the Local Planning Authority and thereafter operated.

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.

12 The Local Planning Authority shall be consulted with and give prior approval in writing to any subsequent improvements or modifications to the Travel Plan, following the submission of progress performance reports as timetabled in the programme of implementation. All future owners/occupants of the site shall operate a Travel Plan and will adhere to the approved Travel Plan unless otherwise varied and agreed with the Local Planning Authority prior to occupation.

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

13 Prior to works starting on site 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. Thereafter, any remedial works will have been completed to the satisfaction of the Local Planning Authority prior to full occupation of the development.

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

14 Notwithstanding the supporting documentation, prior to any works commencing on site, full details of the following shall have been submitted to and approved in writing by the Local Planning Authority, and the construction works shall only be progressed in accordance with the approved details: i) Construction method statement. ii) Site safety and segregation. iii) Location of site compound and temporary car parking arrangements for contractors. iv) Haulage routes. v) Times when construction works and movement of traffic will be restricted.

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

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

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

16 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the schools and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

17 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 to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

18 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 works shall be submitted to and approved by the Local Planning Authority. These measures should 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.

19 Before the development is commenced full details of the proposed treatment to all external hard surfaced areas, external furniture and sports pitch/court enclosures shall have been submitted to and approved in writing by the Local Planning Authority unless otherwise agreed with the Local Planning Authority.

In the interests of the visual amenities of the locality.

20 Unless otherwise agreed in writing by the Local Planning Authority, before development commences details of the following matters shall have been submitted to and approved in writing by the Local Planning Authority; (i) arrangements to allow public access to the school's sports facilities; (ii) arrangements to be made during the construction work for the provision of sport activity at the school.

In the interests of the provision of sport and recreational in the locality.

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

In the interests of the visual amenities of the locality.

22 Before installation of any external lighting to the site, full details of such lighting, including details of intensity, direction, siting and hours of operation shall have been submitted to and approved by the Local Planning Authority and the Local Planning Authority reserve the right to require modification at any time.

In the interests of the amenities of the locality.

23 Before installation of any CCTV security cameras to the site, full details of such equipment, including details of siting/height of posts and number of cameras etc shall have been submitted to and approved by the Local Planning Authority and the Local Planning Authority reserve the right to require modification at any time.

In the interests of the amenities of the locality.

24 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved by the Local Planning Authority. The school buildings, car parks, multi-games courts and playing fields shall not be used unless such means of site enclosure have been provided to the satisfaction of the Local Planning Authority and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

25 Before work on site is commenced, details of proposals for the inclusion of an element of public artwork in the development shall have been submitted to and approved by the Local Planning Authority. A programme/schedule for implementation of such artwork shall have been agreed with the Local Planning Authority prior to any occupation of the building.

In the interests of the amenities of the locality.

26 Details of all external plant and equipment be submitted to the Local Planning Authority for written approval prior to the commencement of the development. Once approved, this equipment should not be changed without prior consent from the Local Planning Authority.

In the interests of the amenities of the locality.

27 Before work on site is commenced, full details of suitable access and facilities for disabled persons, both to and within each of the school buildings and also within the curtilage of the site, shall have been submitted to and approved by the Local Planning Authority and the school buildings shall not be used unless such access and facilities have been provided to the satisfaction of the Local Planning Authority and thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

28 The development shall not commence until full drainage details for the site have been submitted to and approved by the Local Planning Authority, and thereafter, the approved drainage details shall be implemented unless otherwise agreed by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

29 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

45 above-mentioned equipment has been provided thereafter such equipment shall be properly maintained.

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

30 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment

31 The developer shall give a minimum of 21 days notice of the commencement of any work on site to the Local Planning Authority and the South Yorkshire Archaeology Service (Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH tel. 0114 2736428 / 6345). Thereafter, the developer shall afford access at all reasonable times to the staff of the SYAS or such suitably qualified person(s) nominated by them, in order that any works involving ground disturbance or the alteration of building(s) can be observed and any features or finds of archaeological interest recorded.

To ensure that access is available for monitoring work and for recording any finds/features revealed.

32 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 access is available for monitoring work and for recording any finds/features revealed.

33 Prior to the start of work, details of the timescale for demolition of the existing school buildings and replacement with new school buildings and/or games courts/car parking areas/sports pitches shall have been submitted to and agreed in writing by the Local Planning Authority. Implementation of the playing fields shall be in accordance with the agreed timescale.

46 In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; LR4 - Open Space; LR5 - Development in Open Space Areas; LR7 - Development of Recreation Space for Non-Recreational Uses; CF1 - Provision of Community Facilities; GE11 - Nature Conservation and Development; GE12 - Sites of Special Scientific Interest and Local Nature Reserves; GE13 - Areas of Natural History Interest and Local Nature Sites; GE15 - Trees and Woodland; GE17 - Rivers and Streams and BE12 - Public Art.

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. As the proposed development will involve the closing/diversion of a footpath(s) you are advised to contact the Director of Legal and Administrative Services, Town Hall, Sheffield, S1 2HH, as soon as possible with a view to the necessary authority being obtained for the closure/diversion of the footpath(s) under Section 257 of the Town and country Planning Act 1990.

3. 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.

4. The developer should be aware that the size of the development is such that it would be prudent to investigate the ground conditions on the site before

47 proceeding further. Information and advice on ground conditions is available from Building Standards, Barkers Pool House, Burgess Street, Sheffield, S1 2HF. If any coal shaft, adit or other coal working is encountered, no work must be carried out without the authorisation of the Local Planning Authority.

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

6. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

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

7. 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.

8. 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.

9. Formal consent regarding works affecting the water course must be obtained from the Council's Design and Property (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) before work on site commence.

10. The developer's attention is drawn to Sections 7 and 8 of the Chronically Sick and Disabled Persons Act 1970, as amended, and to Design Note 18 "Access for Disabled people to Educational Buildings" published in 1984 on

48 behalf of the Secretary of State, or any prescribed document replacing that note. Section 8 sets requirements for access to and facilities at offices and other premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

If you require any further information please contact Mr B Messider on Sheffield 2734197.

11. 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 House 1 Union Street Sheffield S1 2SH

For the attention of Mr S A Turner Tel: (0114) 2736133

12. The applicant should install any external lighting to the site to meet the guidance provided by the Institution of Lighting Engineers in their document "Guidance Notes for the Reduction of Light Pollution". This is to prevent obtrusive light causing disamenity to neighbours. The Guidance Notes are available from the Institute of Lighting Engineers, telephone number (01788) 576492 and fax number (01788) 540145.

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

Site Location

INTRODUCTION

This is an outline application for a new replacement school on the site of Newfield secondary school. The proposal also includes the construction of a new and separate Special Educational Needs (SEN) school to replace Talbot school (currently located on Mathews Lane and earmarked for closure). With the exception of the siting of the building and the means of access to the site, all matters are reserved for subsequent approval.

This project forms part of Phase 1 of the Building Schools for the Future (BSF) programme which seeks to either rebuild, remodel or upgrade the country’s entire secondary school building stock by the year 2020. Phase 1 of the BSF programme for Sheffield also includes High Storrs, Silverdale, Yewlands secondary schools, Firth Park Community College and a new Special Educational Needs (SEN) school in the north of Sheffield.

50 The application is a departure from the Unitary Development Plan (UDP) and the Council, as Education Authority, is the applicant. If Members are minded to grant planning permission the application must be referred to the Secretary of State who will decide whether the application should be ‘called in’ for a decision.

The application has been assessed by means of a formal screening opinion to determine whether or not the application needs to be the subject of an Environmental Impact Assessment (EIA) under the Town & Country Planning (Environmental Impact Assessment) Regulations 1999. The screening opinion is that an Environmental Impact Assessment is not applicable in this instance.

BACKGROUND INFORMATION

Newfield School could best be described as a tired and somewhat run-down school that is constantly encountering problems associated with its physical condition, vandalism and other general nuisance associated with travel and access to and from the school. The Building Schools for the Future programme will enable a new secondary school and a new special educational needs school to be created that takes advantage of the latest national thinking:-

- to encourage and make provisions for personalised learning which encompass e-learning; - to encourage and make provision for schools to share facilities for teaching and learning with other schools; - to encourage schools to provide a greater range of activities for young people (outside the formal curriculum); - to provide the means and facilities that enable parents/adults to improve their own learning; and - to enable (where possible) services to support children and parents as part of the integrated children service programme being delivered within the school. A key feature of the Local Educations Authority’s brief for secondary schools (which include special educational needs schools) is that new schools need to provide a high quality environment for staff and pupils that helps to stimulate the atmosphere for teaching and learning. New schools need to have a clear sense of being an integrated facility where internal and external spaces relate to each other and are attractive to both users and visitors. New schools need to move away from the “institutional” feel. New schools need to offer the users a sense of security that provide an attractive and stimulating environment which will encourage development in young people. An important consideration in the design of all new buildings must be the flexibility of use and the ability to adapt to changing needs over time.

It is against this backdrop that the need has been identified for a new secondary school to be constructed to replace the tired and dilapidated school that currently exists on the site.

PLANNING HISTORY

It is understood that Newfield secondary school was originally built in the early 1950’s. Previous planning applications relating to the site include:-

05/00222/FUL – Erection of a security fence and gates. This application was conditionally approved in March 2005.

02/01343/RG3 – Erection of 8 column mounted external lights to car park and footpath. This application was conditionally approved in December 2002.

00/01516/FUL – Erection of a building to be used as a designated I.T. Learning Centre with ancillary car parking accommodation. This application was conditionally approved in February 2001.

82/01227/FUL – Application for a building to house an oil storage tank. This application was approved in May 1982.

SITE LOCATION

Newfield School is located in the Norton Lees area of Sheffield, approximately 4km from the City Centre. The site primarily consists of expanses of sloping grassed embankments and plateaus and has several heavy woodland areas located around the periphery, with one or two other smaller pockets of trees/landscaped areas within the main core of the site. A single lane access road bisects the lower-level plateau (where the main playing fields are located) from the upper plateaus (where the main built structures are currently located - i.e. the two main school buildings, the City Learning Centre building, playground areas, tennis courts, the caretakers accommodation and several hard surfaced car parking areas).

The site is irregular in shape and occupies an area of 14.5 hectares, it is bounded to the north by open fields and Conygree Wood; to the east by Lees Hall Golf Course; to the south by the Warminster Road sports ground (belonging to Sheffield University) and to the west by a deep ravine with residential housing beyond. The main and only vehicular access to the site is located off Lees Hall Road via an existing bridge.

THE PROPOSAL

Newfield Secondary School currently has two separate school buildings (East and West – both sited approximately 150 metres apart). The proposal seeks to construct a new secondary school for approximately 1050 pupils on the site of the existing West building. It is also proposed to construct a new Special Educational Needs (SEN) secondary school next to the new Newfield School. The proposed Special Educational Needs school would be for approximately 120 pupils.

The aim is to demolish and clear the site of the “West” school building and subsequently begin works on the new school. Temporary classrooms would be used in order for education provision to be maintained. The temporary classrooms would be sited adjacent to the existing “East” school building. On completion of the new schools, the “East” school building would be demolished and the site cleared and landscaped to form additional playing fields.

52 For the purpose of this planning application, consideration is restricted to the principle of a replacement school and a new SEN school within identified areas of the overall site. Subject to the completion of a tendering process to construct the new schools, the details of the actual design and footprint layout will be submitted for full consideration at a later stage (as part of a detailed application or, as part of a reserved matters application). The design and footprint layout will however, be restricted to the identified areas that form part of this application proposal.

The existing footprint areas of the East and West schools are 2,510sq metres and 2,920 sq metres respectively (overall total of 5,430 sq metres – which equates to approximately 4% of the overall site area). Based on the identified needs of the school, it is proposed that the new replacement school would have an overall floor area of approximately 9,417 sq metres (distributed over 2 floors, this amounts to a footprint area of approximately 4,800 sq metres).

In addition to the replacement secondary school, the footprint area of the special education needs school must also be calculated into the overall equation. The special educational needs school will have an overall floor area of approximately 4,200sq metres (over 2 floors) and therefore its footprint is likely to be in the region of approximately 2,400sq metres. The proposed total footprint area of both new schools will be approximately 7,200sq metres (which equates to approximately 5% of the overall site area).

As previously mentioned, vehicular access to Newfield School is currently taken via a bridge spanning a ravine of approximately 13 metres in depth, across Ashes Wood, from the western edge of the site (off Lees Hall Road). The bridge has a single vehicle track with a footway to one side. Rebuilding of the existing school would not be feasible using the existing bridge because of the current weight restrictions on vehicles that use the bridge (maximum of 17 tons). The current proposal for Newfield School includes the development of a new bridge access across Ashes Wood (adjacent to the existing bridge). It is intended that the current access bridge across the ancient woodland will be retained as a pedestrian/cycle access. Not only would the new bridge provide access for construction vehicles, it is felt that the improved access would also increase the feasibility of the school and facilities being opened up for wider community use.

In addition to the construction of the new school buildings, the proposal will also incorporate other ancillary works i.e. provision of separate car and bus parking/dropping-off areas, provision of play areas, several new multi-games courts, landscaping works, and boundary treatment works.

LOCAL REPRESENTATIONS

In addition to many local residents being notified directly, several site notices have been displayed within the area, the proposal has been advertised in the press as a major development and also as a departure to the development plan and, there have been several well-attended public consultation meetings (held either in the area, or at the school).

53 In response to the widespread consultation, a total of 19 letters of representation have been received. This includes a letter from the adjacent golf club (Lees Hall Golf Club); a letter from the Gleadless Valley Wildlife Trust; a representation from the Thorpe House Residents Association; a separate letter from the Nortons Newfield Action Group (NNAG) and; further representations received from the three ward Councillors (Cllr Peter Moore, Cllr Barrie Jervis and Cllr Ian Auckland). The comments received have been summarised as follows:-

- there are existing car parking problems in the area, the increased numbers as a result of the additional special needs school will make the problem worse; - there is no need to build another bridge, why not look to improve or repair the existing bridge?; - the damage caused to the wildlife and ancient woodland will be irreversible; - there are other alternative vehicular access points that are more suitable and that would be less harmful to the ecology/environment; - Warminster Road is far too narrow, any vehicles wishing to enter the site would cause traffic congestion (particularly vehicles travelling down Warminster Road wishing to turn right into the site); - an access road through the Warminster Road playing fields site would lead to subsequent pressure to develop the playing fields for housing and/or other detrimentally harmful development such as all-weather floodlit pitches and new clubhouses; - there would be an increase in traffic movement and congestion causing problems for local residents; - a new much larger school would detract from the attractiveness of the existing City Learning Centre building; - the increased level of lighting in the area from classrooms, parking areas, and playing pitches will be harmful to the wildlife in the area and at the nearby Ashes Wood; - the imposition of traffic/parking restrictions on nearby roads will (on the face of it) penalise local residents; - the construction of a new access road will cause significant nuisance for residents living close-by; - when the school is not in use, the entrance gates should be locked, thus preventing youngsters riding their motorbikes on the playing fields; - having a special educational needs school in such close proximity to a mainstream secondary school will lead to a higher level of bullying; - schools have to be more responsible for the students during school hours, the children at the school are abusive to local residents, so why exacerbate the problem?; - the PFI element of the development will lead to pressure for future external floodlighting i.e. to make the sports pitches become a source of income; - noise and light pollution will affect local residents, particularly those residents that back onto the site; - the construction of a new access road/bridge will cause detrimental harm to the ancient woodland (Ashes Wood); - the amount of traffic already accessing the school is more than enough for the area to cope with, some parents park and wait on neighbouring residential roads (to the annoyance of the local residents), if this proposal goes ahead, this problem will be exacerbated;

54 - creatures cannot survive in such close proximity to intensive building operations; - there are protected plant species within the ancient woodland that would be affected (bluebells); - the proposal will lead to the school (particularly the sports facilities) being utilised in the evenings and at weekends and therefore creating noise and general disturbance for approximately 14 hours a day (08:00 hours till 22:00 hours) and 7 days a week; - the Lees Hall Golf Club have indicated that under no circumstances will it be prepared to allow an alternative vehicular access route to cross any part of the golf course; - the proposal will result in the possible loss of open space; - there is a fine line between the needs of allowing informal access to the playing fields whilst still maintaining some level of security for the school; - there is a need to ensure that under the proposal, adequate parking provision is made within the site to ensure that on-street parking on neighbouring roads (that relates to or is a consequence of school traffic) is reduced; - there has been insufficient publicity about the development; - the site consists of multi-level plateaus and therefore, would not be suitable for children with disabilities and/or special needs; - the environmental damage will be immense, there are currently diverse habitats, flora and fauna in the woodland area that form part of a nature reserve. Important conservation work carried out by English Nature will be destroyed.

OTHER CONSULTEE REPRESENTATIONS

Sport England

Sport England is a statutory consultee and full details of existing and proposed sports facilities have been forwarded for assessment against their playing fields policy.

The playing fields policy reflects the Council’s development plan policy (LR7 – Development of Recreation Space for Non-Recreation Uses) and national planning guidance in PPG17: Planning for Open Space and Recreation and states that Sport England ‘will oppose the granting of planning permission for any development which would lead to the loss of, or would prejudice the use of, all or any part of a playing field, or land last used as a playing field or allocated for use as a playing field in an adopted or draft deposit local plan, unless, in the judgement of Sport England, one of the Specific circumstances applies.’

Sport England have acknowledged that the proposal will result in the net loss of approximately 1,600 sq metres of land defined as a playing field. Sport England make reference to and are supportive of the fact that, the development will re- instate all sports fields to current standards and, that the site of the existing east school will be restored to form:- a rugby pitch; a football/hockey pitch and 2 multi- use games areas.

Sport England are also supportive of the fact that the existing playing fields north of the access road will be laid out to accommodate:- 2 full size football pitches; a

55 cricket pitch; a rounders pitch; one multi-use games area and a running track (superimposed over the two football pitches).

Sport England have also requested that conditions be imposed requiring the developer to submit for approval, details of how the sport curriculum will be carried out during the construction period. Sport England also require the pitches, hard courts and sports halls for the new proposed school to be constructed to Sport England design standards/BB98 standards. The sports facilities for the SEN school should be created to an accredited quality standard. Sport England have also requested that a planning condition be imposed requiring the main secondary school to allow community access to the sports facilities by means of a Community Access Agreement.

Subject to satisfactory compliance with the above-mentioned conditions, Sport England would be satisfied that the proposal would be providing a substantial improvement in the quality of sport provision. The benefit to sport would outweigh the loss of the playing field area, and therefore, on this basis the loss of a playing field could be justified.

English Nature Comments

English Nature highlight the point that the proposed development directly affects part of the Gleadless Valley Local Nature Reserve (LNR), including areas of semi- natural Ancient Woodland on the slopes of the ravine. In view of the detrimental impact to the Ancient Woodland, English Nature objects to the proposed redevelopment of the site on the basis that it would lead to the loss of important wildlife habitats and would be contrary to Policies GE12 (Sites of Special Scientific Interest and Local Nature Reserves), GE13 (Areas of Natural History Interest & Local Nature Sites), GE15 (Trees & Woodland) and GE17 (Rivers & Streams). English Nature request that an alternative access route be found into the site that causes less ecological damage.

Forestry Commission Comments

Whilst the Forestry Commission generally has a presumption against any loss of existing Ancient Woodland resource, the Commission has indicated (bearing in mind the public benefit of the project as a whole, the relatively small area involved and the quality of mitigation offered) that it is minded not to make a formal objection to the proposal.

The Sheffield Wildlife Trust Comments

The development site includes part of the Ashes Wood, an ancient woodland within the Gleadless Valley Nature Reserve. Sheffield Wildlife Trust’s main concern is that the proposed development should not pose any threat to either the ancient woodland or the wildlife that the woodland supports.

The Sheffield Wildlife Trust also recommends that the siting of the Special Education Needs school be amended such that it does not affect the narrow band of ancient streamside woodland

Gleadless Valley Wildlife Trust

The Gleadless Valley Wildlife Trust does not object to the development of a new- build school on the site of the old Newfield school (which consisted of outdated and deteriorating buildings). However, the Gleadless Valley Wildlife Trust does have grave concerns about the damaging impact of the development. The concerns focus on the damage that would occur to the ancient woodland and wildlife habitats as a result of the proposed new access bridge. A further area of concern is the impact that the new special educational needs school will have on a narrow band of ancient streamside woodland in the south part of the school grounds. The Gleadless Valley Wildlife Trust (GVWT) has indicated that the proposal would be contrary to Policies GE12 and GE15 of the Sheffield Unitary Development Plan.

Subsequent to the initial Gleadless Valley Wildlife Trust comments/objections and subsequent to the submission of the detailed ecological impact assessment, a representative of the Gleadless Valley Wildlife Trust has verbally expressed the view that if the application is to be approved, every effort should be made to seek a bridge option that has the minimum ecological impact (i.e. construction of a new bridge on the footprint of the existing bridge; having a full spanning bridge without supporting columns and, ensuring that any new bridge is built as close as possible to the existing bridge so that the tree loss and impact is minimised).

South Yorkshire Passenger Transport Executive

The current school layout causes major problems for bus operators to gain direct access to the school. Consequently, existing bus services have to drop pupils, staff and visitors off on Lees Hall Road. It is essential therefore, that the new school incorporates a dedicated bus drop off area within the site close to the school entrance. The design of the drop off area should be such to allow buses to load and unload in a safe manner. In order to cover for the potential increases of current service levels to the school, the drop off area should be designed to accommodate at least 4 buses.

South Yorkshire Police

South Yorkshire Police have indicated that the development would benefit from being built to “Secured by Design” standards.

Disability Access Advice

The Disability Access Officer has indicated that the development must comply with the Council’s Disability Design Standards and that the schools are fully accessible and have the appropriate facilities for disabled people and, that there are an adequate number of clearly marked out parking spaces for disabled persons.

57 PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan shows that the southern part of the site (containing the existing school buildings, the City Learning Centre building, the hard surfaced play areas, a small sports playing field and car parking areas) is within a Housing Policy Area, and that the northern part of the site (containing the more open and larger grassed playing fields and woodland areas) is within an Area of Open Space. As well as being within an Area of Open Space, the main woodland area is also within an Area of Natural History Interest.

Policy H10 of the Development Plan states that community/institution facilities (such as schools) are acceptable in housing areas. Policy H14 (Conditions on Development in Housing Areas) is also applicable in this instance, this policy requires:- new buildings to be well designed in terms of scale and character; that the site should not be overdeveloped; and, that the living conditions of local residents should not be harmed. The policy also seeks to ensure that there is safe access to and from the highway network and, that there is adequate off-street car parking provision. With the exception of approach roads leading to the site entrance and, the general area close to and around the existing site access bridge, it is felt that the school buildings are remotely sited from nearby dwellings (by a distance of approximately 150 metres) and therefore, have little impact on nearby residents. It is acknowledged however, that the real impact of the existing school’s presence in this location is the movement of traffic to and from the site at peak times (this is mainly as a result of parents dropping off/picking up and also as a result of buses parking close to the site entrance on Lees Hall Road at peak times).

Because part of the proposed school development will involve new build on what is currently a school playing field, Policies LR4, LR5 and LR7 of the Unitary Development Plan will be applicable.

Policy LR4 deals with “Open Space”, the policy stipulates that Open Space areas will be protected from built development where it is needed for outdoor recreation, or where it makes a valuable contribution to the natural environment, urban heritage or quality of life. The policy goes on to say, that as opportunities arise, open space areas will be:- (a) improved, where it is of poor quality; and (b) created, where there is a shortage.

In terms of informal recreation space, the catchment area is well above the minimum guideline requirement for informal open space, having 7.03ha per thousand population (compared to the minimum guideline figure for such space of between 4.1 and 4.3 ha per thousand population).

With regard to formal recreation space, the catchment area of the site has 2.46ha per thousand population, this is also well above the guideline of 1.7 to 1.9ha per thousand population.

58 The overall provision in the catchment area (at 9.49 ha per thousand population) is therefore considered to be well above the minimum guideline figure of 6.00 ha per thousand population.

In view of the above, it is felt that the proposal complies with Policy LR4 of the development plan.

Policy LR5 deals with “Development in Open Spaces”, this policy states that development in open space areas will not be permitted where, amongst other things, it would:-

- it would cause damage to mature or ancient woodland or result in a significant loss of mature trees; or

- it wood significantly detract from the green and open character of the Green Network; or

- it would make an open space area ineffective as an environmental buffer; or

- it would harm the character or appearance of a Public Space, or

- it would result in the loss of open space which is of such quality that it is of citywide importance; or

- it would be over-development or harm the character of the area.

It is evident from the likely amount of tree loss, concentrated where a new bridge is proposed at the entrance, and the impact/damage to the ancient woodland that the proposal would be (to some degree) contrary to policy LR5. However, the mitigating circumstances (i.e. the relatively small area involved and, the applicant’s willingness to secure replacement tree planting elsewhere on the site) helps to alleviate the overall damage of the proposal. There is also a need to strike a reasonable balance between the relatively minor detrimental harm to the trees and ancient woodland against the need to provide two new schools with much improved facilities and that will offer wider community access to those facilities.

Policy LR7 deals with “Development of Recreation Space for Non-Recreational Uses”, this policy states that in open space areas, the development of recreation space for non-recreational uses will be permitted only if new recreation space of equivalent area and facilities are created to compensate for the loss in area. The new area should be within the catchment area of the development site. It is considered that the proposal does comply with Policy LR7 (the reasoning behind this is outlined below within the “Sport England” section of the report).

Also of consideration is the fact that this proposal is for the provision (or enhancement) of a community facility. Policy CF1 of the development plan relates to “Provision of Community Facilities”, this policy stipulates that the provision of community facilities will be promoted, particularly if they would:

(a) be for disadvantaged people; or

59 (b) be located where there is a shortage: and would (c) be easily accessible by public transport; and (d) be located within the community they are intended to serve.

The aim of delivering top quality education facilities throughout the City has significant benefits to the community. Community benefit is a material planning consideration and community facilities are encouraged in accordance with UDP Policy CF1 (Provision of Community Facilities). Given that this proposal is for two new schools with improved facilities (one of the schools being a special needs school – with some of the most vulnerable members of society) and given also that there is a desire to allow better use of those facilities by the wider community access, it is felt that this proposal is fully compliant with Policy CF1 of the development plan.

Because part of the site lies within an Area of Natural History Interest and given that part of the site forms part of a Local Nature Reserve (LNR), it is felt that Policies GE11, GE12, GE13, GE15 and GE17 will be also be applicable.

Policy GE11 relates to “Nature Conservation and Development”, the Policy stipulates that the natural environment will be protected and enhanced. The design, siting and landscaping of development should respect and promote nature conservation and include measures to reduce any potentially harmful effects of development on natural features of value.

Policy GE12 relates to “Sites of Special Scientific Interest and Local Nature Reserves”. Whilst the application site is not of special scientific interest, an area of it does form part of a Local Nature Reserve. This policy stipulates that “developments which would damage Sites of Special Scientific Interest or Local Nature Reserves will not be permitted”.

Policy GE13 relates to “Areas of Natural History Interest and Local Natures Sites”, this policy stipulates that developments which damage Areas of Natural History Interest will normally not be permitted. Development affecting Local Nature Sites should, wherever possible, be sited and designed so as to protect and enhance the most important features of natural history interest. The policy also stipulates that where development would decrease the nature conservation value of an Area of Natural History Interest or Local Nature Site, that level of decrease must be kept to a minimum and compensated for by the creation or enhancement of wildlife habitats elsewhere within the site or local area.

Policy GE15 relates to “Trees and Woodland”, this policy seeks to protect and encourage the planting/formation of trees and woodland areas by:

(a) planting, managing and establishing trees and woodland, particularly in the South Yorkshire Forest; and (b) requiring developers to retain mature trees, copses and hedgerows, wherever possible, and replace any trees which are lost; and (c) not permitting development which would damage existing mature and ancient woodlands.

60 Policy GE17 relates to “Rivers and Streams”, this policy seeks to protect and/or enhance all rivers and streams for the benefit of wildlife and, where appropriate, for public access and recreation. This policy is considered applicable in this instance because, the location of the proposed new bridge crosses a ravine where a stream/brook is located. It is therefore considered necessary to ensure that no damage is caused to the brook or the riverside banking and, if possible habitat improvement works or replacement planting should be carried out. It is acknowledged that the proposal will (to some degree) be contrary to several of the above-mentioned policies (with particular emphasis on Policies GE12, GE13 and GE15). The full impact of the scheme and how it will impact on these policies is outlined below in the “Ecology, Trees and Natural Environment” section of this report.

Ecology, Trees and the Natural Environment

Whilst there are several pedestrian access points into the site, the only means of vehicular access is via an existing bridge off Lees Hall Road. The bridge crosses a wooded ravine that forms part of a mature woodland area known as Ashes Wood. Ashes Wood forms part of a larger ancient woodland and part of the Gleadless Valley Local Nature Reserve. The ravine drains to a small tributary of Meers Brook.

The northern section of the woodland (immediately adjoining the northern side of the existing bridge into the site) is managed by Parks, Woodlands and Countryside, this section of the woodland forms part of a Heritage Lottery funded project called “Fuelling the Revolution”. This involves restoration management across 23 ancient woodlands that the Council owns within the South Yorkshire Forest area. Work in recent years at Ashes Wood has included tree-thinning and removal of invasive species. The heritage lottery funded project runs until 2007. The City Council is obliged under the terms of the related contract, to protect the woodland covered by the grant, from adverse development.

As mentioned above Ashes Wood, immediately north of the access bridge, forms part of a Local Nature Reserve approved by English Nature and the City Council in 2002. The reserve incorporates most of the woodland and meadows in the Gleadless Valley (this includes:- Ashes Wood to the west of the school, Coneygree and Hang Banks Woods to the north and Lees Hall Woods to the east, beyond the nearby golf course). The northern boundary of the application site also adjoins much of the reserve boundary. The southern part of Ashes Wood (adjoining the southern section of the existing bridge) is not included within the Local Nature Reserve boundary (this is because Parks, Woodlands and Countryside does not oversee its management), nevertheless, its quality (environmentally) is considered to be the same as the other ancient woodlands in the Gleadless Valley.

It should be noted that previous studies in other parts of the Gleadless Valley woodlands have revealed a significant archaeological/historical interest relating to the history and past management of the ancient wooded landscape (recorded features of interest include coppice stools, charcoal hearths, bell pits or other earthworks).

61 This planning application proposes the construction of a new bridge to the south of the existing access bridge, crossing Ashes Wood. It is clear that this will result in the loss of trees beneath and to the side of the proposed bridge (it is anticipated that approximately 50 to 60 trees could be lost – these figures include all trees that have a 10cm diameter at breast height). Not only would there be some permanent tree loss, there would also be some disturbance to the woodland flora and soils (particularly if support structures need to be put in place). It should be noted that the detailed design of the bridge will be considered at the reserved matter or full detailed application stage.

Areas beneath the existing bridge and to the south of the western bridge abutment are heavily disturbed and largely lack characteristic ancient woodland vegetation. Disturbance adjacent to the existing bridge also takes the form of considerable amounts of small litter and occasional larger items dumped over the bridge parapet (giving a somewhat visually damaging appearance). Otherwise (with the exception of the dumped materials and litter), these communities are all of very high nature conservation value. Much of the tree cover is derived from former oak coppice and is older than it appears. Outside the disturbed areas, the field layer communities are good examples of typical ancient woodland habitats in the Sheffield area. The woodland also supports a good range of breeding birds and is likely to support a range of other interests, including foraging bats and woodland invertebrates.

In response to concerns raised by various consultees (i.e. the Gleadless Valley Wildlife Trust; English Nature; Parks Woodlands & Countryside; South Yorkshire Ecology and the Sheffield Wildlife Trust) about the lack of detailed information relating to the ecological impact of the development, the applicant commissioned an independent Ecological Impact Assessment to be carried out in order to ascertain the full impact of the proposal. The Ecological Impact Assessment was carried out by ECUS (Environmental Consultancy University of Sheffield) and the findings are summarised below:

- No major ecological constraints exist on the application site which would prevent the proposed development. Loss of existing habitats will occur but these are mostly of low local value for nature conservation. No ecological resources of significant value are likely to be affected by the development within the school site itself where impacts would be restricted to effects on common, widespread habitats and species. Appropriate landscaping and habitat creation could readily mitigate for these minor impacts.

- The application site contains no areas designated for nature conservation interests but, is surrounded by habitats of high ecological value. Much of the surrounding landscape falls within a Local Nature Reserve and an Area of Natural History Interest.

- The habitats which occupy the bulk of the application site (amenity grassland, planted broadleaved woodland, scrub and planted hedgerows) are poor species and low in diversity. They are typical of widespread, common urban habitats of value to common species and communities.

62 - The potential impacts upon protected species are indirect and are limited to the temporary loss of areas of possible foraging value for bats, birds and other protected species.

- There is scope for nature conservation enhancements to be incorporated into the proposed scheme, through appropriate management of existing retained habitats and through the appropriate ecological design and management of new habitats within the landscape of the proposed development.

- The proposed bridge access across the wooded ravine of Ashes Wood would have an impact upon ancient woodland within a nature reserve and an Area of Natural History Interest. The significance of this impact is lessened by the small extent of the area affected and additional measures are proposed to lessen the impact further. Nevertheless, ancient woodland is irreplaceable and any such loss would represent an impact of regional or national significance, in principle. Such a loss is contrary to national and local UDP policy and would require strong justification on other grounds. Although not forming part of this application, an alternative access option is being considered further (i.e. off Warminster Road via the Sheffield University playing fields). Whilst the Warminster Road option would be considerably less ecologically damaging, it would in itself raise other potential problems such as:- the loss of well used, high quality sports pitches; liability and maintenance problems of a new road; the land itself does not belong to the Council and could therefore be used as a ransom strip; there would be concerns about the security and safety of children and other pedestrians walking to school along such a long new road; the increased levels of traffic and congestion on and around Warminster Road.

- With the exception of the proposed new bridge access across Ashes Wood, the overall ecological impact of the development proposals is considered likely to be neutral. Minor negative impacts may result from the loss of habitats of local value, though it should be possible to retain these through minor design amendments to the scheme layout. Impacts to significant species interests are considered to be negligible or non-existent.

Highway Issues

A number of options regarding vehicular access to the site have been investigated in great detail, however, it is considered that the only realistic and feasible option is to improve the existing access and enter the site off Lees Hall Road. It must be stressed that if the existing access to the site is to be utilised, then it will be necessary for a new access bridge to be provided. The existing access bridge has a weight restriction limit and therefore is not suitable for the types of construction vehicles needed to access the site for the construction of the new schools. Furthermore, given that there would be an increase in traffic generation (due to the introduction of a new Special Educational Needs SEN school) and, given that there is a desire to make the new secondary school and it’s facilities more widely available to the local community, the new bridge would provide an improved means of access to the school and/or facilities and would also meet with current highway safety standards.

63 Highway officers have indicated that the existing access arrangements are highly undesirable from a highway safety point of view and that any proposal to increase the pedestrian and vehicular use of the access without improvement could not be supported.

It is clear from the proposal that the development will lead to an increase in the number of vehicular trips to and from the site by approximately 200 per day. This increased level of vehicular trips to and from the site is a matter for concern because it is assumed that the vast majority of these trips will use: Mount View Road; Harvey Clough Road; Woodland Road and Lees Hall Road (which are all relatively narrow roads and subject to significant on-street parking). In this instance therefore, it is considered appropriate to require off-site highway improvement works (in the form of traffic management/traffic calming) to be carried out to the below-mentioned highways prior to any works commencing on the application site. The highway improvement works would (subject to further investigation work and/or an assessment) need to be carried out to:-

Lees Hall Road, Woodland Road, Harvey Clough Road, Mount View Road, Warminster Crescent, Ketton Avenue and Thorpe House Avenue.

It is noted that buses cannot gain access to the site because of the weight restrictions on the existing bridge and therefore, bus operators currently park the buses on Lees Hall Road close to the site access. It has also been observed that many cars associated with the school (i.e. parents dropping off or picking up children) also park on Lees Hall Road (in close proximity to the existing bridge). It is felt that this level of congestion in such close proximity to the site entrance is highly undesirable in highway and pedestrian safety terms. Under the new proposal, buses will be able to enter the site via the new bridge and drop children/visitors within the school grounds, thereby reducing the congestion of vehicles and pedestrians at the site entrance and on Lees Hall Road. It is felt that any attempt to reduce congestion on Lees Hall Road close to the site entrance will be advantageous in terms of highway safety.

The indicative layout shows provision of 145 car parking spaces to serve approximately 200 staff (made up of 108 staff from Newfield school, 90 staff from Talbot and 3 staff at the City Learning Centre). It is considered that this level of car parking provision meets with the Council’s current parking guidelines, which requires 1 space per 1 to 6 staff.

It will also be necessary to provide some cycle parking provision. The cycle parking provision will need to be based on 1 short stay space per 20 students plus 1 long stay space per 40 staff. On this basis therefore, it will be necessary to provide approximately 55 short stay spaces and at least 5 long stay (covered and secure) cycle parking spaces.

Highway officers have indicated that it would be appropriate for the pedestrian links from Ashbury Lane and Blackstock Road to the school to be upgraded. Officers have confirmed that these pedestrian links would need to be upgraded to an adoptable standard (surfaced and lit). Whilst there may be some concern about lighting the pedestrian routes, it is seen as essential from a personal safety point of

64 view (particularly as users of the footpath links are likely to be children). A primary aim both locally and nationally is to encourage journeys to school on foot or by cycle, it is therefore considered to be vital that safe routes are provided.

All schools are expected to prepare a Travel Plan to promote more sustainable travel patterns. This can be emphasised by condition.

Impact On Residential Amenities Of Neighbours

The siting of the proposed new school buildings are considered to be fairly remote (nearly 200 metres away) and well screened from neighbouring residential properties and therefore, it is felt that noise associated with activities taking place within the school buildings are unlikely to affect local residents. The proposed siting of the new access bridge off Lees Hall Road will be sited closer to the neighbouring property (no. 7 Woodland Road) with an approximate 15 metres separation distance. Whilst there may be some noise and general disturbance from passing vehicles (particularly during the construction period) it is felt that the neighbouring property (no. 7 Woodland Road) has a reasonable separation distance so as not to be adversely affected.

It is accepted that when the new schools are fully operational, there would arguably be more traffic coming and going to and from the site. However, to help counterbalance this argument, there will be provision (under the proposals) for buses to drop off and pick up from within the site, thereby causing less congestion and pedestrian activity on woodland road.

By and large, upon completion of all the works, it is felt that the detrimental harm caused to local residents will be minimal.

OTHER ISSUES

Public Art

It is felt that this proposed development is one that would benefit from an element of public art being incorporated within the scheme, and therefore (in accordance with Policy BE12 of the Unitary Development Plan - “Public Art”), it is considered appropriate to impose a suitable planning condition requiring details of an element of public art to be submitted, approved and thereafter implemented.

Drainage and Flood Risk

A flood risk assessment (FRA) has been submitted. The Environment Agency Flood Zone Maps indicate that the site is outside the extent of extreme flood.

The site has a high ground water level and there are a number of springs, streams and ponds on or around the site. The largest of which is the stream located on the western boundary at the bottom of a ravine, this stream flows north into Conygree Wood. There is also a stream behind the east caretaker’s house which is culverted under the centre of the site, then surfaces again at the bottom of the site and flows into Conygree Wood.

The site gets very waterlogged partly due to the high water table (springs, streams and wells) and also due to broken and/or blocked land drainage. It is envisaged (in accordance with appropriate planning conditions) that the water-logging problem will be addressed by introducing replacement drainage systems in the playing fields and banks (this marries-in the Sport England requirement for improving sports field/playing pitches).

The need for drainage improvements is acknowledged and can be conditioned. Sustainable urban drainage systems (SUDS) will be expected to be considered by the developer at design stage in accordance with national planning guidance in PPG25: Development and Flood Risk.

The Environment Agency considers that the FRA submitted by the applicant have been undertaken in line with guidance contained in Planning Policy Guidance Note 25 (Development & Flood Risk - PPG 25). The Environment Agency considers that the FRA includes sufficient information and advises that the recommendations of the FRA should be considered as planning conditions. The recommendations include the replacement of land drainage in the existing playing field areas and banks and the recycling of surface water run off from the new building and hard surfaces. The FRA concludes that existing surface water run off levels will not increase and may possibly decrease.

SUMMARY AND RECOMMENDATION

This is an outline application for two new schools (Newfield and Talbot SEN) The new Newfield school will be a replacement to an existing secondary school on the site and, the new Talbot (SEN) school will be a new school to the site (replacing the existing Talbot school currently located on Mathews Lane - approximately 1.5 miles away). The application seeks approval for the siting of the buildings within a defined area (primarily on the site of one of the existing main school buildings and on an existing playing field). Approval is also being sought for the means of access to the site. All other matters are reserved for subsequent approval.

In policy terms, the proposed development is ‘inappropriate’ and represents a departure from the adopted Unitary Development Plan (UDP). The application will therefore need to be referred to the Secretary of State if Members are minded to grant planning permission. Planning policy seeks to:- preserve and protect ancient woodland, local nature reserves and trees and therefore, there is a presumption against inappropriate development. A departure from this policy can only be justified where very special circumstances can be demonstrated and the demonstrable harm, is clearly outweighed by other considerations.

In view of the sensitivity of the site, material far in excess of what normally would be required to support an outline application has been submitted in order to aid the assessment of the proposed development. The submitted information includes an extremely detailed ecological impact assessment and, detailed bridge design options.

66 It is considered that the key issues with regard to this application relate to the likely increase in traffic and, the likely impact that a new bridge will have in terms of the detrimental harm to the ancient woodland.

Some internal tree loss will be inevitable but the important woodland areas and perimeter planting can be retained and supplementary planting can be secured by condition. Wildlife interests can be adequately protected.

The indicative layouts provide greater flexibility for sports provision than existing and Sport England have not raised an objection to the proposal in principle. This is subject to the new facilities meeting Sport England quality standards and community access being agreed. Adequate replacement open space is included in the indicative layouts to satisfy UDP Policy LR4.

The proposed improvement works (i.e. new access bridge) will enable the continuation of vehicular access to be taken off Lees Hall Road. Furthermore, the introduction of improved turning facilities and dropping off points within the site, will now allow public transport bus operators to drop-off and pick-up within the site and therefore, reduce the level of congestion near the existing site entrance on Lees Hall Road (thereby improving pedestrian and highway safety).

It is felt that this development will create a valuable and much improved facility for the school and its users. Community use of the school facilities may be available outside normal school hours and therefore, it would be appropriate to impose planning conditions restricting the hours of operation in order to ensure an acceptable balance between residential and public amenity.

In view of the above, it is concluded that there are very special circumstances that are sufficient to outweigh the harm by inappropriateness, or other harm, to the ancient woodland/local nature reserve. It is considered that the special circumstances are such that the departure will not set any precedent in considering future applications for development that harm or affect Ancient woodlands and/or local nature reserves against development plan policies.

It is recommended that Members are minded to grant outline planning permission subject to appropriate conditions and reference to the Secretary of State.

Case Number 05/01138/LBC

Application Type a Listed Building Consent Application

Proposal Retention of a patio

Location Flat 10, Birley House, 132 Edge Lane, Sheffield, S6 1ES

Date Received 31/03/2005

Team NORTH & WEST

Applicant/Agent Ms B Wilson

Recommendation Refuse with Enforcement Action

Subject to:

Site Location

Please refer to application number 05/00738/FUL for the report

Case Number 05/01298/FUL

Application Type a Full Planning Application

Proposal Erection of 9 apartments in a 1 x 3/4 storey block for student accommodation (In accordance with amended plans received 19/07/05)

Location Site Of Former Bathfield Hotel Weston Street And, 2 Powell Street, Sheffield, S3 7NW

Date Received 31/03/2005

Team NORTH & WEST

Applicant/Agent DLP Consultants Ltd

Recommendation G C subject to a Unilateral Agreement

Subject to:

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

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

2 Before the development is commenced details of the proposed facing materials shall be 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 visual amenities of the locality.

4 Before work on site is commenced, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local

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

In the interests of the visual amenities of the locality.

5 Before development is commenced details of a bin storage area on site shall be submitted to and approved in writing by the Local Planning Authority. The bin storage area shall be then be provided in accordance with the approved details and thereafter retained.

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

6 The windows on the east elevation of the rear projection of the building facing No.90 Western Road shall be fixed non-opening and glazed with obscure glass to the satisfaction of the local planning authority and shall not at any time be glazed with clear glass without the prior written consent of the Local Planning Authority.

In the interests of the visual amenities of the locality.

7 The en-suite bathroom windows of bedroom 1 of apartment 1,3 and 5 on the rear elevation of the building shall be glazed with obscure glass to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written consent of the Local Planning Authority.

In the interests of the visual amenities of the locality.

8 Before development is commenced and notwithstanding the submitted plans full details of the provision of two disability off street car parking spaces within the site measuring approximately 5 metres x 3.5 metres shall be submitted to and approved in writing by the local planning authority. The development shall not be used unless such car parking accommodation has been provided in accordance with the above-mentioned approved details, and thereafter retained/maintained for the sole purpose intended.

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

9 Before development is commenced and notwithstanding the submitted plans full details of suitable and sufficient bicycle and motorcycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such car parking accommodation has been provided in accordance with the above-mentioned approved details, and thereafter retained/maintained for the sole purpose intended.

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

71 10 The gradients within the site shall not exceed 1 in 12, unless otherwise agreed in writing by the Local Planning Authority, to ensure safe and adequate vehicular and pedestrian access.

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

11 The development shall not be used unless all redundant access has been permanently stopped up and reinstated to footway.

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

12 Prior to works starting on site, 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 remedial works shall have been completed to the satisfaction of the Local Planning Authority prior to the full occupation of the development.

In the interests of pedestrian safety.

Attention is drawn to the following justifications:

H5 - Flats, Bed-sitters and Shared Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

Attention is drawn to the following directives:

1. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

72 2. The Local Planning Authority has designated this development as a substantially "car free" development. The owner will therefore ensure that prior to the occupation of any new unit, every resident is informed he/she will not be eligible for a council parking permit.

3. As the development proposal may require alterations to the existing Traffic Regulation Order (waiting/loading restrictions) entailing: advertising, making and implementing the TRO subject to usual procedures (including undertaking signing and lining works) you are advised to contact at the earliest opportunity Mr Eric Wilson (0114 273 36178) SCC Traffic Regulation Group.

Site Location

73 LOCATION AND PROPOSAL

The application relates to the demolition of an existing public house on the corner of Powell Street and Weston Street and the erection of 9 flats, providing 35 student bedrooms.

The existing public house is disused and there is a small parking area associated with it off Powell street which residents appear to be using as an informal car park. The existing building is two-storeys in height with a pitched roof, however the land level drops away to the rear adjacent to No.90 Powell Street presenting the building as three-storey structure.

The application site is in an allocated housing area as defined in the adopted Sheffield Unitary development plan. The area has undergone significant clearance and regeneration with new house building in recent years. A number of residential dwellings and multi storey flats of similar design and appearance have been constructed in the locality.

RELEVANT PLANNING HISTORY

There is no relevant planning history

SUMMARY OF REPRESENTATIONS

There have been no letters of objection to this application.

PLANNING ASSESSMENT

Policy Issues

The site lies with a designated housing area as defined in the adopted Sheffield Unitary Development Plan. UDP Policy H10 ‘Development in Housing Areas’ states that housing (Use Class C3) is the preferred use of land within such areas. The proposal involves the demolition of a public house and erection of a three-storey building comprising 35 beds in 9 flats.

Policy H5 ‘Flats, Bed-sitters and Shared Housing’ allows the creation of flats, bedsitters and multiple sharing of houses if, amongst other things, a concentration of such uses would not cause serious nuisance to existing residents, living conditions would be satisfactory of occupants of the accommodation and their immediate neighbours and there would be appropriate off street car parking for the needs of the people living there.

Policy H14 ‘Conditions on Development in Housing Areas’ sets out 8 separate criteria which housing development should comply. Theses include issues such as design; amenity, parking and highways issues, environmental impact and the development would comply with policies for the built and green environment.

74 National guidance contained in PPG3: Housing encourages the creation of mixed and balanced communities in attractive environments. Fundamental to this objective is a significant element of stability within neighbourhoods.

There is no evidence to suggest that there is an over concentration of student accommodation in this locality that would prejudice or harm the residential character of the area. Housing stock in the locality is mixed in character comprising of a two storey newly built terraced, semi detached dwellings and 3/4 storey flats which are older in character. The development is a preferred use of land in a housing area and therefore the principle of the use of land for student accommodation is considered to accord with adopted national and local planning guidance.

Design Issues

The proposed building is L shaped in footprint with its primary frontage onto Powell Street. The design of the building has been amended removing a pitched roof from the main section of the building in order to reduce the massing of the structure and to produce a more contemporary design. Additionally one bedroom has been removed from the rear projection of the building fronting Weston Street, in order to ensure the building does not over dominate and sits in context with the adjacent two storey dwellings.

The building is located on a prominent corner plot visible from the surrounding locality due to the natural topography of the area. The design quality of the building and use of appropriate materials is paramount to ensure the structure sits appropriately in context with surrounding properties. The design of the north and south corners of the building has been altered to wrap around the side and frontage of the building. The use of contrasting render on the corner elements with textured and smooth buff brick to the main faces of the building emphasises the corners of the building, drawing the eye. The corners of the building are further highlighted by the use of a full height glazed openings with render panelling. The massing of the structure is appropriate utilising the changing land levels and emphasising the prominence of the site on entrance to Powell Street and in context of the topography of the area. The design of the building is of a high quality, replacing an incongruous brick built public house, with a modern residential building that will contribute to the visual amenities of the locality.

Amenity Issues

Policy H5 requires living conditions to be satisfactory for occupants and for their immediate neighbours. The building provides 9 separate apartments comprising of 2 x 1 bed, 4 x 4 bed, 2 x 6 bed and 1 x 5 bed units. Each apartment has its own kitchen and living room and all bedrooms are en-suite. All living spaces have an acceptable level of natural lighting and outlook and therefore the living condition of the future occupants of the property are acceptable.

The main section of the building is located approximately 9.5 metres from the east (rear) boundary of the site, set 5 metres back from the Powell Street frontage. The building has been sited in order to maintain the building line along Powell Street

75 and provide a prominent street scene presentation on Weston Street. The rear projection of the building has been stepped down to negate any overbearing impact on No.90 Weston Street. The orientated of the building minimises overlooking of adjoining property through the internal layout. Non-habitable spaces are located on the rear of the building above lower ground level, these spaces include hallways, circulation space, stair access and en-suite bathrooms. Additionally windows are proposed on the east elevation of the rear projection facing No.90 Weston Street providing light to kitchen/living areas. These are not main facing windows and therefore can be fixed and obscure glazed by condition. It is considered necessary to retain these opening in order to punctuate the elevation. The development does not therefore affect the amenities of adjoining property by way of overlooking.

The flats at the lower ground floor will be accessible from Powell Street and the rear of the building with the main facing windows orientation in an easterly direction towards No.90 Weston Street. Owing to the change in land levels the provision of a two-metre high boundary fence will negate any overlooking potential from the lower ground level flats.

The proposed building is approximately 2.2 metres higher than the existing building when measured from Powell Street. This additional increase in height is not considered to give rise to significant overbearing or overshadowing that would warrant the refusal of planning permission owing to the distances between the proposed and existing properties.

The applicant have provided a financial contribution to the improvement of open space in the locality through a unilateral undertaking

Highways issues

There is no off street parking to serve the property. Whilst the lack of parking within the development is a departure from adopted Student parking guidelines which require the provision of 1 long stay space per 2 flats, these guidelines are considered to be the maximum standard in accordance PPG 3 Housing. Given the proximity of the property to the university, local transport services and shopping facilities, subject to the provision of disabled parking the principle of a car free development is acceptable and a refusal on highways grounds could not be reasonably justified. The site is located within the Netherthorpe Area Residents Parking Scheme (implemented in 1997) to which students would not be entitled to parking permits. If planning permission is granted a directive should be attached to any consent informing the applicant that the development is designated as “car free” and as such residents of the scheme will not be entitled to any City Council residents parking scheme permits.

The applicant has provided two disabled car parking spaces accessed off Powell Street. These spaces have been located parallel to the highway and would require significant re-grading of the footpath and a large section of dropped kerb. Vehicles would be required to manoeuvre over a significant section of public footpath to enter and exit the spaces, which would prove both awkward and detrimental to pedestrian. There is sufficient space to provide two separate disabled spaces to

76 the frontage of the proposed building, which would not raise the same pedestrian and highways safety issues as the proposed parallel spaces. Notwithstanding the submitted plans the provision of two disabled parking spaces can therefore be tied by condition. The provision of secure cycle /motorcycle parking to the rear of the site is also possible and can be tied by condition.

SUMMARY AND RECOMMENDATION

The design of the building has been amended to ensure a higher quality of development, which contributes to the appearance of the street scene and visual amenities of the locality.

The development has been designed so as to negate any detrimental impact on the amenities of adjoining property, by internal layout, orientation and siting of the building.

The proposed development replaces a building, whose design is incongruous in the street scene and a use (public House) that could have caused significant noise and disturbance, with a housing development, which is the preferred use of land within the housing policy area.

The site is considered to be in a sustainable location in accordance with PPG 3 with access to local shopping facilities, the university and public transport links.

The applicants have provided a financial contribution of £4,145.75 to the improvement open space provision in the locality, which will be secured by legal agreement.

It is therefore recommended planning permission is granted subject to a unilateral undertaking and conditions.

Case Number 05/01561/FUL

Application Type a Full Planning Application

Proposal Erection of dwellinghouse (As amended 21.07.2005)

Location The Quarters, Carsick Hill Way, Sheffield, S10 3LY

Date Received 19/04/2005

Team SOUTH

Applicant/Agent Wildblood Macdonald Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 The development shall not be commenced unless the existing former library building within the site has been removed in accordance with conservation area consent ref. 05/01567/CAC.

In the interests of the visual amenity of the area and to ensure a satisfactory standard of development.

3 Before the commencement of development the following samples shall have been submitted to and approved in writing by the Local Planning Authority:- (i) proposed facing materials and (ii) proposed roofing materials. Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

4 Before the development is commenced, details of the following items shall have been submitted to and approved in writing by the Local Planning Authority:- (i) windows and doors; (ii) glazing, including treatment between floor levels; (iii) balustrades; (iv) eaves detail, including materials and finishing treatment; (v) rainwater goods; (vi) all external surface treatments; (vii) treatment of the lowered boundary wall at the means of vehicular access to the site; and (viii) treatment to the boundary with Quarters. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

6 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.

7 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and shrubs within and/or adjoining the site of the development during building works 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.

8 No buildings/structures shall be erected within 3 metres of the culverted watercourse that crosses the site.

To ensure satisfactory drainage arrangements.

9 Notwithstanding the details shown on the submitted plans, the initial 5 metres of the driveway from Carsick Hill Way shall be a bound surface in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority.

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

10 The dwelling shall not be used unless 1.8 metres x 1.8 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

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

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

To ensure that the architectural character of the building is retained and that there is no visual intrusion which would be detrimental to the amenities of the Ranmoor Conservation Area.

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

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments; BE5 - Building Design and Siting; BE6 - Landscape Design; BE15 - Areas and Buildings of Special Architectural and Historic Interest; and BE16 - Development in Conservation Areas.

80 Attention is drawn to the following directives:

1. 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.

2. The proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Coal Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information on any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

Site Location

LOCATION AND PROPOSAL

The application site is within the curtilage of Quarters, a substantial arts & crafts style dwelling within the recently extended Ranmoor Conservation Area. The site is located to the north-west of the existing dwelling and covers an area of approximately 770m2. The land rises towards the junction of Carsick Hill Way with Carsick Hill Road and continues to rise beyond Carsick Hill Road. There are several mature trees and boundary hedges within the site. The trees are located primarily to the north (Carsick Hill Road) and west boundaries. A c1980 detached single storey outbuilding (library) is included in the site and adjoins what would become the boundary with Quarters. There is an existing means of vehicular access to the west of the library building from Carsick Hill Way. A covered reservoir adjoins the site to the north and there is a mature landscaped area to the south on the opposite side of Carsick Hill Way.

82 The area is generally characterised by large individually designed detached properties in large grounds. However, the three individually designed modern dwellings immediately opposite Quarters occupy relatively narrow plots.

The application involves the demolition of the library building and the erection of a two-storey detached dwellinghouse. The dwelling is proposed to be positioned centrally between the boundaries to Quarters and Carsick Hill Way with the principal elevation facing Quarters. The plans have been revised during the course of the application to address concerns about the impact on trees and to improve the external environment.

The demolition of the library is the subject of a separate application for Conservation Area Consent which appears elsewhere on this agenda (ref.05/01567/FUL).

RELEVANT PLANNING HISTORY

An application for the demolition of Quarters and the erection of 18 flats in a three storey block together with a dwellinghouse on the current application site was withdrawn in April 2005 (ref.04/05147/FUL). The application was withdrawn following Officers concerns about the loss of the building, extent of development proposed and the impact on the quality of the area.

Planning permission was granted for the use of the library building as a dwellinghouse in 2003 (ref.02/03945/CHU). The permission remains valid until March 2008.

SUMMARY OF REPRESENTATIONS

12 letters of representation were received in response to consultations about the originally submitted plans. The representations are summarised as follows:

- drawings do not give accurate scaled view of size of the plot – cannot assess impact on Quarters - sketches insufficient to judge relative heights of existing and proposed buildings - plans misleading – suggest footway in Carsick Hill Way and give impression of greater width than existing - need to understand proposals for entire Quarters site – piecemeal approach is inappropriate - overdevelopment – dwelling too large for site and very prominent across covered reservoir – needs smaller, finely detailed design - dominates surrounding dwellings and resembles a miniature apartment block - insufficient garden space to serve 5 bed dwelling - not a brownfield site and therefore should not be built on - village feel should be protected – detract from Conservation Area - no details of materials submitted - will adversely affect historic setting and boundary planting to Quarters - orientation out of keeping with character of area

83 - construction works will result in loss of trees - adverse impact on semi-rural setting of cottages in Carsick Hill Road which add to character of area - suggests need to increase height of boundary wall to ensure privacy to occupiers – further restrict visibility for motorists - over-sized windows will overlook dwellings opposite site and cause light pollution - no garage proposed – likely to be required in future - minimal building line does not fit with houses in area which are set back from the road - potential indicative site for garage will result in loss of trees and result in reversing into Carsick Hill Road - dwelling will obstruct visibility resulting in conflict at point of access - vehicle turning space on site is critical – road safety - extensive development will affect local wildlife habitats - pressure on drainage system which is already at capacity in very wet area - loss of green space that provides environmental backdrop for enjoyment of community - Council should take account of original purpose of land for recreational purposes (Carsick Hill Land Society c1880) - Land has been secured by Possessory Title – not originally part of Quarters and subject to covenants to keep land open - Risk to local people from construction traffic on narrow roads

Rivelin Valley Conservation Group also objected to the proposals:

- substantial building is overdevelopment and would be highly visible from Carsick Hill Road and Carsick Hill Way – currently attractive green space - will result in loss of shrubbery and some of trees surrounding the site – harmful to wildlife and character and appearance of Ranmoor Conservation Area

Following the submission of revised plans, interested parties were reconsulted. 4 letters of representation were received. 2 of the representations (including Rivelin Valley Conservation Group) object to the revised plans:

- still too close to frontage in Carsick Hill Way – out of character - overall height has increased – possible intention for future rooms in roof space? - Inappropriate design for Conservation Area – materials not specified and design should complement greenfield site - Extensive two storey windows out of keeping - Plans should include double garage (likely to be future requirement) - Access poor - need more details about lowering walls to improve visibility – lowering of wall will breach Ranmoor Conservation orders - still concerned about loss of trees and shrubbery - Plot is without unequivocal ownership and subject to covenants requiring it to be kept open

84 Two letters have been received in support of the application (including one from the intended purchaser of Quarters):

- Quarters being bought as family home – quality of environment is important and design of proposed dwelling is well crafted and commendable - Future occupies of Quarters do not want to live alongside a brick built bungalow (former library) - High quality thoughtful design which respects surroundings in general and is infinitely better than existing building – supports proposal subject to retention of existing hedging

PLANNING ASSESSMENT

Policy Issues

The site lies within the recently extended Ranmoor Conservation Area and a designated Housing Area as defined in the adopted Unitary Development Plan (UDP). Housing uses (Class C3) are therefore preferred in accordance with UDP policy H10.

The principle of a single dwelling on this site is already established by the extant permission for the separation of the library building from the main dwelling (Quarters) and its use as a dwelling (ref.02/03945/CHU). If that planning permission is implemented, the library will become a dwelling and the remainder of the land within the application site will become its curtilage to be used as a private garden with vehicular access and parking accommodation.

Consideration of the current application should be restricted to the detail of the proposal and its impact on the Ranmoor Conservation Area, visual/residential amenity, landscape features and highway safety. UDP policies H14 (Conditions on Development in Housing Areas), H15 (Design of New Housing Developments), BE5 (Building Design and Siting), BE6 (Landscape Design) BE15 (Areas and Buildings of Special Architectural or Historic Interest) and BE16 (Development in Conservation Areas) are most relevant in assessing the merits of the application.

Conservation and Design Issues

The Ranmoor Conservation Area has recently been extended to include (amongst others) this site. The extension is in recognition of the contribution of buildings such as Quarters to the quality of the environment and as a direct response to increasing pressure for demolition and intensive redevelopment of such sites. The designation, together with Officer concerns about the originally proposed demolition and redevelopment of the entire Quarters site, led to the previous application (ref.04/05147/FUL) being withdrawn. It is now understood that Quarters will be sold by the developer as a single family dwelling.

The character of the Ranmoor Conservation Area is that of a leafy spacious suburb with many large 19th and early 20th century stone built houses set in large mature landscaped gardens. Earlier cottage properties complement the larger properties within an historic network of ancient lanes. There are also a number of individually

85 designed modern single and two storey dwellings within the Conservation Area. UDP Policies BE15 and BE16 seek to preserve or enhance the character or appearance of Conservation Areas.

The existing library building is a single storey brick building of no particular architectural merit. Albeit not particularly prominent, the building is not considered to contribute positively to the character or appearance of the Conservation Area and is not obviously within the curtilage of Quarters.

The removal of the library building will result in the opportunity for the proposed substantial two storey dwelling to be set within a sizeable plot with a frontage to Carsick Hill Way of almost 30 metres. The footprint of the building has been reduced to ensure a comfortable relationship with the topography and boundaries of the site. The position of the dwelling at a distance varying between 1.8m and 3.5m from the Carsick Hill Way frontage is considered acceptable given that this is a corner plot with no nearby building lines to observe. The amended plans and increased setback from the road frontage allow the existing mature boundary hedge to be retained and the orientation of the building ensures that it will not compete with other buildings for status within the street scene.

Existing trees and shrubs within the site are to be retained and additional tree planting is proposed to strengthen the boundary between the site and Quarters. The revisions to the scheme have resulted in a building form that works with the approximately 3m fall in levels across the site, reducing the need for extensive excavation.

The building is proposed to be constructed in natural stone with a natural slate roof and timber doors and window openings. The design is high quality, representing a strikingly individual contemporary building influenced by the towers and chimneys of the arts & crafts style of Quarters. The detailed specification of materials and finishing treatments should be conditioned.

In view of the above, the proposals are considered to preserve, and to some extent enhance, the appearance of the Conservation Area. The development therefore complies with UDP Policies BE15 and BE16. The scale and quality of the building and retention and opportunities for landscaping are such that the proposals also comply with Policies BE5 and BE6.

Amenity Issues

The building will be in excess of 25m from the dwelling at Quarters, and in excess of 30m from the nearest dwellings in Carsick Hill Way and Carsick Hill Road. There are no directly facing elevations between existing and proposed dwellings and glazing to the Carsick Hill Way elevation has been significantly reduced in the amended scheme. No dwellings will be adversely affected by the proposed development

There is in excess of 250m2 useable private garden space to serve the dwelling. The redesign of the dwelling has enabled existing levels to be respected which has increased the quality of the amenity space immediately surrounding the dwelling.

In view of the above, the proposals are considered to comply with Policies H14 and H15.

Highway Issues

There is space for up to 3 cars within the site layout. Proposals for a garage space have been deleted from the application in the amended scheme to allow a more sympathetic form of development. This has resulted in the loss of turning space within the site and cars will be encouraged to reverse to Carsick Hill Way. Given that there is an existing driveway with no turning space on the site and that turning space was not a condition of the permission for the use of the library as a dwelling, this situation is considered acceptable. The existing access will be utilised and the walls lowered to 600mm to either side of the access to increase visibility (this would be a requirement regardless of any turning provision within the site). It is considered that adequate road safety can be maintained and it should be noted that Carsick Hill Way is one-way from Carsick Hill Road outside the site. Turning space can still be incorporated if considered necessary but would result in additional surfaced areas and reduced opportunities for landscaping.

In view of the above the proposals are considered to comply with UDP Policy H14(d).

Drainage Issues

A culverted watercourse crosses the site within the existing driveway adjoining the library building. The layout of the site has been designed to protect the watercourse with no buildings or other obstructions within 3 metres.

In response to consultation on the previous application for redevelopment of Quarters, Yorkshire Water confirmed that foul and surface water can discharge to existing public sewers.

RESPONSE TO REPRESENTATIONS

Inadequate information – site sections and levels have been submitted and building materials have now been confirmed. There is sufficient information for an informed assessment of the application.

Demand for future garage and increase boundary walls – there is adequate private space within the site. Permitted development rights are recommended to be removed to enable control over any subsequent requirements for development.

Increase in height – the revised scheme respects the existing fall in levels across the site. The design splits the levels of the ground floor of the building resulting in an increase in height of approximately 300mm. The overall height is 8.25m (max. excluding chimneys).

Wildlife – existing trees and shrubs are to be retained and the site remains sufficiently permeable to wildlife.

Construction traffic – arrangements for access can be conditioned.

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The site lies within the extended Ranmoor Conservation Area. The principle of a single dwelling on the site is established by a current planning permission for the conversion of a single-storey library building within the site to residential use.

The high quality contemporary design respects and draws from the character of the existing dwelling (Quarters). Amendments have resulted in a smaller footprint which fully respects the topography of the site and mature boundary planting.

There is ample garden space and car parking accommodation within the site. An existing means of vehicular access will be utilised with modification to achieve improved visibility. Existing levels of residential amenity for Quarters are maintained and no other property is adversely affected.

Overall, the removal of the c1980 library and its replacement with a high quality dwelling is considered to preserve and enhance the appearance of the Conservation Area. The proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

Case Number 05/01567/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of outbuilding (land adj Quarters)

Location The Quarters, Carsick Hill Way, Sheffield, S10 3LY

Date Received 19/04/2005

Team SOUTH

Applicant/Agent Wildblood Macdonald Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 The building shall not be demolished before :- (a) a binding legal contract for the carrying out of works of redevelopment of the site is made in accordance with planning permission ref. 05/01561/FUL and evidence of such a contract has been supplied to the Local Planning Authority; or (b) proposals for the restoration of the site, including a landscape scheme, have been submitted to and approved in writing by the Local Planning Authority. In the event of (b) above, the approved restoration works shall have been implemented within 3 months of the completion of demolition of the building and the landscaped areas shall be cultivated and maintained for 5 years from the date of implementation. Any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

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

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

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

Attention is drawn to the following justifications:

1. The decision to grant conservation area consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

BE16 - Development in Conservation Areas.

Site Location

LOCATION AND PROPOSAL

The site lies within the recently extended Ranmoor Conservation Area. The application is for the demolition of a c1980 detached single storey outbuilding, formerly used as a library, within the curtilage of Quarters. Demolition is required to allow the redevelopment of part of the site for a single dwelling. The application for the proposed dwelling appears elsewhere on this agenda (ref.05/01561/FUL).

RELEVANT PLANNING HISTORY

91 Planning permission was granted for the use of the library building as a dwellinghouse in 2003 (ref.02/03945/CHU). The permission remains valid until March 2008.

SUMMARY OF REPRESENTATIONS

4 letters of representation have been received from local residents:

- Insufficient detail of proposal for redevelopment of site - demolition consent should be linked to carrying out a development for which consent has been given – stand-alone consent may lead to site being left in a mess and long term scar on landscape - existing building blends into setting – demolition will allow large scale development - previous approval for conversion appears to be part of tactical attempt at piecemeal development of entire site - demolition should not be granted without regard to legality of use of land which subject to covenants and possessory title only

PLANNING ASSESSMENT

The library is a single storey brick outbuilding located to the north-west of the main dwelling at Quarters. It effectively divides the residential property from the site that is the subject of the planning application for a single dwellinghouse.

The building has no particular architectural merit and, albeit not particularly prominent, the library is not considered to contribute positively to the character or appearance of the Conservation Area.

The demolition of the building will result in the opportunity for the sympathetic redevelopment of the site. Even in the absence of any proposals to develop the site, removal of the building would provide opportunity for increased landscaping of the site which would enhance the character and appearance of the Conservation Area.

In view of the above, the proposals are considered to comply with UDP Policy BE16. A condition to ensure that the site is subsequently redeveloped or restored is appropriate in the interests of visual amenity within the Conservation Area.

RESPONSE TO REPRESENTATIONS

Inadequate information – the level of information submitted with the application for planning permission is sufficient to enable an informed assessment of proposals for redevelopment of the site.

Piecemeal development – all proposals are considered on their individual merits. It should be noted that Quarters is now intended to remain in use as a single family dwelling.

Covenants/legal titles are not material planning considerations

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The site lies within the extended Ranmoor Conservation Area. The building has no particular architectural merit and is not considered to contribute positively to the character or appearance of the Conservation Area. The demolition of the building will result in the opportunity for the sympathetic redevelopment or landscape enhancement of the site. In the circumstances, the proposed demolition complies with relevant UDP policy and it is recommended that conservation area consent is granted subject to conditions.

Case Number 05/01945/LBC

Application Type a Listed Building Consent Application

Proposal Retention of 2 metres high metal bear to be sited in bear pit (resubmission)

Location Botanical Gardens, Clarkehouse Road, Sheffield

Date Received 25/05/2005

Team SOUTH

Applicant/Agent Park, Woodlands & Countryside DEL

Recommendation Grant subject to clearance by Secretary of State

Subject to:

Attention is drawn to the following justifications:

1. The decision to grant listed building consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

BE19 - Development affecting Listed Buildings.

Site Location

LOCATION AND PROPOSAL

This is an application for retention of a 2 metres high sculpture sited in the Bear Pit within the grounds of The Botanical Gardens.

The Bear Pit itself is a Grade II listed structure dating from the early 19th Century. The pit is one of the original features of the Botanical Gardens and was restored in the mid 20th Century. It is a circular structure approximately 5 metres in diameter and four metres deep and is constructed in coursed rubble.

The sculpture represents a bear in an upright position and has been manufactured in iron. The sculpture has not been cast but instead has been formed from steel

94 sheet over a framework. The surface has been heavily textured (using a welder) to imitate fur and the metal has been allowed to oxidise to give a realistic brown colouration.

REPRESENTATIONS

There have been no representations

PLANNING ASSESSMENT

Policy Issues

Policy BE16 Development Affecting Listed Buildings states ‘Proposals for development within the curtilage of a building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting’.

Assessment

This is a sculpture of not inconsiderable stature. The bear is not an expression of the true idiosyncratic features of the North European bear but rather it is an interpretation of this animal designed to be an imposing presence to highlight the original function of the pit and its history.

The bear is obscured from view from most vantage points within the gardens and is only apparent when walking into, or looking into, the Pit.

It is not considered that the bear will affect either the integrity of the listed gardens or the Pit itself. As such it is considered to satisfy Policy BE19

SUMMARY AND RECOMMENDATION

For the reasons outlined above, it is recommended that the application be approved subject to clearance by the Secretary of State.

Case Number 05/02073/OUT

Application Type an Outline Planning Application

Proposal Erection of 2 dwellinghouses

Location Farfield, Townhead Road, Sheffield, S17 3AQ

Date Received 25/05/2005

Team SOUTH

Applicant/Agent Saxton Mee - Linda Crapper

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, (d) access and (e) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.

Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

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

4 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

96 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 visual amenities of the locality.

5 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.

Attention is drawn to the following justifications:

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

Site Location

LOCATION AND PROPOSAL

Members will recall that this application was deferred from the last Board for a site visit to take place.

The application relates to a site within the curtilage of Fairfield adjoining Blacka Moor Road, and No. 23 Blacka Moor Road. The application site is currently used as a grassed/paddock area, fenced off from the existing dwelling by a small timber fence. However, this is still classed as amenity area associated with the house. The site has mature shrub boundaries, including a large evergreen hedge abutting Blacka Moor Road, and a well established treed and hedged boundary along the boundary of the application site bordering No. 23 Blacka Moor Road.

The site lies within a Housing Area as defined in the adopted Sheffield Unitary Development Plan. To the south of the site the land is allocated as Green Belt.

98 The surrounding street scene along Blacka Moor Road and Townhead Road consist of predominantly detached dwelling houses of varying styles and designs.

Outline planning permission is sought to erect two dwelling houses on the application site. Siting, design, external appearance, means of access, and landscaping are all reserved for subsequent approval.

RELEVANT PLANNING HISTORY

There is no relevant planning history to this site

SUMMARY OF REPRESENTATIONS

21 letters of representation have been received, including one from Councillors Anne Smith and Michael Waters. (13 of the representations are identical in content and format). Issues raised are:

The applicant describes the location incorrectly, it is not Townhead Road

The application would result in the loss of many mature trees which serve a dual role in that the they are a valuable community asset in an area of high landscape value, and they also protect the views of development keeping the green scene for many people waling on Blackamoor

Investigations need to be made into the adequacy of the main sewer and surface water drains

The feeling of the trees could lead to a new application being lodged to vary the proposal to a much larger proposal that would be out of keeping with the surrounding properties.

Planning conditions should be placed on any approval reserving the detailed proposals to ensure that the new dwellings are well designed and in scale with neighbouring dwellings, that safe access to the adjacent highway be constructed that minimises the physical and visual character of this part of Blackamoor Road, and that whilst the existing boundary hedge should be retained any low boundary wall constructed adjacent to the footpath be constructed in natural stone.

PLANNING ASSESSMENT

Policy Issues

The site is allocated within a Housing Area as defined in the adopted Sheffield Unitary Development Plan (UDP). Policy H10 ‘Development in Housing Areas’ states that housing is the preferred use within such areas. Policy H14 ‘Conditions on Development in Housing Areas is also applicable. This states that new buildings should:

- Be in scale and character with neighbouring buildings,

99 - A site should not be overdeveloped or deprive residents of light, privacy or security or cause serious loss of existing garden space, which would harm the character of the neighbourhood - Provide safe access to the site and appropriate off-street parking - Not cause harm to people living nearby.

Design, Landscape and Highways Issues

This application seeks outline permission only for the erection of two dwelling houses on the site. Therefore all details of design, siting, external appearance, access and landscaping are to be assessed for subsequent approval.

There are a number of trees along the boundary of the site adjoining No. 23 Blacka Moor Road. It has been decided to place a Tree Preservation Order on these trees for reasons of high amenity value and potential threat of them being felled. The TPO will take the form of two distinct groups of trees along the boundary. There will be no great problem with accommodating two dwellings on the site, although it is recommended that a dwelling should be sited at least 6 metres from the edge of the two tree groups.

It would appear that the proposed means of access would likely be off Blacka Moor Road, which would raise no highways issues/objections.

Effect on residential amenities

All matters are to be reserved for subsequent approval including design and siting. However the site is of adequate size, and the neighbouring properties are located in a manner, as to allow the erection of two dwellings on the site, with no unacceptable overlooking, overshadowing or any other negative impact on either the occupiers of Fairfield, neighbouring properties or occupiers of the proposed dwellings.

SUMMARY AND RECOMMENDATION

It is therefore considered that the proposed development accords with Policy H10 of the UDP. Subject to subsequent approval, a situation could be provided that does not create any significant loss of privacy to the occupants of neighbouring property nor overshadowing or loss of light. Furthermore there would be no adverse impact to the amenities of the occupiers of the proposed dwellings. The proposal accords with Policy H10, and could comply with Policy H14 of the UDP subject to a reserved matters application. It is thereby recommended that outline planning permission be granted.

Recommendation

Granted Conditional

100

Case Number 05/02103/RG3

Application Type an Application Submitted by the Council

Proposal Use of flat as office accommodation (Application under Reg 3 1992) (Full Planning Permission)

Location 67 Gervase Road, Sheffield, S8 7PR

Date Received 31/05/2005

Team SOUTH

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

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

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

2 The hours of use shall be restricted to between 8.00 am and 5.30 pm, Monday to Friday with no working on Saturdays, Sundays or Public Holidays.

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

3 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the flat shall be used solely for the use hereby permitted and shall not be used for any other purpose within Class B1 without the prior approval of the Local Planning Authority.

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

4 This planning permission shall enure solely for the benefit of Sheffield Homes.

Owing to the special circumstances of the applicant.

Attention is drawn to the following justifications:

101 1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

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

Site Location

102

LOCATION AND PROPOSAL

The application relates to a flat located on the first floor of a two-storey flat building at No. 67 Gervase Road. The flat is accessed from a shared entrance located to the rear of the building. The shared entrance serves the subject site and 3 other dwellings. The subject site has two street frontages; to Gervase Road and Gervase Avenue. Pedestrian access to the building is gained from Gervase Road.

The subject site is located within a residential area characterised by a mixture of residential flat buildings with heights of 2 and 4 storeys and terrace housing. A park is located directly opposite the subject site. The locality is designated as a Housing Area under the adopted Unitary Development Plan.

The planning application proposes the use of a first floor flat, No. 67, for the use as an office (Class use B1) in connection with Sheffield Homes. The use of the office is anticipated to be temporary, for approximately 5 years, after which time the flat will be converted back to residential accommodation.

Sheffield Homes has received funding for a project and require additional office area to accommodate staff for this team. Approximately 6-7 staff are anticipated to work from the subject site. Sheffield Homes currently has an area office close to the subject site, which is located at No. 88 Gervase Road.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

SUMMARY OF REPRESENTATIONS

One letter of representation has been received objecting to the proposed development on the grounds that it will be an invasion to the privacy of existing residents and will create noise.

PLANNING ASSESSMENT

Policy Issues

The site is located within a designated Housing Area as defined in the adopted Sheffield Unitary Development Plan.

Policy H10 Development in Housing Areas states that Housing (use class C3) is the preferred use within this area. Business (use class B1) is listed as an acceptable use within this area. However, non residential uses can be accommodated in housing areas so long as they are not so large or numerous that the damage the appearance and residential character of a Housing Area or cause disturbance to people living there.

Policy H14 ‘Conditions on development in Housing Areas’ states that non-housing uses will be permitted where it would occupy only a small area and will not lead to

103 a concentration of non-housing uses which would threaten the residential character, where it would not prejudice the provision of sufficient housing land for the next five years, where it will be on a scale consistent with the residential character of the area or meet primarily local needs and will not lead to air pollution, noise, smell, excessive traffic levels or other nuisance, or risk to health and safety for people living nearby.

The planning application proposes the use of a first floor flat, No. 67, for the use of an office in connection with Sheffield Homes. The use of the office is anticipated to be temporary, for approximately 5 years, after which time the flat will be converted back to residential accommodation.

The proposed office for the subject site would not be open to the public. All public functions would continue to operate out of the existing office at 88 Gervase Road. Any large meetings would be held at the area office and not at the application site.

The location of the proposed office on the first floor of a flat building with a shared entrance is not considered to be a desirable arrangement. A ground floor flat with separate external access would be more suitable, both on the grounds of impacts to neighbouring properties and accessibility.

However, the applicant has indicated that whilst a ground floor apartment would be preferred, the availability of such a flat close to the area office and within the necessary time scales is limited.

It is noted that should the proposed office have been open to the public, the safety of adjoining flats, which share the same entrance, and the noise created by the proposed development would have been unacceptable, and the use would have been too intensive for the site.

Noise

A concern has been raised with the likelihood of noise generated by the proposed development, particularly as the office will share walls with adjoining residential apartments. The applicant has indicated that the office will have carpet on the floors, which will considerably reduce any noise created from staff walking around the office. The applicant has further indicated that little noise generation is anticipated from the proposed activities, staff working in the proposed office will generally be seated at PC terminals for the majority of the time. Large meetings, and any meeting with a person from the public are to be held at the area office located at No. 88 Gervase Road.

The submission, objecting to the proposed development, has raised particular concern with people walking in and out of the building through the shared lobby/stairwell area, which apparently echoes and creates a lot of noise. The

104 applicant has indicated that the door closer on the shared entrance is to be repaired/replaced in order to minimise noise created from this entrance.

Access

The proposed offices location on the first floor means that equitable access to this use is constrained as there are stairs into the building and the first floor is only accessible via a stairwell. Information submitted with the application indicate that no provision will be provided for people with disabilities, including wheelchair users. The applicant has argued that this is reasonable as the office will not be open to the public, no meetings with the public will take place at the site and no member of the staff have any form of disability. Council’s Access officer has indicated that the proposed development is considered to be reasonable as long as the Council occupies the proposed office. However, concern was raised that an approval may allow a different employer/business to use the premises without alternative accessible premises nearby. Subsequently, a condition of consent is recommended which would make the permission personal to Sheffield Homes only.

Design & Amenity Issues

A consideration required for the proposed office (use class B1) use is whether an approval would lead to a concentration of non-housing uses, which would threaten the residential character of the housing area. As indicated previously, the subject site is not considered to be the most appropriate location for the proposed use, and would have been totally unacceptable if open to the general public.

The nature of the proposed use by Sheffield Homes is area specific and could not be suitably located just anywhere in Sheffield. The applicant has also indicated a need for the additional office area to be located closely to the existing Area office for Sheffield Homes which is located at No. 88 Gervase Road. The proposed use by Sheffield Homes is required to serve the local needs of the community even though the office will not be open to the public.

The proposed use of the flat will be sympathetic with the residential area as no external changes are proposed to the flat. Security shutters have been fitted internally, however the applicant has indicated that these are covered by window blinds. No external advertising is proposed which might generally be associated with a shop or other commercial activity. Subsequently, as a result of the nature of the proposed use and the fact that it will not involve any external alterations, it is not likely to lead to a proliferation of non-residential uses within the area. The applicant has demonstrated special circumstances for the location of the proposed use within a flat where generally a non-residential use would not be deemed appropriate.

SUMMARY AND RECOMMENDATION

The application proposes the use of a first floor flat for use as an office (use class B1) for Sheffield Homes in conjunction with an existing office located near the site.

105 The proposed office (use class B1) will not be open to the general public and is not considered to detrimentally affect the amenities of occupiers of adjoining property.

The development is therefore considered to comply with the above highlighted adopted local planning policy and it is recommended that planning permission is granted subject to conditions.

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