Report to City Centre, South and East Planning and Highways Area Board

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE, SOUTH DATE 03/07/2006 AND EAST PLANNING AND 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 Lucy Bond TEL NO: 0114 2734556 Chris Heeley 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/00194/REM Royal Works, 60 Priestley Street, Sheffield, S2 4 4DD

05/03323/FUL Land Adjacent To 25 And 31, Charnock Hall 14 Road, Sheffield,

05/04913/FUL Land Adjacent To Vine Grove Farm, School 28 Street, Mosborough, Sheffield,

06/00441/FUL Birley Moor Garden Centre, Moor Valley, 37 Mosborough, Sheffield,

06/00546/FUL 336 Ringinglow Road, Sheffield, S11 7PY 43

06/00919/CHU 161 Neill Road, Sheffield, S11 8QJ 55

06/00940/RG3 Bankwood Primary School, Bankwood Close, 62 Sheffield, S14 1LW

06/01305/FUL Land At Junction Of Europa Link, Shepcote Lane, 71 Sheffield, S9 1TL,

06/01306/FUL Land At Junction Of West Bar/Lambert Street, 79 And 117-119 West Bar, Sheffield, S3 8PT

06/01309/LBC Land At Junction Of West Bar/Lambert Street, 96 And 117-119 West Bar, Sheffield, S3 8PT

2 3 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 03/07/2006

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 05/00194/REM

Application Type Approval of Reserved Matters

Proposal Erection of 52 flats in a four storey block (Amended drawings received 21/06/06)

Location Royal Works, 60 Priestley Street, Sheffield, S2 4DD

Date Received 18/01/2005

Team SOUTH

Applicant/Agent Tatlow Stancer Architects

Recommendation Grant Conditional subject to the completion of a Legal Agreement

Subject to:

1 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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 The apartments shall not be used unless the car parking accommodation for 53 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.

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

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

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

In the interests of the safety of road users.

6 Before any of the apartments are occupied the footways around the site frontage shall be resurfaced and rekerbed.

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

7 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:

− Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;

− A package of measures to encourage and facilitate less car dependent living; and,

− A time bound programme of implementation.

Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and approved in writing by the Local Planning Authority.

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

8 The development shall be carried out in accordance with the approved Flood Risk Assessment and shall incorporate all mitigation measures into the development.

In order to mitigate against the risk of flooding.

9 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of achieving the following noise levels:

Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: Laeq 15 minutes - 45 dB (0700 to 2300 hours),

c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

10 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.

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

11 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

6 a) Be carried out in accordance with an approved method statement,

b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

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

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

Attention is drawn to the following justifications:

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

H10 - Development in Housing Areas H5 - Flats, Bed-sitters and Shared Housing H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting H16 - Open Space in New Housing Developments GE17 - Rivers and Streams

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

Attention is drawn to the following directives:

1. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection

7 fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

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

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

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

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

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

4. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

5. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

6. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice,

8 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

LOCATION & PROPOSAL

The site is located at the junction of Priestley Street and Charlotte Road, diagonally opposite the new student accommodation at Charlotte Road. The Royal Works is an imposing three storey building that fronts onto the corner of the junction and backs onto the River Sheaf. To the south east and west (across the river) are commercial and business areas. To the north is a car park associated with the application site with terraced housing beyond. There is also a line of houses along Charlotte Road to the west across the river.

To one side is an area shown as a car park on the plan but this is used for the dumping of old furniture and is unsightly.

Members should be aware that outline planning consent was granted for this site on 16 August 2004. This new planning application as amended is the submission of Reserved Matters and is for 52 apartments. The existing building lies along the site between Priestley Street and the river and the proposal would repeat this layout with most of the car parking in the basement beneath. Vehicle access into the site would be from the north and, close to the terraced housing and a riverside walk would be included. A single building would house all the flats and the height would be consistent at four storeys high, which is equivalent to the height of the existing building.

The proposal is amended, the scheme as submitted included a shop at ground floor level and the height rose to 6 storeys at the junction with Charlotte Road. This was considered to be unacceptable.

REPRESENTATIONS

There has been no response to the public consultation exercise with neighbours.

PLANNING ASSESSMENT

Policy Issues

The adopted Unitary Development Plan for Sheffield indicates that the site is within a Housing Policy Area. Policy H10 states that housing is the preferred use so the broad principle is acceptable. However, this would be subject to other policy criteria.

Policy BE5 – Building Design and Siting – expects a good quality of design and the use of good quality materials.

Policy H5 – Flats, bedsitters and Shared Housing – states that a concentration of these flats would not cause serious nuisance to residents, living conditions would be satisfactory and there would be adequate off-street parking.

Policy H14 Conditions on development in Housing Areas – expects a good design, it should be well laid out, not deprive residents of light or privacy, safe access to the highway network and provide adequate car parking.

Policy H16 – Open Space in new housing developments – required on housing schemes of 5 units or more, on site open space provision or a financial sum to improve off-site provision.

Policy GE17 – Rivers and Streams – encourages the creation of a continuous public footpath along one bank of major rivers and streams except where this would conflict with nature conservation or public safety.

10 National Guidance in PPG3 encourages the development of sites that have already been built upon. These are classified in PPG3 as Brownfield sites and the application site falls into this definition. Consequently, the proposal conforms with PPG3.

Layout, Design and External Appearance

The drawings submitted in support of the planning application show that a building, rising to four storeys, would accommodate 52 flats.

The bulk and massing of the proposal is similar to the existing building and the existing space between the proposal and the terraced houses would remain. Each level would have 13 flats, the majority being two bedrooms. ‘Juliette’ balconies would complement the upper storeys but the ground floor flats would have a small terrace.

The external materials would be mainly brick to reflect the predominance of red brick in the area. There would also be some terracotta blocks and copper red cladding which would break down the external appearance. Mono pitch roof shapes create interest and breakdown the bulk of the building.

The most visible elevation is onto Charlotte Street and this elevation has visual interest of a higher quality than other development in the immediate area and is considered to be acceptable.

The massing is comparable with the existing building and it is considered that the proposal is acceptable. It is higher than the terraced houses to the north but there is enough space between these houses and the proposal to avoid over dominance. There are windows in the proposed north facing elevation that will overlook part of the car park, but would not result in a loss of privacy affecting existing residents, due to the distance between the two.

The design and external appearance is contemporary in approach and the variety would be an improvement on the existing building and would lift the area.

With respect to the layout, the topography of the site is complete with a variety of levels dropping down to the river. There is level access to the main entrance at the front and there is a ramp down into the basement car park area taken from the access point at the north end of the site where the existing unsightly open area lies. There is level and stepped access to the amenity area at the rear, between the proposal and the river. A riverside walk is shown and this, too is ramped.

The applicant has addressed the issue of amenity space and a communal area of in excess of 250 square metres would be provided at the rear of the site between the building and the river. Along the edge of the site, a riverside walk is indicated.

Consequently, it is considered that the massing, height, scale and external appearance is acceptable and compliant with policies H5, H14, and BE5 of the adopted Unitary Development Plan.

11 Landscaping & Riverside Walk

There is no planting on the site that is worthy of retention and there is scope to introduce new planting along the riverside and around the car park. A detailed assessment cannot be carried out because the applicant has not provided details of levels or planting proposals. Planting can be introduced but the potential is limited, partly due to there being little space available between the car park and the Riverside Walk.

The riverside walk is shown leading from the main entrance into the building, which is on Charlotte Road, along Charlotte Road to the river, then along the rivers edge within the site, until it reaches the car park at the opposite end of the site. It terminates at the edge of the site next to housing, but there is access to Priestley Street across the open car park area.

The walk is ramped in part but would be accessible for wheelchairs. The details of the treatment and surfaces has not yet been identified but can be controlled by conditions.

The layout, however does show that planting is proposed for the communal amenity space, including trees and also at either side of the vehicle entrance from Priestley Street.

This is considered to be acceptable, an improvement on the existing planting and the details can be controlled by conditions.

Parking, Access & Highways

There are 53 parking spaces shown which equates to one space per flat and 1 visitor space. This is considered to be acceptable and there is scope for on-street parking along the Priestley Street frontage, which could be used by visitors. The access is shown at the northern end of the site onto Priestley Street, which is safe with good visibility. There are frequent bus services along Queens Road and Charlotte Road and the site is within easy walking distance of the City Centre and shops along Queens Road. Cycle parking could be provided within the site.

Impact on the Amenities of Existing Residents

The existing building makes no visual contribution to the area and a modern building containing flats would be a better design than the blank expanses of unbroken render, concrete and brick that is there now. With respect to noise and disturbance, the current use is a commercial use involving the movement of furniture and customer vehicles, which could cause some disturbance, particularly at the weekends. Loss of this would be of benefit to existing residents as flats are likely to be quieter.

The existing building on the site has a dominant presence in the locality. The proposal at six storeys would result in an unacceptable level of over dominance as described earlier in this report that would be to the detriment of existing residents. Given the distribution of the accommodation as proposed on the site, there would

12 be no loss of privacy. A blank wall would face the existing houses to the north. Consequently, there would be no harm to existing residents and the application complies with policy H.14 of the Unitary Development Plan.

Provision Of Open Space

Policy H.16 of the Unitary Development Plan requires a financial contribution to be submitted for the provision of off-site open space improvements. In this instance, a sum of £58,773 is required and, in the event of a favourable recommendation, the submission of this would be controlled by a legal agreement.

Flood Risk

The Environment Agency have been consulted on the risk of flooding. They confirm that there is no objection to the proposal subject to a condition specifying a minimum ground floor level. This has already been inbuilt into the drawings.

SUMMARY AND RECOMMENDATION

Outline planning consent exists of the principle of housing development on this site (ref: 03/02415/OUT) and this application is a Reserved Matters proposal for 52 flats. The proposal includes a riverside walk and adequate parking.

The height, scale, massing and external appearance are acceptable and the proposal would be a significant improvement on the existing building. There is sufficient amenity space and parking for future residents and the vehicle access into the site is safe. A riverside walk is proposed and landscaping can be introduced into the site.

The application is acceptable and complies with the policy criteria set out in this report. It is, therefore, recommended for approval subject to the submission of a legal agreement controlling the submission of the commuted sum for off-site open space.

Case Number 05/03323/FUL

Application Type A Full Planning Application

Proposal Erection of 4 apartments in 2 x 2 storey blocks with associated car parking (as amended drawings and tree survey received on 28 February 2006)

Location Land Adjacent To 25 And 31, Charnock Hall Road, Sheffield

Date Received 23/08/2005

Team SOUTH

Applicant/Agent D Thorpe Associates

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

2 Notwithstanding the information given within the approved drawings details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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 and shall include details of a minimum of three specimen trees, of minimum Extra Heavy Standard, size 16 to 18cm girth and of a species to be agreed. 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.

14 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 TPO trees T1 - T3 (as per the Applicant's Tree Survey dated 20th January 2006) within and/or adjoining the site of the development during the full duration of construction 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 and the submission of an Arboricultural Method Statement and Tree Protection Plan in accordance with BS5837 (2005).

In the interests of the amenities of the locality.

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

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

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

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

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

In the interests of the safety of road users.

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

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

15 9 The apartments shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the apartments commencing, and shall thereafter be retained.

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

10 Before the development is commenced details of amendment works to increase the width of the footpath or details pertaining to the closure of the adjacent public footpath shall be submitted to and approved in writing by the Local Planning Authority and such improvement work/closure shall be carried out unless otherwise agreed in writing with the Local Planning Authority.

In the interests of pedestrian safety.

11 Before the development is commenced full details of the boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details

In the interests of the appearance of the development and of highway safety.

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

In the interests of the safety of road users.

13 The cill of the windows on the elevation of the two bedroom apartment building facing north and on the elevation of the one bedroom apartment building facing south shall be at a minimum height of 1.8metres above internal floor level unless otherwise agreed in writing with the Local Planning Authority

In the interests of residential amenities.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting H5 - Flats, Bed-sitters and Shared Housing

16 H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas GE15 - Trees and Woodland

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.

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

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

2. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

3. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

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

17 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.

5. As the proposed development will involve works to or the closing of a footpath(s) you are advised to contact the City Solicitor and Head of Administration, 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.

Site Location

LOCATION AND PROPOSAL

The site is located on Charnock Hall Road, which is predominantly residential in nature and characterised by semi-detached, bay windowed, two-storey dwellings approximately dating from the mid 20th Century. They are typically set back a drives length from the public highway. The site is bounded along its eastern perimeter by a timber, boarded fence (approximately 2m in height), beyond this boundary are the gardens to 59 – 63 Charnock Grove. These properties have primary openings, which are visible at first floor and directly overlook the site. To the north and south of the site lie residential dwellings. Running adjacent to the northern perimeter of the site lies a footpath joining Charnock Hall Road and Charnock Grove. There is currently no physical barrier separating this footpath from the development site.

Whilst the site is privately owned, the northern portion of it has been maintained by the Local Planning Authority, and the land is well used and appreciated as an area of amenity space by local residents. This portion of the site includes six mature flowering cherry trees, all of which are protected by a group Tree Preservation Order (TPO). The southern portion of the site includes an area occupied by seven disused private garages, which are in a state of dereliction.

The area of land is located within a Housing Area, as allocated in the Adopted Sheffield Unitary Development Plan.

The application, which is in full, seeks consent to erect four apartments in two separate, two-storey blocks. The southern most of these blocks includes two x two bedroom apartments, and the northern block includes two x one bedroom apartments. They would be served by single access points. Five off-street parking spaces would serve the four apartments (six bedrooms). The northern block would involve the removal of the three of the protected trees. To the east of this block would be a landscaped area suitable for external amenity space provision. This scheme represents a revision from the initially submitted scheme which included two separate blocks, providing a total of four x two bedroomed apartments. A structure between the two buildings would have provided an external stair block to serve the upper floor apartments. It would have been expected that the original proposal would have seriously compromised at least five of the protected trees, as they would not have been expected to survive construction of this type.

RELEVANT PLANNING HISTORY

Planning permission was granted in 2000 for the erection of a bungalow and garage within the site, under 00/02609/OUT.

Planning permission was refused in 2001 for the erection of a bungalow and garage within this site, under application reference 01/00962/FUL. The reason for refusal was as follows: “The Local Planning Authority consider that the proposed development would generate problems of overlooking and would not be able to secure adequate levels of privacy to the detriment of future occupiers of the dwelling; that it would reduce the potential of a public footpath crossing the site to

19 operate capably and safely to the detriment of those using it; that it would result in the loss of a number of mature trees located within the site to the detriment of the amenity of nearby residents and the locality in general, that an insufficient amount of information has been provided to enable the Local Planning Authority to determine the quality of the design approach and that as a result it would prove detrimental to the amenities of the locality and adjoining occupiers contrary to the provisions of Policy H14 of the Sheffield Unitary Development Plan.”

The site subject to this application did not include the area occupied by the derelict garages.

Outline planning permission was granted in 2004 for the erection of a bungalow within this site, under application reference 04/03779/OUT.

SUMMARY OF REPRESENTATIONS

Initial Proposal

Following direct consultation upon the initially submitted drawings with neighbouring occupiers a total of six letters have been received. Additionally, a petition including 53 signatures has been received.

The points raised at that stage can be summarised as follows:

Loss of privacy and overlooking. Loss of light Impact on trees covered by a TPO. Trees inaccurately shown on submitted plans.

Behavioural/criminal issues occurring currently at the site. Concern would be heightened, as development would afford more privacy to such activities. Nearby development negates need for proposed development. Bungalow would be more appropriate option.

Concern regarding future boundary treatments, and other detailed aspects of the proposal.

Excessive size in close proximity to the boundary. Cramming of development into the site.

Application is financially motivated.

Loss of property value.

Concern regarding the sale of this area of ex-Council land.

Additionally, an Arboricultural Report has been submitted as part of one of the items of representation. The Report can be summarised as follows:

20 Stem circumferences range from 1025mm to 1252mm. Average height is 7m and average diameter of crown spread is 10.5m. General condition is good, but crowns are spreading to form a thick canopy.

Can be reasonably assumed that the trees root systems extend well beyond the branch spread. Excavation work necessary in relation to Apartments 1 and 2 would have harmful impacts upon the trees.

Also branch spread would need to be reduced due to building operation and the building itself.

The petition states that it’s signatories are in opposition to the proposed development, and the destruction of the trees.

Revised Proposal

In response to consultation carried out concerning the amended drawings, a total of 5 representations (1 of which is in favour of development at the site) have been received. These comments can be summarised as follows:

Development would be welcomed as the site is used as a dump and w.c.

Youth nuisance problem in the passageway adjacent to the site. Site used to store drugs, and drug related litter often found within the site. Local school children have recently been warned of such activities. Concern that development will mean the passageway is no longer open, increasing likelihood of such activities. Suggestion that the possibility of closing the passageway is investigated. This would not be detrimental as a similar right of way exists approximately 60metres further down Charnock Hall Road.

Suggestion that stairway to the one bedroom apartment block should be relocated to the other side of the building, thereby avoiding impact upon the trees to the frontage.

Loss of trees will be detrimental to character of the area, which attract birdlife. Positive comments regarding the proposal to retain three of the trees.

Overlooking of neighbouring properties due to elevated position, and consequential loss of property value.

Application is driven by financial motives.

PLANNING ASSESSMENT

Policy Issues

The site lies within a Housing Area as defined within the Adopted Unitary Development Plan. Policy BE5 “Physical Design and Siting” requires any new buildings, amongst other things:

21 (a) to complement the scale, form and architectural style of surrounding buildings.

Policy H10 “Development in Housing Areas ”Identifies Housing (Class C3) as being the preferred use within this area. The proposal is also required to be assessed in regards to Policy H5. “ Flats, Bed-Sitters and Shared Housing” and Policy H14 “Conditions on Development in Housing Areas”. Given the trees which are covered by a TPO within the site, policy GE15 “Trees and Woodland” is relevant to the consideration of the application.

Policy H5 part (a) only permits proposals of this nature if a concentration of the use would not cause serious harm to existing residents. Part (b) requires the living conditions for the proposed occupants to be satisfactory. Part (c) requires adequate off-street parking to be provided.

Amongst other things, Policy H14 states that applications for new development or changes of use will be considered to be acceptable where:

- new buildings and extensions are well designed and would be in scale and character with neighbouring buildings,

- not over-develop a site or deprive existing residents of light, privacy or security,

- provide safe access to the highway network and adequate off street parking

- it would comply with policies for the Built and Green Environment as appropriate

- it would comply with policy LR8

Policy LR8 states that development of local open space would not be permitted where

(a) it would involve the loss of recreation space which:

(i) serves a Housing Area and where provision is at or below the minimum guideline, (ii) is in an area where residents do not have easy access to a Community Park

(b) where it would comply with the conditions of policy LR5, criteria (b) of which states that development in open space will not be permitted where it would result in a significant loss of mature trees.

Policy GE15 requires trees and woodland to be encouraged and protected by criteria (b), which requires developers to retain mature trees wherever possible, and replace any trees which are lost.

22 Therefore, the main issues for consideration are the proposal’s impacts upon the amenities of existing neighbouring residents, the level of amenity which the scheme would provide to its potential future occupants, the level of off-street parking and highway safety implications and the proposal’s impacts upon the trees covered by TPO within the site.

Impacts upon Open Space Provisions

The area of Local Open Space would be subject to the provisions of policy LR8, which states development in local open spaces will not be allowed where it would result in the loss of recreation space which serves a Housing Area where provision is below the minimum guideline. Recreation space is well above the minimum guideline and local residents have access to the community park at Briarfield Crescent. As such development of the site would not contravene any part of Policy LR8. Development is also precluded if the criteria given in policy LR5 are not met by a development: the significant loss of mature trees or a resulting over- development, which would harm the character of an area are the relevant criteria. It is considered that these aspects of LR5 would not be contravened by the proposal.

In addition to this quantitative assessment, it should also be noted that the site is not well used, the limited area and location adjacent to a highway and disused garages means it has limited value in recreation and amenity terms. Furthermore, it should be noted that the revised proposal would retain three of the protected trees, along with the planting of three substantial replacement trees the contribution which the trees make to the character and amenity of the area are considered to be acceptable.

Overall, the development of this site is not considered to be contrary to the provisions of policies LR8 and LR5.

Impact upon the Street Scene and Amenities of Neighbouring Occupiers

The existing buildings within the surrounding street scene are predominantly semi- detached dwellings. The amended plans are considered to be comparable in appearance to detached/semi-detached type dwellings. Access to the apartments is via single entry points at ground floor level, which combine to give this appearance. Overall, the proposed development is considered to be compatible within the surrounding street scene, and the scheme is considered to satisfy the relevant provisions of policy BE5.

In regards to the impacts of the proposal upon the neighbouring occupiers the following comments can be made. The dwellings located to the east on Farm Close and Charnock Grove are set at a lower level to the application site. The ground levels adjacent to these dwellings is approximately 0.6metre below the level of the site.

The proposed two bedroomed apartment building is located within the southern portion of the site, and would be set approximately 1metre away from the boundary with 2 Farm Close and 59 Charnock Grove. The one bedroomed apartment

23 building would involve the removal of the three of the trees covered by the Tree Preservation Order, and would be separated by a distance ranging from 1 to 10metres from the boundary to 61 and 63 Charnock Grove.

The rear elevations of each of the two proposed buildings are blank, featuring no windows. This serves to prevent the opportunity for overlooking onto Farm Close and Charnock Grove. The proposed two bedroom apartment building is set approximately 19metres from the single storey extension at 59 Charnock Grove, and approximately 22.5metres to the main rear elevation of this neighbouring dwelling. The proposed one bedroom apartment building would be approximately 21 metres from the rear elevation of the neighbour at 63 Charnock Grove.

On the basis of the proposed buildings’ blank rear elevations, together with the relevant separation distances outlined above it is considered that the potential for there to be a harmful overbearing impact upon the neighbouring dwellings would be avoided.

Each of the buildings would be located in relatively close proximity to the end boundary of the gardens to 2 Farm Close and 59 Charnock Grove. The relative orientation is such that this relationship may give rise to a loss of mid to late pm sunlight, primarily during winter months when the sun is lower in the sky, and most particularly at the end portion of the rear gardens. The proximity of the buildings to the rear boundary of gardens is considered to not have a harmful impact upon neighbours’ amenities due to the separation distances from the actual dwellings. The level of direct sunlight, which would be expected to be lost and the proximity of the buildings to the end boundary of the rear gardens would not be considered to lead to harmful impacts adequate to support a reason for refusal. Therefore, overall, the proposal is considered to have an acceptable impact upon the amenities of the occupants of dwellings to the east of the application site.

The neighbouring dwellings to the north and south of the site are 25 and 31 Charnock Hall Road. Number 25 (to the north) includes a blank side elevation, and is set below the level of the site by approximately 0.6metre. Number 31’s side elevation features an obscurely glazed entrance door at ground level and a non- habitable area window at first floor level. The proposed buildings are considered to avoid having an overbearing impact upon these dwellings. The proposed windows are located so to eliminate any opportunities for overlooking and loss of privacy. Therefore, the proposal is considered to avoid a harmful impact upon the amenities of these neighbouring dwellings, and Policy H14 of the Unitary Development Plan is considered to be satisfied.

Amenity Provision for Occupants of the Proposed Apartments

Two of the proposed apartments include two bedrooms and the remaining two apartments include one bedroom. As well as bathroom facilities, each apartment also has kitchen/lounge areas. Despite the blank rear elevations each of the apartments are considered to be well provided for in terms of windows, and consequently the apartments would be considered to be well lit internally and provided with adequate ventilation.

24 The side elevation windows to each of the apartments would face toward the other apartment building, and also be set at a high-level. As such these windows would avoid overlooking between the respective apartments. It is considered to be appropriate to stipulate a minimum height above internal ground floor levels which these windows ought to be.

In regards to the external amenity provisions for potential occupiers, the area to the rear of the one bedroom apartment building and the adjacent to the three retained trees would meet this requirement. It would significantly exceed 50sq m, thus the normal requirement to provide 5sq m per apartment would be met. This amenity provision would avoid having a detrimental impact upon any potential residents since there are no ground floor windows facing this area within the proposal. The amenity area may be subject to a degree of overlooking from first floor windows toward the east. However, this is unlikely to have a harmful impact on its value as all amenity provisions in a suburban setting are typically subject to a degree of overlooking. The separation distance and the existence of similar situations in relation to other properties is considered to prevent this issue from having a harmful impact upon the amenities of the occupants of these dwellings toward the east.

Overall, the amenities which would be afforded to any potential occupants of the proposed apartments would be considered to be acceptable. As such the relevant provisions of H5 are considered to be satisfied.

Impacts upon Trees

The revised submission was accompanied by an Arboricultural Survey. This survey says that the existing trees (Prunus Avium) are 25 to 35 years old, mature and they are generally considered to be a short-lived species.

The revised submission specifies three of the six trees within the Protection Order would be removed as part of the works. It is considered that the removal of these three trees would be acceptable, subject to the planting of appropriate trees elsewhere within the site. Whilst the drawings do not show any replacement planting, the applicant’s letter states that to mitigate this loss a detailed landscaping and a tree planting scheme would be developed. It is considered that there would be reasonable opportunity within the scheme to plant two to three trees of appropriate type and maturity. Given the relatively short-lived nature of this species there is considered to be opportunity to benefit local amenities with the planting of new specimen trees having a rather longer life.

Turning to the issue of the public footpath running immediately to the north of the site, which is currently approximately 1.5metres in width along the section adjoining the site. As discussed below in relation to Highway Issues, the general width requirement for a public right of way would be 3metres. It is, however, recognised that the widening of the existing footpath to this extent would have an unacceptably harmful impact upon the three retained trees. The suggested footpath width of 2metres would be considered to be unlikely to have any significant impact upon the trees. Therefore, any revised landscaping scheme ought to take this into account and accommodate a widened footpath.

Overall, the proposal is considered to satisfy the provisions of GE15.

Highways Safety Issues

In regards to the amended drawings it is considered that the proposal would be acceptable in highway safety terms. The proposal includes a total of five off-street spaces for the four apartments, and their six bedrooms. This is considered to be satisfactory and to avoid resultant on-street parking, which would have a prejudicial impact upon highway safety.

As mentioned above, in general terms a public right of way would be required to be 3m in width. This is not considered to be feasible in this instance, due to the impacts that such a widening would have upon trees. Additionally, it would be considered to be unreasonable as the remaining portion of the right of way, through to Charnock Grove is only approximately 2m in width.

On this basis it is considered that the widening of the footpath to 2m would be acceptable. In addition to this widening, it is suggested that any fencing running adjacent to the path ought to be set a further 0.5m to 1.0m back from the edge of the footpath. This is considered to be necessary to prevent the footpath being affected by a tunnelling effect, which would reduce the perception of its safety.

It would therefore be necessary to require these works to be carried out as part of any development. The condition dealing with means of enclosure would control the location of any perimeter fencing. The condition dealing with the widening works incorporates the flexibility to allow the public right of way to be closed, rather than adapted. The closure of this footpath would be considered to be acceptable in terms of pedestrian movements since the alternative route represents a distance of approximately 120metres. This is considered to be a relatively short distance, and therefore the footpath closure would therefore be considered to be acceptable, in principle

Additionally, a number of conditions have been recommended and these are incorporated within the recommendation

COMMENTS UPON REPRESENTATIONS

The majority of points raised are dealt with in the main body of the report. In regards to the remaining matters the following comments can be made:

Development at a nearby location is not a consideration material to the current planning application.

Specific behavioural/criminal issues are not considered to form a material planning consideration, however, good design to discourage such activities is able to be incorporated within the scheme, and is discussed above.

The motivation behind the application is not a factor which is material to the consideration of the planning application.

A loss of neighbouring property value is not a material planning consideration, however, a number of the factors which combine to influence property value are covered in the above report.

SUMMARY AND RECOMMENDATIONS

The proposal seeks planning permission to erect two x two storey buildings providing a pair of one bedroom apartments and a pair of two bedroom apartments.

Assessment of the applications is subject to the provisions of Unitary Development Plan policies BE5, H5, H10, H14 and GE15. The proposed buildings are considered to be in keeping with the current street scene. It is considered to avoid having a harmful impact upon the amenities of neighbouring dwellings, by over- dominance, overbearing or overlooking/loss of privacy outcomes. The proposal is considered to be acceptable in highway safety terms, as it provides an adequate level of off-street parking and is capable of amendment to ensure that the adjoining footpath is able to adequately serve its purpose.

The amended scheme is considered to take account of the protected trees within the site, and provide adequate capacity to allow for the planting of replacement trees for those, which would be removed.

Overall, the proposal is considered to be acceptable and approval, subject to appropriate conditions, is recommended.

Case Number 05/04913/FUL

Application Type A Full Planning Application

Proposal Two 4 bedroomed detached houses and three terraced houses (Amended scheme)

Location Land Adjacent To Vine Grove Farm,, School Street, Mosborough, Sheffield

Date Received 21/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Architectural Design Studio

Recommendation Visit by Planning & Highways Area Board

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 gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

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

3 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, no enlargement, improvement or other alteration of the dwellings which would otherwise be permitted by Class A to Part 1 of Schedule 2 to the Town & Country Planning (General Permitted Development) Order 1995 shall be carried out without prior planning permission.

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

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

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

5 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 8 litres per second. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

In order to mitigate against the risk of flooding.

6 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

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

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

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

In the interests of the safety of road users.

10 The development shall not be used unless a wider footway has been provided along School Street and connected to the existing footway system between Vine Grove Farm and 26 School Street.

In the interests of pedestrian safety.

11 Before any work on site is commenced, full details of the measures to protect the canopy and root system of the existing Weeping Ash tree sited within the curtilage of Vine Grove Farm 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 and over the root system of the tree from being disturbed, and prevent the use of the area from storage or parking of vehicles, tanks, plant and machinery.

In order to protect an important tree which is the subject of a tree preservation order.

12 Before any work on the proposed main access driveway is undertaken, full details of the proposed method of construction of the driveway shall have been submitted to and approved in writing by the Local Planning Authority. This shall include details of the process to establish the extent of the tree root system and the driveway shall then be constructed in accordance with the approved details.

In order to protect an important tree which is the subject of a tree preservation order.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas BE18 - Development in Areas of Special Character

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.

30 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 Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

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

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

Site Location

LOCATION AND PROPOSAL

The site of the application is the former orchard of Vine Grove Farm, a large dwelling with a large garden which adjoins the site to the north. The site is almost level from front to rear where it begins to rise up into woodland which is to the rear and east of the site. This woodland is protected by a tree preservation order. To the south are more dwellings with long gardens extending to their rear. Opposite the site to the west is the Vine Public House and the former school site.

The proposal consists of a block of three terraced houses facing the highway and near the back edge of the footway to match the established houses on School Street.

32 An accessway leads from the front to the two large dwellings and the garages and car ports associated with all five dwellings plus the site of a future garage for Vine Grove Farm, not part of this application.

RELEVANT PLANNING HISTORY

A previous application for five dwellings on the site frontage, 05/02638/OUT was withdrawn.

An outline permission granted for four houses, 02/00168/OUT showed 4 houses facing School Street with garages on the rear boundary of the site.

SUMMARY OF REPRESENTATIONS

Mosborough Village Action Group have made the following observations:

− the latest proposals do not accord with the original approval for the site for four terraced dwellings and a block of four garages which was approved following lengthy negotiation − the two houses to the rear are too large and will affect the residents of Vine Grove Farm − the boundary hedge has also been removed and encroachment into the protected land has occurred.

Three further letters of concern have been submitted raising the following issues:

− town houses would be out of character with the rest of School Street which is a village street not a town street − the access requires demolition of the original stone boundary wall, further eroding the village character, particularly if the new wall is built at a lower height. It should be built back at the original height to maintain privacy levels due to the position opposite of the public house − an access positioned close to the bend in the road would be a potential road safety hazard − increased traffic will cause further difficulties to pedestrians trying to cross nearby roads – a new pedestrian crossing point should be provided − concern about the potential adverse impact on wildlife − the Weeping Ash tree is correctly positioned on the plans but the boundary line of the site is incorrect and should be as the previous approval − access has to be provided from this site to the rear of Vine Grove Farm and the proposal as shown would adversely affect the Weeping Ash tree.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Area and an Area of Special Character.

33 Under Policy H10 Development in Housing Areas, housing is the preferred policy land use.

The criteria of Policy BE18 Development in Areas of Special Character should be used to assess the development.

The adjoining land to the rear of the site is also within a Housing Area. This is previously undeveloped land as defined in the Governments Planning Policy Guidance Note 3 Housing. It has also a substantial tree cover. The application site was the garden/orchard of Vine Grove Farm and is defined as a brownfield site.

Design and Layout Issues

The development of this site allows the frontage of the site to be built up in a format which complements the Area of Special Character. The development of two-storey terraced houses which have a small set back from the highway (2.5m) and which are 1m lower than the adjoining pair of 19th century houses, is appropriate. They fall with the contours of the site towards Vine Grove Farm whilst maintaining some separation from it. It is a much larger building set back in its own extensive grounds. The built form re-enforces the character of the village street. A similar approach to the development of the school site opposite has been approved.

The houses themselves are 8.5m high which is typical for a contemporary dwelling. The step in the roof line helps break up the terrace and reduce its massing.

The stone wall on the frontage is being rebuilt to 900mm to allow safe highway visibility. It follows the accessway and terminates at the site entrance gates. As this is not an adopted highway, it is scaled down accordingly to maintain the enclosure of the street.

The two dwellings at the rear of the site are greater in plot coverage than the frontage ones but are lower in height, having rooms in the roof. They are built close together and in relation to the adjoining Vine Grove Farm are similar in scale to the barn conversions taking place to the north.

The separation distances between the dwellings maintain the required distances of 21m between habitable rooms and 12m habitable rooms to gables. Even taking angles into consideration the distance from the two rear dwellings to Vine Grove Farm are 24 and 26m. The front and rear houses on the site are separated by 18m.

While garden areas are not large, the main aspects of the houses to the rear have 11m and 9m gardens between the garden of 28 School Street. There is a substantial hedge on this boundary.

Taking account of the above, it is not considered that the site is overdeveloped and the layout is sympathetic to the existing pattern of development.

House Design

The house designs are traditional and the scale is similar to what is existing and recently proposed on the old School site. The plans have been submitted by the same architects and the developer may be the same.

The materials will match what is in the area. Natural stone to the School Street frontage and a mix of natural stone and a red stock brick, similar to Vine Grove Farm House and the adjoining barns to the north.

Both layout and house design match the character of the area as required by criterion c of Policy BE18.

Nature Conservation Issues

A survey of the site was carried out to assess the presence of any protected species and other wildlife prior to the removal of the trees. This survey included both land and outbuildings around Vine Grove Farm. The application site’s vegetation was removed prior to the nesting season as the report recommended and no protected species were found to be using the land.

The Weeping Ash tree within the garden of Vine Grove Farm has an extensive canopy and root system. The boundary of the site has been adjusted in the past to take account of it. Landscape officer advice indicates the tree should not be harmed by the construction of the access to both the new houses and the proposed garage for Vine Grove Farm, as they do not cover a substantial root area. However, to ensure that the construction is carried out satisfactorily, conditions are recommended for all the details and protection of the tree.

The other hedges on the boundary of the site are remaining. The one to the rear of the site, which adjoins the tree preservation order, already had a protective fence at the time of the case officer’s site visit.

Observations from the Ecology Unit on this application and the previous one suggest that the development would have little impact on any protected species and other wildlife in the area, although the City Ecologist has suggested that some of the fruit trees are replaced as part of the landscaping scheme.

Disability Access Issues

The plans as amended meet the criteria of the supplementary planning guidance. All five dwellings are designed to meet mobility housing standards.

Residential Amenity Issues

As set out above the separation distances from adjoining houses meet the council’s guidelines. The surrounding private spaces are currently overlooked from either the highway or existing dwellings.

35 Highway Issues

The sight lines at the junction meet the highway officer’s requirements and the gates are set back more than 5m from the carriageway to allow a vehicle to pull off before opening. Some widening of the footway is also indicated on the site layout drawings and this is essential for vision.

Parking restrictions also operate outside the site.

Open Space Issues

The open space needs of residents will be met by a contribution of £5037 to be spent within the area and secured by a planning obligation, which has been received.

RESPONSE TO REPRESENTATIONS

Some matters are covered in the main body of the report.

− the previous application for four dwellings had a site boundary and drive which was too near the Weeping Ash tree. The boundary has been moved away from it − the previous application showed the removal of the wall and it set back to allow sight lines − the proposed height of the wall allows vision both ways along School Street to reduce potential traffic hazards − the need for a further crossing has not been identified by highway officers as the traffic impact at any one time from the development would be minimal − all the site boundaries have been queried with the applicant who is the owner of all of the land within the application site. The applicant also owns the land which is to the rear of the site

SUMMARY AND RECOMMENDATION

The principle of housing has already been set by previous permissions. The design and layout of the housing is sympathetic to the Area of Special Character. The proposal will not adversely affect residential amenity and the scheme presents a safe access on to the highway and adequate off street parking.

The application is recommended for approval subject to the provisions of the planning obligation.

Case Number 06/00441/FUL

Application Type A Full Planning Application

Proposal Erection of a cafe/toilet extension (Resubmission) (amended plan received on 23.4.06)

Location Birley Moor Garden Centre, Moor Valley, Mosborough, Sheffield,

Date Received 06/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent G.M. Clay Architectural Designs Ltd

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 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 The café shall at all times remain ancillary to the main use of the site as a garden centre.

The proposed development in the Green Belt is only considered to be justified provided it is ancillary to the main use of the site as a garden centre and does not become a separate A3 Use

4 Before development commences details of the following matters shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the use commences.

− Dropped kerbs and tactile paving − Manifestation of glazing

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

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment

Site Location

LOCATION AND PROPOSAL

The application site comprises of an existing garden centre, which is located on the west side of Moor Valley and is situated in the Green Belt. To the west, east and north of the site the landscape is open in character comprising of fields, woodland and a golf course. To the south east there is a small terrace of houses, some businesses and land used for storing caravans.

The application proposes the erection of single storey café building as an extension to the existing greenhouse type garden centre buildings. It will be erected on the southern part of the car park, which is screened by an evergreen hedge from the highway. The drawings show a metal clad building with pitched standing seam steel roof. The front and side elevations facing the car park incorporate a significant area of full height glazing panels, the rear, which abuts the

39 existing buildings and the south east facing gable are plain with few openings. The building dimensions are 11m x 19m giving a floor area of approximately 210 sqm.

RELEVANT PLANNING HISTORY

Planning permission was refused for the erection of a cafe/toilet extension and formation of overspill car park in Jan 2006 (05/04444/FUL). The reasons for refusal were;

1.The proposal is considered to constitute inappropriate development in the Green Belt, which will have an urbanising effect on the countryside and be damaging to the visual amenity and landscape quality. As no very special circumstances have been established which outweigh the harm to the Green Belt the proposal is considered to be contrary to Unitary Development Plan policies GE1, GE3, GE4 and Planning Policy Guidance Note 2.

2.In the absence of a parking layout and justification for the scale of car park proposed, the Local Planning Authority considers that the scale of parking proposed is excessive and contrary to Unitary Development Plan Policy T21 and the guidance in Planning

Planning permission was granted in 1981 for a greenhouse, covered growing areas, a pergola, four plastic growing tunnels, a covered link between greenhouses and a plant store and the erection of a screen fence, (81/1896P). Not all of the buildings that were granted permission have been constructed.

Planning permission was granted for the erection of a glasshouse, coffee shop and toilet block, (87/1590P). The scheme is similar to that granted permission in 1981. Again not all the buildings were implemented. The approved building appears larger than that currently being applied for.

SUMMARY OF REPRESENTATIONS

One letter received in support of expanding the services at the garden centre.

PLANNING ASSESSMENT

Policy Issues.

The application lies in the Green Belt and therefore the following policies are relevant.

Unitary Development Plan Policy GE1- Development in the Green Belt will not be permitted except in very special circumstance where it would lead to encroachment of urban development into the countryside.

Unitary Development Plan Policy GE3 – New buildings will not be permitted, except in very special circumstances other than for agriculture, forestry etc.

40 Unitary Development Plan Policy GE4 – Seeks to ensure that development permitted in the Green Belt conserves and enhances the landscape and natural environment.

Planning Policy Guidance Note 2 states that inappropriate development is harmful by definition in the Green Belt and that it is for the applicant to show very special circumstances which outweigh the harm by inappropriateness and other harm if permission is to be granted. Development and new buildings are inappropriate unless they are for the specified purposes. PPG2 also advises that the visual amenities of the Green Belt should not be injured by development in the Green Belt.

A garden centre is a retail development and therefore the café, which is ancillary to the main use, is inappropriate development. The applicants have made the case that in the current market all garden centres are expected to have cafes and toilets. The garden centre has neither of these and the addition of these facilities will help to maintain the viability of the site during the winter period and maintain/enhance employment. They also argue that the site is not prominent in the green belt due to screening and because it will be seen in the context of the existing centre.

The provision of customer toilets is a basic facility and it is clear that provision of these facilities meet the test of very special circumstances. The café facility is clearly not essential although it may be desirable in terms of providing improved facilities for customers and in enhancing the viability of the business and employment. However it is considered that this does not provide the very special circumstances required by policy in order to justify inappropriate development in the green belt.

The area of the extension is approximately 200 sqm. This is similar in scale to other garden centre cafes in the locality and it is of a scale where it can be considered ancillary to the main garden centre use.

The café building will mainly be viewed from Moor Valley Road; views from other directions will largely be screened by existing development. As the building is only 3m high to eaves and there is a 2m high evergreen hedge along the site frontage the roof will be the most prominent element. It will be seen in the context of the adjacent built development to the southeast and the various buildings, frontage car parking and open storage on the site. It will appear as one of a group of buildings on the site, which are mostly of low visual quality. These existing buildings differ in terms of design, materials and colours such that they lack any coherence. In addition there are significant areas of open storage, which also add to the visual clutter. The extension is attached to the main group of buildings and is located on the roadside of the existing buildings where most of the built development is concentrated. In this context it is considered that the extension will not appear as a prominent element in the green belt, it will not impact significantly on the openness of the green belt or appear as development encroaching into the countryside.

Design Issues.

As referred to above the existing buildings are of mixed quality. The proposed extension will be lower, (only 3m to eaves) than the main garden centre building and consequently will appear subservient. The main existing buildings are a greenhouse type building and industrial style storage buildings. The extension has been designed with colour coated steel clad elevations incorporating significant elements of glazing in order to respond to the existing character. Whilst the design and materials are of average quality it will blend in reasonably well with the existing buildings and consequently will not appear assertive or dominant.

Access Issues.

The application site has a fairly large car park adjacent to the road frontage although a significant part of it is used for storing items sold in the garden centre. The proposal will result in the loss of approximately 8 spaces however the café is not expected to generate significantly more traffic and the car park should be adequate to meet the parking needs of the development.

Disabled parking will be provided adjacent to the extension; it will have a level access and disabled toilet facilities.

SUMMARY AND RECOMMENDATION

The previous application that was refused was different to the current proposal in that it included the construction of a large car park on part of field. This aspect of the scheme has been dropped so that the current scheme is for a relatively modest extension on part of the car park.

The extension is considered to be inappropriate development in the green belt. However that part of the development that incorporates the toilet facilities is considered to meet the very special circumstances that justify development in the green belt. Whilst the café is not an essential facility for a garden centre it will meet customer needs and help to safeguard employment on the site. Therefore whilst the café is not wholly consistent with policy it is a fairly modest extension that will not be harmful to the openness or visual quality of the green belt. Therefore it is considered on balance that planning consent should be granted.

Case Number 06/00546/FUL

Application Type A Full Planning Application

Proposal Erection of 16 apartments with car parking and landscaping, bin store and cycle store (amended plans dated 04.05.06 to show a 1 metre reduction in height of proposal)

Location 336 Ringinglow Road, Sheffield, S11 7PY

Date Received 13/02/2006

Team SOUTH

Applicant/Agent Styles Design

Recommendation Grant Conditional 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 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

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

To ensure satisfactory drainage arrangements.

4 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.

5 Before the development is commenced, full details of the proposed means of disposal of foul and surface water drainage (including on-site balancing, rainwater harvesting and permeable vehicular hardstandings, to reduce rain

43 water run off) shall have been submitted to and approved by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

In the interests of the safety of road users.

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

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

8 The apartments shall not be used unless the cycle parking accommodation as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

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

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

10 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (and any order revoking and re- enacting the order) no windows or other openings shall be formed in the side elevation facing towards No. 334 Ringinglow Road without the prior written consent of the Local Planning Authority.

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

11 All new windows shall be constructed with a minimum reveal depth of at least 100mm.

In the interests of the visual amenities of the locality.

12 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.

13 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 visual amenities of the locality.

14 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 demolition and development (including levels details) 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 visual amenities of the locality.

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

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

45 16 Before the development is commenced, full details of the proposed new entrance gates shall have been 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:

BE5 - Building Design and Siting; H5 - Flats, Bed-sitters and Shared Housing; H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments; H16 - Open Space in New Housing Developments; T22 - Private Car Parking in new Development and T25 - Car Parking in Residential Areas.

Attention is drawn to the following directives:

1. The applicant is advised to contact the Council's Development Services, Land Drainage Group, 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2735847) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

2. 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.

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

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

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

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

5. 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.

6. Before the development is commenced, a dilapidation survey of the highways adjoining the site shall be jointly undertaken with the Council and the results of which agreed in writing with the Local Planning Authority. Any deterioration in the condition of the highway attributable to the construction works shall be rectified in accordance with a scheme of work to be agreed with the Local Planning Authority.

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

8. The 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

47 obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

9. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

Form Dem 1 (Notice of Intention to Demolish) is available from Building Standards, DEL, Barkers Pool House, Burgess Street, Sheffield S1 2HF. Tel (0114) 2734170

Environmental Protection Services can be contacted at DEL, 2-10 Carbrook Hall Road, Sheffield, S9 2DB. Tel (0114) 2734651

Site Location

LOCATION AND PROPOSAL

The proposals (as amended on the 1st of June 2006) involve the demolition of a children’s home, at 336 Ringinglow Road and the erection of 16 apartments on the site, in 2 blocks. The site is located in a residential area apart from Bents Green School which is at one side and behind the site.

Block A, adjoining Bents Green School, will be 19.5m wide x 11.5 to 18m deep x 9.6m high to the ridge and 6.5m high to the eaves.

Block B, adjoining 334, Ringinglow Road, will be 18.5m wide x 10.6 to 17.8m deep x 10.1m high to the ridge and 6.1m high to the eaves.

49 The site is 0.28 hectares in area and is located close to the Green Belt, on Ringinglow Road, adjoining Bents Green Special School.

The proposed development will be constructed in natural stone, with dressed stone, lintels, cills, quoins and stringcourses and natural blue/ black slate. The windows will be traditional painted timber sliding sash windows and the car park will be surfaced with tegula paviours.

Each apartment will provide, a kitchen / lounge area, 2 bedrooms and 2 bathrooms. One of the apartments will have 3 bedrooms.

Energy efficient lighting, rainwater recycling, and triple glazing are proposed, amongst other energy efficiency measures.

A bin-store is to be provided, screened by timber hit and miss fencing and landscaping.

The existing driveway will be widened to 5 metres wide and 19 car parking spaces will be provided, 4 of them suitable for use by disabled persons.

A 10 space cycle-store is also proposed, together with 6 cycle-parking spaces for visitors.

SUMMARY OF REPRESENTATIONS TO THE ORIGINAL PROPOSALS

2 petitions (with 227 signatures and 100 signatures, respectively) were received with regard to the original proposals, for, 16 x 3 storey apartments.

Letters of objection were received from ; Nick Clegg, MP, Councillor Roger Davison, Spencer’s Surveyors and 21 local residential properties, on the grounds that ;

The proposed 3 storey apartment block is too high and 16 apartments are too many, exceeding the 30 - 50 dwellings per hectare density, recommended by PPG3, which would give rise to between 8 to 14 apartments . The scale, form and style of the proposals, would constitute an over-development of the site, which would be out of character, so close to the Green Belt and would set a precedent for similar developments, on the Fire Station and Bents Green Special School development sites, contrary to policy B5.

The proposed 3 storey development, with rear elevation balconies, would create an unacceptable degree of overlooking and loss of privacy, for 334 Ringinglow Road, adjoining the site and for houses opposite the site, contrary to policy H14. The proposals include side elevation windows, which would overlook adjoining properties, giving rise to privacy problems. Side elevation windows at upper storey levels should be avoided.

The height should be reduced to 2 storeys, with rooms in the roof-space, as was done at the Folkwood School site, nearby. A 2 storey block of 12 flats, or 2 or 3 detached houses, would be a better use for this site.

19 car parking spaces are inadequate for a development with 36 bedrooms and would exacerbate on-street car parking problems on Ringinglow Road, which is heavily parked at weekends, due to the playing fields. This would obscure visibility for traffic leaving the site, increasing danger to local road users, local schoolchildren and pedestrians, contrary to policies, H5, H14, T22 and T25, of the Sheffield Unitary Development Plan 1998, which require that developments should provide sufficient off-street car parking to meet the needs of the development and that a concentration of flats should not cause nuisance to existing residents.

There would be nuisance from additional noise and traffic. Ringinglow Road is a busy commuter route and there have been several accidents recently. The creation of additional traffic will exacerbate this. Road safety measures, such as speed humps, should be provided.

The Section 106 monies should provide a car park for the users of Folkwood Playing Fields, which cause car parking congestion on Ringinglow Road and Common Lane, at weekends.

The location of 19 car parking spaces on the forecourt of the apartments would be unsightly and would leave inadequate amenity space for residents.

The proposed gravel on the frontage could spill out onto the footway, causing a hazard for pedestrians.

The existing driveway should be retained, in order to maintain the existing stone, front boundary wall and hedge, and to avoid problems for vehicles, exiting from the existing driveways of 279 and 281 Ringinglow Road.

Any entrance gates, should be inset, to maintain the free and safe flow of traffic on Ringinglow Road.

SUMMARY OF REPRESENTATIONS TO THE AMENDED PROPOSALS

4 letters of objection were received with regard to the amended proposals on the grounds that ;

The site is located close to the Green Belt and a sensitive development is necessary. The proposed development is over-intensive at 16 apartments and out of character in an area of 1930’s housing, contrary to policies, BE5, H5 and H14 of The Sheffield Unitary development Plan 1998.

A balcony is proposed on the rear elevation of apartment 6 and this could affect the privacy of 334, Ringinglow Road.

Windows proposed on the West elevation, facing towards the grounds of Bents Green School, could prejudice the future redevelopment of that site.

51 The proposals would generate increased noise and traffic to the detriment of the neighbourhood and would provide inadequate car parking for 16 x 2 bedroomed apartments.

There are existing on-street car parking problems at certain times, due to Bents Green Special School, Silverdale School and weekend football. Any additional on street car parking could obstruct traffic flow, contrary to policies T22 and T25.

The development reduces the soft landscaping on the site and would provide insufficient amenity space for 16 apartments.

RELEVANT PLANNING HISTORY

Planning application - 05/04419/FUL – for the erection of 18 apartments was withdrawn on the 15th February 2006, as an over-development of the site.

PLANNING ASSESSMENT

Policy

The site is included within a Housing Policy Area in The Unitary Development Plan 2005 and residential developments are the preferred use according to Policy H10, so there are no policy objections, provided that the development does not overdevelop the site, or deprive residents of light, privacy or security, under policy H14.

The proposals for 16 flats, are at a density of 56 dwellings per hectare, which slightly exceeds the 30 to 50 dwellings per hectare, recommended by PPG3. However, this density is still acceptable.

The scheme is well designed and provides adequate privacy distances, amenity space and car parking and is considered to be acceptable under Policy H14.

A Section 106 contribution of £6303.60 is to be provided towards the enhancement of local open space, under policy H16. The legal document has already been signed.

No affordable housing contribution is required for this development, which is below the threshold of the current policy.

Design and Impact

There are no objections to the demolition of the existing buildings on the site, which are of a relatively modern construction and lack architectural quality.

The proposals have been amended from 3 full storeys, to 2 and a half storeys and this is considered to be appropriate in this location. (The adjoining property, 334, Ringinglow Road, also has rooms in the roof-space) The height has been reduced by 1 metre and will be 800mm lower than 334, adjoining.

52 The amendments include the removal or alteration of several windows and balconies, to protect the amenities of adjoining properties.

The existing boundary walls, trees and hedges, are to be retained and a new hedge is to be planted along the rear boundary. Additional tree planting is proposed to all boundaries, including forest tree species on the site frontage.

The scheme, (as amended) is considered to be well designed, in a traditional style, in stone and slate, with painted timber windows and should look acceptable within the streetscene.

Highways

There are no highway objections to the proposals, which would provide 19 car parking spaces and 16 cycle parking spaces - a ratio of 1.2 car parking spaces per apartment, compared with the Council’s car parking guideline for 1.25 car parking spaces per apartment. This is a shortfall of only one space and given the generous cycle parking provision, no highway objections are raised to the proposals.

The level of potential traffic generation has been estimated using the TRICS database and this indicates around 23 departures and 23 arrivals per day. Such flows are considered unlikely to have much impact upon the surrounding highway network.

RESPONSE TO REPRESENTATIONS

The site adjoins several large villas and Bents Green Special School and the design of the proposed apartments reflects this, creating 2 villas, which are to be used as apartments. The proposals as amended, are an attractive design, in stone and slate, which is not considered to be inappropriate in this location.

The amended plans have reduced the height of the proposed apartments, forming a 2 storey property, with a half storey in the roof-space.

The ridge height has been reduced by 1 metre and the apartments will be approximately 800mm lower than the ridge-line of the adjoining property, No. 334, Ringinglow Road.

The proposed apartments will be 10 metres away from the side elevation of 334, Ringinglow Road and will have a blank side elevation.

The proposed first floor balcony, to the rear of apartment 6, is located over 14 metres away from the side elevation of 334 Ringinglow Road and is recessed, with a solid stone, side-wall for screening. In addition, tree planting is proposed to the boundary and there should not be any undue loss of privacy to No. 334.

The proposals are 39 metres away from properties on the far side of Ringinglow Road and will be screened by an existing hedge and trees. The front boundary is to be augmented with forest tree planting and there should not be any undue loss of privacy to these properties.

The balconies on the West elevation have been removed and the windows have been amended from French windows, to normal windows. These are 5.5 to 8 metres away from the grounds of Bents Green Special School, with a heavy screen of mature trees, which are to be retained and this is considered to be satisfactory. The proposals do not overlook the school buildings which are set back on the site.

19 car parking spaces and 16 cycle parking spaces are to be provided. This is one car parking space per flat, plus 1 per 5 flats for visitors and given the generous cycle parking proposed, this is considered to be sufficient.

The plans have been amended to include block paviours to the driveway and automatically operated gates, set back 5 metres from the highway boundary.

The net footprint of the proposed apartments is no greater than the existing children’s home and will have over 800 square metres of communal amenity space, excluding car parking areas , which is more than adequate for 16 apartments.

SUMMARY

The proposals involve the demolition of a children’s home at 336, Ringinglow Road and the erection of 16 apartments, together with bin and cycle stores, car parking and landscaping, on the site.

The proposals were initially 3 storeys high, but this has been amended to 2 and a half storeys and the ridgeline is now 800mm lower than the adjoining property at 334, Ringinglow Road.

The development will provide 19 car parking spaces and 16 cycle parking spaces, and this is considered to be acceptable. The increased traffic from 16 apartments, rather than a children’s home, on the site, is considered unlikely to impact materially on the surrounding traffic network.

The apartments are an attractive traditional design, in stone and slate and are considered to be acceptable within the streetscene.

The proposals are recommended for approval, subject to appropriate conditions.

Case Number 06/00919/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop as Hot Food Takeaway (Class A5)

Location 161 Neill Road, Sheffield, S11 8QJ

Date Received 07/03/2006

Team SOUTH

Applicant/Agent Miss A Roland

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 first floor accommodation shall be used soley for ancillary storage purposes unless otherwise agreed in writing by the Local Planning Authority

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

3 Notwithstanding the details shown on the approved plans, the building shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed, full details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

4 The premises shall only be used for use hereby permitted between the times of 08.30 hours and 22:00 hours (Mondays - Saturdays) with no opening on Sundays and Bank Holidays.

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

55 5 The building shall not be used for the above-mentioned purpose unless a suitable receptacle for the disposal of litter has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 The building shall not be used for the above-mentioned purpose unless a suitable covered enclosure has been provided to accommodate the commercial waste/wheelie bins of the premises. Details of the waste/wheelie bin enclosure area shall have been submitted to and approved by the Local Planning Authority. After installation, such bin enclosure area shall be retained and operated for the purpose for which it was installed.

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

7 No goods or materials of any description shall be stored or displayed wholly or partly outside the premises within the site of the development.

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

8 The premises shall not be occupied unless sound insulation measures have been implemented against the ground and first floor party walls (adjoining 159 Neill Road), details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

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

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas

Site Location

LOCATION AND PROPOSAL

This is an application for change of use from a hairdressing salon (Use Class A1) to a hot food takeaway (Use Class A5).

The premises, 161 Neill Road Road is a two-storey terraced property located within the Ecclesall Road District Shopping Policy Area (close to the main Hunters Bar roundabout). The property (which is currently in use as a hairdressing salon) has residential housing on one side and a men’s barbershop on the other. There is a covered vehicle access way through which the applicant has a right of way but no rights to park a vehicle. At the rear of the premises, there is a two-storey garage/storage building, which is accessed via the covered vehicle access-way. There is no planning history relating to the two-storey garage/storage building,

57 although it is clear on site that the building is not being used for residential purposes.

This proposal relates to the premises being used for Class A5 purposes. The applicant has indicated that the main hot food takeaway activity (cooking and sales) would operate at ground floor level and that the first floor accommodation would be used for ancillary storage purposes in connection with the hot food takeaway.

The property is located close towards the Hunters Bar roundabout end of the Ecclesall Road District Shopping Centre. This stretch of Ecclesall Road already incorporates a range of retail (Class A1), financial/professional services (Class A2) and food and drink (Class A3/A5) uses.

This application has been submitted on a speculative basis where the end-user, food type and internal layout are not known at this stage.

RELEVANT PLANNING HISTORY

82/00607/FUL – This was an application for alterations and extension to form a first floor flat. This application was approved in March 1982.

89/03044/FUL – This was an application for alterations to the ground floor shop and alterations and extension to the first floor store to form offices, kitchen and WC. This application was conditionally approved in January 1990.

90/00260/ADV – This was an advert application for a new illuminated fascia sign. This application was approved in September 1990.

SUMMARY OF REPRESENTATIONS

One letter of representation has been received in response to this application. The representation made raises objections against the proposal. The objections have been summarised below:-

− The area is already saturated with restaurants, takeaways and food establishments, and there is no need for another hot food takeaway. − The food and waste products will attract and lead to an increase in vermin and associated health problems. − There is already an on-street car parking problem in this locality, this proposal will exacerbate that problem and lead to conflict in terms of highway safety. − The area is renowned for being popular with intoxicated revellers and students, another late night eating facility will lead to further noise and general disturbance nuisance for local residents.

PLANNING ASSESSMENT

Policy Issues

The application site lies within a District Shopping Policy Area as defined in the Sheffield Unitary Development Plan. Policy S7 of the Unitary Development Plan identifies food and drink outlets as generally being acceptable uses within District Shopping Areas. However, under the terms of Policy S10, such uses should not cause residents to suffer from unacceptable living conditions, not lead to a concentration of uses which would prejudice the dominance of the preferred uses (retail) and, if applicable, provide safe access to the highway network and not endanger pedestrians.

The latest data shows that approximately 62% of units (approximately 50% of frontage length) within the centre are in A1 retail use and therefore, to allow the change of use would not bring the A1 retail units down to less than half for the District Shopping Area (which would have been contrary to part (a) of Policy S10 of the Sheffield Unitary Development Plan). The proposal therefore, is unlikely to affect the vitality of the shopping centre or prejudice the dominance of the preferred uses.

The Ecclesall Road District Shopping area as a whole is a busy and lively environment that contains a broad mix of shops, offices and food and drink establishments (quite a few of which operate late into the evening). There is also an element of existing residential accommodation in the shopping area (mainly in the form of self-contained flats above commercial premises and terraced/semi- detached residential dwellings along the Ecclesall Road frontage).

Ecclesall Road is a busy classified road with an almost constant flow of traffic passing-by i.e. buses, cars, taxis and heavy goods vehicles. After about midnight on any given night there is a notable reduction in traffic levels. Whilst the application site does not directly front onto Ecclesall Road, it is certainly close enough and also exposed to the same levels of activity, as though it were on Ecclesall Road (albeit set back by approximately 10 metres). It is considered therefore that the background noise levels in this particular area are significantly higher than one would expect in a residential area, and therefore residents in this area cannot reasonably expect the same levels of protection in terms of amenity.

Highway Issues

Highway officers have indicated that the proposal will not raise any highway safety issues and therefore, there are no highway’s objections to the proposal.

Amenity Issues

The main concerns with regard to impact on residential amenity lie with the fact that the application site immediately adjoins a residential property. However, in view of this, there are several mitigating reasons that make this proposal generally acceptable and these include:-

− The adjoining terraced residential property has an existing single storey rear off-shot extension, which in effect would shield much of the activity, noise and comings and goings taking place in the rear of the proposed hot food takeaway. − The applicant has confirmed that the fume extraction equipment would include an internal flue running through the building and terminating at ridge height, thereby overcoming general concerns raised by officers from the Environmental Protection Service (EPS) which require flues to terminate at least one metre above the height of neighbouring windows (which include dormer and velux windows). It is considered necessary to impose a planning condition requiring details of the flue design and siting to be submitted and approved prior to the use of the hot food takeaway coming into operation. This would ensure that the flue does not create a visually detrimental impact, which could otherwise occur without any reasonable controls being in place. − Because the application site immediately adjoins a residential dwelling and, in order to prevent excessive late night noise and general disturbance being created by the use of the premises as a hot food takeaway, the applicant has offered as mitigation reduced operating hours for the hot food takeaway. The applicant has confirmed that the hours of operation would be 08:30 to 22:00 hours Monday to Saturday with no opening on Sundays or on Bank Holidays. Given the sensitivity of the site (immediately adjoining a residential dwelling), it is felt appropriate in this instance to vary from the standard hot food takeaway opening times. − With most of the properties on Neill Road being terraced in character, on- street car parking is a common problem, however, it must be noted that the existing premises is already a commercial property (operating as a hairdressing salon) and therefore there will already be some degree of traffic associated with the existing use. Ecclesall Road is a busy arterial road into and out of the City Centre that is well served by public transport bus services, furthermore, within a short (two minute) walk from the site, there are several public car parking areas available (Sharrow Vale Road).

In essence therefore, many of the factors associated with hot food takeaways (which generally lead to detrimental harm for local residents) have been overcome. It is also considered appropriate in this instance to require some additional sound attenuation works to be carried out along both party walls in order to further prevent noise impact from within the proposed hot food takeaway. Taking all of the above factors into consideration it is felt that the proposal is unlikely to significantly affect residential amenity over and above what currently takes place with the existing hairdressing salon. Indeed, this proposal will introduce measures that should improve the living conditions of existing residents i.e. by introducing restricted hours (where currently there are none and by introducing sound insulation measures against the party walls).

Officers from the Council’s Environmental Protection Service have indicated that subject to adequate fume extraction equipment details being submitted and approved, then they would not wish to raise any objections to the proposal.

60 SUMMARY AND RECOMMENDATION

The proposal is for a hot food takeaway within a District Shopping Area. It is considered that the proposal represents an acceptable form of development and therefore, it is recommended that the application be conditionally approved.

Case Number 06/00940/RG3

Application Type Application Submitted by the Council

Proposal Erection of building for use as Children's Centre (amended plans received 01/06/06)

Location Bankwood Primary School, Bankwood Close, Sheffield, S14 1LW

Date Received 17/03/2006

Team SOUTH

Applicant/Agent Sheffield Design & Project Management

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 order to ensure an appropriate quality of development.

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 traffic safety and the amenities of the locality.

4 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on the plans, shall not be destroyed

62 or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of traffic safety and the 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 planting within and/or adjoining the site of the development during construction 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.

6 The children's centre shall not be used unless the car parking accommodation for an additional 28 spaces 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 The gradient of the access road/parking areas and footways shall not exceed 1 in 12 unless otherwise agreed in writing by the Local Planning Authority.

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

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

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

9 Vehicles involved in the construction of the children's centre shall not access the site 30 minutes prior to or after the school start and finish times unless work is taking place when the school is not in operation unless otherwise authorised in writing by the Local Planning Authority

63 In the interests of the amenities of the locality.

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

In the interests of the safety of road users.

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

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

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

− Clear and unambiguous objectives and modal split targets;

− An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

− Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

64 13 Prior to any works being commenced on-site a dilapidation survey of the surrounding highways shall be jointly carried out and agreed by the Local Planning Authority. Any remedial works required will be carried out to the satisfaction of the Local Planning Authority prior to the occupation of the children's centre.

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

14 A dropped crossing shall be provided on the opposite side of Bankwood Road to the crossing proposed on dwg no LL(9)04.

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

15 The children's centre shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

16 Corduroy tactile paving shall be place on the head and foot of flights of exterior steps unless otherwise agreed in writing by the Local Planning Authority.

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting CF1 - Provision of Community Facilities

Attention is drawn to the following directives:

1. 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

65 administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to:-

Head of Transport and Highways Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

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

Site Location

LOCATION & PROPOSAL

The application site is within Bankwood Primary School, which is on the north- western edge of the Gleadless Valley Housing Estate. There is housing around the site apart from the west, which is open space that falls away to the west. The site is accessed from Bankwood Close, a residential access road that leads down to the site entrance. The school site slopes from north-east to south-west, the lower levels, accommodating the school, playgrounds and playing fields. The higher part of the site abuts Bankwood Close and the land slopes down to the school. The top side has a hedge that marks the boundary and there is a separate pedestrian access.

The proposal as amended is for a new children’s centre on the sloping land next to Bankwood Close. The children’s centre is in response to a Government initiative promoting the development of integrated services for young children and their families in disadvantaged areas. The centre would be a ‘one stop shop’ for delivery of early years services including education, childcare and family support.

The details of this application are as follows:

Entrance at the existing school gates retained.

New internal access immediately after school gates leading to parking area and entrance to lower level of building.

Separate pedestrian access from Bankwood Close leading to the entrance to the upper level.

Split level (one and two storeys) building centrally located within the site.

Three dedicated play areas.

Parking spaces within the school site.

Landscaped areas.

REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy

The Unitary Development Plan shows that the school buildings and northern part of the site within which development is proposed, is allocated as a housing policy area. The remainder of the site, the hard surface and grassed playing areas, are allocated as open space. The open space allocation is not proposed for any development so only housing policy criteria need be considered.

Policy H10 – Development in Housing Areas sets out acceptable uses and Community Facilities and Institutions (D1) is included. The broad principle of the proposal is, therefore, acceptable.

Policy H14 – Conditions on Development in Housing Areas – expects good design, to be well laid out, not deprive residents of light and privacy, safe access to the highways network and provide adequate car parking.

Policy BE5 – Building Design and Siting – expects a good quality of design and the use of good quality materials.

Policy CF1 – Provision of Community Facilities – states that community facilities will be promoted, readily available particularly where they would serve disadvantaged people and there is a shortage of facilities and be located within the community they are intended to serve.

Layout, Design and External Appearance

The site slopes significantly down towards the existing school building and this is a severe constraint on developments. However, the proposal makes the best use of this by introducing a split level building with an upper and a lower entrance. At the top side of the site, the building is single storey served by a pedestrian entrance from Bankwood Close. At the lower end of the site, the building is two storeys, fronting onto a new car park that is served off the existing school access road. This car park is for staff, disabled and parent/toddlers and there is also a ramp from the car park to the entrance.

Even though there are sloped areas around the building, it has been possible to introduce three separate play areas for young children, including a level, hard surfaced play space with equipment.

Additional car parking is introduced next to the internal access road.

The split level building has a flat roof and the exterior is a mix of brick, which is predominant, aluminium fascia and weatherboard feature panels. There is a glazed, covered walkway at either entrance and the two play areas are also covered and have rolling grilles for protection when not in use and also to allow year round use. Around the top edge is aluminium fascia.

The building is functional in design and security is an important issue. However, it is considered to be acceptable because it is still superior in quality to the existing school buildings and the housing near to the site. Also, due to the topography of the site, the proposal would be almost completely screened from existing houses on one side and the existing school on the other. Consequently, the impact on the locality would be minimal and the site would still be dominated by the housing on higher ground.

The layout, design and external appearance is considered to be acceptable and compliant with policies H14 and BE5.

Landscaping

There are a number of trees on site, concentrated in two small groups around the perimeter of the site, next to Bankwood Close. Some of these would be retained and trees lost would be replaced. The two existing groups of trees would continue and a third introduced at the eastern corner of the site.

The hedgerow along the boundary would be retained and additional planting introduced within the site. This approach is acceptable and the details and tree protection during construction works can be controlled by conditions.

Loss Of Open Space Within School Grounds

In the event of open space within school grounds being developed, then consideration needs to be given to whether or not this space performs any useful function, such as play or sports provision. In this instance, the formal play areas are on the opposite side of the school buildings, on land that is allocated for open space in the Unitary Development Plan.

The land that is proposed for development is sloping land that is a landscaped area in front of the school that performs no useful purpose. It is not used by the school, apart from being a landscaped buffer between the school buildings and the housing across Bankwood Close.

Access, Transport and Parking

The proposal, as originally submitted, resulted in a number of issues because of the very limited access width, lack of car parking on site and the potential for significant vehicle trips over and above those generated by the school.

Bankwood Close is very heavily parked by school traffic in the morning and afternoon and at these times the road can be virtually impassable. The extra traffic generated by the proposal would have made this worse and have been detrimental to highways safety. Also, only six car parking spaces were allocated to the proposed children’s centre, which would not be enough.

The amended proposals have addressed these concerns. An additional 21 parking spaces for school staff had been introduced next to the existing internal access road and 7 extra parking spaces for the proposal. The vehicle entrance has been altered to allow an IN/OUT system and a rumble strip introduced close to the entrance.

The extra parking will significantly reduce the problems on Bankwood Close and allow safer vehicle movements and provide a safer environment for pedestrians. The entrance would also be safer with the amendments.

The site also has a large pedestrian catchment and Gleadless Road, which is nearby, has numerous bus services.

69 Consequently the amended proposal is acceptable.

Disabled Access

There is ramped access to the building from the car park and there is disabled and parent/toddler parking directly in front of the building. There is a lift between the two floors of the building and the proposal will be fully accessible.

SUMMARY AND RECOMMENDATION

The proposal is for a new children’s centre located within the grounds of Bankwood School. The space within which the centre would be built is incidental open space between the existing school and Bankwood Close and does not have any active recreation, amenity or sports use. It slopes significantly down towards the school.

A split level building would be introduced into this space being one and two storeys in height with a flat roof. There would be accesses at both levels and sufficient car parking is proposed as part of the amended scheme. The design is acceptable being an improvement on the existing school and houses and landscaping would be introduced.

As a result of the application, incidental space within the site would be lost, but this is outweighed by the benefits of the proposal to the community, in accordance with policy CF1 of the adopted Unitary Development Plan.

The application is, therefore recommended for conditional approval.

Case Number 06/01305/FUL

Application Type A Full Planning Application

Proposal Erection of 5 No. office units with car parking spaces (Amended plans P001 Rev A, P002 Rev A, P003 Rev B, P004 Rev A, P005 Rev A, P006 Rev A, P011 Rev A, P012 Rev A, P013 Rev A, P015, P017)

Location Land At Junction Of Europa Link, Shepcote Lane, Sheffield, S9 1TL

Date Received 11/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Stephen George & Partners

Recommendation Grant Conditional subject to the completion of 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 the interests of the amenities of the locality and occupiers of the proposed dwellings.

2 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are brought into use. Highway Improvements: Footpath widening works to Shepcote Lane

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

3 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved

71 Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

− Clear and unambiguous objectives and modal split targets;

− Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

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

4 Before any development commences details of the following matters shall be submitted to and approved by the Local Planning Authority. Thereafter, the approved details shall be implemented before the use commences.

− Cycle covers − Street Furniture − Public Art

In the interests of the amenities of the locality.

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

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

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

72 In the interests of the safety of road users.

7 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

8 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. 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.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

12 The development shall be carried out in accordance with the submitted access statement.

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

13 The surface water discharge from the site shall be subject to a reduction of at least 20% compared to the existing peak flow and detailed proposals for surface water disposal including calculations to demonstrate the reduction, shall be submitted to and approved by the Local Planning Authority prior to the development commencing unless otherwise agreed.

73 To ensure satisfactory drainage arrangements and in accordance with the guidance in PPG25.

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

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

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas

Attention is drawn to the following directives:

1. The applicant is advised that light aircraft activity is generated by Sheffield Airport and therefore you may wish to consider noise insulation.

2. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

If you require any further information please contact Mr S A Turner on Sheffield (0114) 2734383.

74 3. All drainage must be passed through a suitable petrol/oil interceptor prior to discharge from the site. These matters will be covered in the Building Act submission.

4. The developer's attention is drawn to Sections 7 and 8A of the Chronically Sick and Disabled Persons Act 1970, as amended, and to that code or any such prescribed document replacing it. Section 8A 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.

Site Location

LOCATION AND PROPOSAL

The application site area is approximately 1 hectare; it was part of the Tinsley Open Cast Site. It is level except for a steep embankment at the rear of the site that slopes up to a larger partially developed industrial site to the east. There is no significant vegetation on the site, although landscaping works have been carried out between the site and the road on the Europa Link frontage. The surrounding area is industrial in character comprising of older development from the 1960/70s and more recently constructed units that have been developed following the completion of the open casting works.

The application proposes the construction of 5 two-storey freestanding office buildings. Each office building is capable of being split into 2 units. The total office floor spaces comprises of approximately 3,800 sqm.

The buildings have been sited to address the road frontage with car parking to the rear. The access is located at the southern end of the site and already exists. It serves other industrial sites. 70 car parking spaces are proposed along with an additional 9-disabled spaces.

The proposed buildings are brick faced with a pitched standing seam roof. The elevations are sub-divided into bays some of which incorporate powder coated window openings and others full height curtain wall glazing.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies within a Fringe Industry and Business Area as identified on the proposals map of the Unitary Development Plan. Preferred uses are business, general industry and warehousing, policy IB6.

Planning Policy Statement 6 “Planning for Town Centres” makes it clear that offices are town centre uses. It seeks to focus such development within existing centres in order to promote the vitality and viability of centres and in order to ensure that development is accessible by a choice of means of transport. However it is considered that in the longer term there will be insufficient land in the city centre to meet all the city’s office needs. As the application site is in a reasonably sustainable location it is considered to be a suitable out of centre location for accommodating offices, some of which don’t lend themselves to a city centre location. In addition the site is very prominent and therefore lends itself to an office scheme, which will result in a higher quality development and more attractive frontage. Large-scale industrial and warehousing buildings would also be constrained by the edge of the open casting works that cut through the site. This area cannot be built over due to differential settlement between the area that was

76 mined and the area that was not affected by the works. Given these considerations the site is considered suitable for an office scheme.

The office buildings are small individual units, the largest accommodating two units of approximately 520 sqm each. Units of this size would not attract major head quarter’s office developments, which would be of a particular concern if they were to be developed outside the city centre.

Access Issues.

The Transport Assessment demonstrates that the adjoining highway network can adequately accommodate the traffic likely to be generated by the development. The Highways Agency have been consulted and have raised no objections to the development.

The level of car parking proposed equates to approximately one space per 50 sqm of floor space. This falls within the Council’s guidelines and is constrained to reflect the accessibility of the site and the general of objective of encouraging access by means other than the private car.

There are two bus services that serve the site; the most frequent operates every 20 mins in the am peak and every 30mins thereafter. The service connects with the City Centre, Rotherham Town Centre and Meadowhall Interchange where there are numerous bus, rail and supertram services available. A contribution from all developments in this locality is being sought for funding the running costs of the A1 bus service referred to above. This will allow the service to be subsidised until sufficient development is in place for the service to be self-financing. A planning obligation has been agreed which secures a contribution of £3,234 for this service.

The Trans Pennine Trail passes close to the site linking with Carbrook, Meadowhall and Handsworth. Covered cycle parking facilities are to be provided along with showers and changing facilities in the largest office unit. Minor works to extend the cycle route are to be undertaken along the Shepcote Lane frontage. A footpath cycle connection will be provided between the site and Shepcote Lane, which will provide convenient access to the cycle network and bus stops.

The applicants have produced a Framework Travel Plan, which will provide a framework for the individual full travel plans to be prepared for each unit.

The site access is considered to be satisfactory to serve the development proposed and adequate off street servicing arrangements are proposed.

Design and layout Issues.

The office buildings have been positioned to address the roads that surround the site, which is considered to be the optimum layout in townscape terms. Ideally the built form would have wrapped around the corner where Shepcote Lane meets Europa Link, however this corner is affected by the open cast works and cannot be built on. The applicants have therefore proposed a small amenity space incorporating seating, public art and landscaping.

The buildings are fairly small freestanding units. In townscape terms a smaller number of larger scale buildings would have been preferable, as the buildings would have had greater presence. However the applicants consider that the smaller scale detached buildings proposed meet the market demand and larger scale office buildings would perhaps have conflicted with the objective of concentrating major office development in existing centres.

The building design is fairly traditional comprising of mainly brick faced elevations with a pitched standing seam roof. Large panels of double height curtain wall glazing are proposed on both the car park and road side elevations and also on the gables facing onto the Shepcote Lane and Europa Link corner. The roofs have been designed with projecting eaves and the building entrances are marked with canopies. All the buildings are of one family of design and will incorporate common materials. Overall the design is considered to be satisfactory and will contribute positively to the townscape of this part of the city.

Landscaping.

The recently developed sites adjoining Europa Link have been designed with a strong landscape framework to the road frontage. This approach is continued by introducing a planting area along the entire site frontage, which includes an avenue of trees and bold blocks of shrubs. Further amenity planting is proposed within the site including woodland mix planting on the embankment between the site and the larger industrial site to the east.

Within the site the parking bays are to be blocked paved which will help to break up the areas of hard surfacing.

SUMMARY AND RECOMMENDATION

The proposal is consistent with Unitary Development Plan policies and a suitable location for a development of small offices. The design of the offices and the site layout are acceptable and the scheme will contribute positively to the street scene. The traffic can be accommodated on the highway network and the car parking levels are appropriate for this location. The development is speculative and if implemented will widen the range and availability of business space in the city. It is therefore recommended that planning permission be granted subject to the completion of a planning obligation.

HEADS OF TERMS

The developer shall contribute £3,234 towards the continued provision of a high frequency bus service between Rotherham/Meadowhall/Sheffield.

Case Number 06/01306/FUL

Application Type A Full Planning Application

Proposal Erection of a 7 storey mixed use commercial, retail and residential (53 apartments) building with basement car parking and associated landscaping works (Revised plans received

Location Land At Junction Of West Bar/Lambert Street, And 117-119 West Bar, Sheffield, S3 8PT

Date Received 11/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Garnett Netherwood Architects

Recommendation Grant Conditional subject to the completion of 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.

In order to ensure an appropriate quality of development.

3 .Notwithstanding the approved plans, prior to the commencement of development large scale details of the following items at a minimum scale of 1:20 shall be submitted to and approved in writing by the Local Planning Authority:

i. Windows (including details of recess); ii. Doors; iii. Eaves and verges; iv. External wall construction; v. Entrance details; vi. Retail frontage (section); vii. Louvers to the ground floor car park fronting Lambert Street.

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

4 A minimum of 25% of the apartments shall be designed to mobility standards unless otherwise agreed in writing by the Local Planning Authority.

In order to meet the housing needs of people with disabilities in accordance with Unitary Development Plan policy H7.

5 Prior to the commencement of development, full details of suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the following:

− Provision of disabled parking accommodation within the parking area to include an access zone to each side of each space; − A plan to demonstrate level access to all parts of the new development; − Details of manifestation to full height glazing and glazed doors in accordance with BS8300;

And shall have regard to information provided in the Council's Disability Design Standards.

The development shall not be used unless such access and facilities have been provided in accordance with the approved plans. 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.

6 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

b) Be capable of achieving the following noise levels: − Bedrooms: LAeq 15 minutes - 30 dB (2300 to 0700 hours) − Living Rooms: Laeq 15 minutes - 40 dB (0700 to 2300 hours),

c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

80 Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the future occupiers of the building.

7 Prior to the commencement of development, further details of noise insulation works between the different use areas within the development (e.g. ground floor retail and car parking areas to residential above) shall be submitted to and approved in writing by the Local Planning Authority. The works shall be capable of achieving the following internal criteria for noise impacts at the apartments from sources at the separate uses (using 15 minute measurement periods):

(i) NR25 in bedrooms between 2300 and 0700 (ii) NR35 in living areas between 0700 and 2300

The residential accommodation hereby approved shall not be occupied until the noise insulation works have been implemented in accordance with the details hereby approved and thereafter retained.

In the interests of the amenities of the future occupiers of the building.

8 Before the use of the development is commenced, a Validation Test of the sound attenuation works required in accordance with Conditions 6 and 7 above, shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

a) Be carried out in accordance with an approved method statement,

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

9 Prior to the commencement of development, further details of a ventilation scheme to serve the bedrooms and living rooms of the residential apartments, where windows are required to be kept closed to achieve the internal noise levels required by Condition 6 & 7 above shall be submitted to and approved in writing by the Local Planning Authority and shall be implemented as approved and thereafter retained.

In the interests of the amenities of future residential occupiers.

10 Before the use of the building for Food and Drink purposes (Use Class A3) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the Use Class A3 use to the street to levels not exceeding:

i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq,

ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq,

iii) Be capable of restricting noise breakout from the Class A3 use to the flats above to levels complying with the following:

Bedrooms: Noise Rating Curve (VARIABLE) (2300 TO 0700 hours),

Living Rooms: Noise Rating Curve NR35 (0700 to 2300 hours),

(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz).

Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and of the residential occupiers of the building.

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

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

12 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

13 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

14 The use of the active ground floor to the new block at the corner of West Bar and Lambert Street shall be in accordance with Classes A1 (retail) or A3 (restaurants and cafes) of the Town and Country Planning (Use Classes) Order (1987).

In order to define the permission.

15 The ground floor commercial units shall be used for the purposes outlined in Condition 14 above only between 0800 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays unless otherwise approved in writing by the Local Planning Authority.

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

16 Before the development is commenced, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

To ensure satisfactory drainage arrangements.

18 No development shall commence until details of any proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works have been submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented as approved.

To ensure that the development can be properly drained.

19 The surface water discharge from the site shall be subject to a reduction of at least 20% compared to the existing peak flow and that the detailed

83 proposals for surface water disposal, including calculations to demonstrate the reduction, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The proposals shall be implemented as approve.

To ensure that the development encourages the conversation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

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

To prevent pollution of the Water Environment.

21 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.

22 Prior to the commencement of development, further details of a Green Roof to the development shall be submitted to and approved in writing by the Local Planning Authority. The Green Roof shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

23 Before the buildings are occupied, the footpaths adjoining the site shall be resurfaced in accordance with the relevant palette of materials set out in the Urban Design Compendium.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

24 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

84 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 the interests of the amenities of the locality.

25 Surface water discharge from the completed development site shall be restricted to a maximum flow rate of 5 litres per second per hectare. Before the development is occupied written confirmation shall be given to the Local Planning Authority that the necessary equipment has been installed on site to achieve the required restricted rate of discharge.

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

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

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

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas H2 - Locations for Housing Development H7 - Mobility Housing H12 - Housing Development in the City Centre BE5 - Building Design and Siting BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings

85 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. The applicant is advised to note the contents of the letter form YEDL/NEDL dated 27 April 2006 regarding diversions that may be required on the site on the basis that there is apparatus that may be encountered during construction of the proposals.

Site Location

LOCATION AND PROPOSAL

The application site extends to an area of approximately 0.153 hectares at the junction of West Bar and Lambert Street. The site incorporates the Grade II Listed Building at 115-119 West Bar, which is a three-storey building dated to 1794 with early nineteenth century alterations constructed in brick and slate with wooden sash windows and a wooden shopfront. The area of land surrounding the Listed Building (within the application site) is utilised by West Bar Motor Group for the display and sale of cars, within an open forecourt to the north of the Listed Building and simple single storey structure to the south. The remaining area of the site to the west of the Listed Building is used for car parking.

The surrounding area is mixed in character. To the south, the site is adjoined by the Fire Station Museum (Peter House), a four and a half storey red brick building, which is also Grade II Listed and curves around the corner of West Bar into Tenter Street. Opposite the site on Lambert Street is the John Watts Cutlery Works, a complex of Grade II Listed former metal trades buildings for which planning permission has been granted for the conversion and extension of the retained buildings (to a maximum height of five storeys) to provide 57 residential units and five office units. Adjoining the site to the west is a two-storey warehouse and to the southwest is West Bar Police Station for which outline planning permission has been granted for the development of a mixed-use scheme comprising office and residential use, which anticipates a development to a maximum height of 17 storeys.

The entire site lies within the Furnace Hill Conservation Area and falls within the St Vincent’s Quarter, as defined in the Urban Design Compendium.

This application is a full planning application for the retention and conversion of the existing Listed Building to provide B1 office accommodation and the construction of new development comprising the following:

- A new commercial B1 office building between the Listed Building (115-119 West Bar) and the Fire Service Museum, comprising 5 floors of accommodation, designed to match the height of the Museum. This is constructed predominantly in red brick with a glazed top floor element and zinc soffits and fascias to the visible area of the roof. This element will also include a green roof.

- On the corner of West Bar and Lambert Street, a seven-storey residential development with an active ground floor retail/food and drink use and six floors of residential accommodation above. This element is designed to provide a landmark to the corner of West Bar and Lambert Street. It will be predominantly constructed in red brick and zinc cladding with extensive areas of glazing using recessed aluminium frames to further articulate the elevations. Visible roof areas will again be constructed using zinc soffits and fascias.

87 - The Lambert Street elevation presents six storeys comprising ground floor office space with five floors of residential accommodation above. To reduce the visual impact of development the fifth floor is constructed in zinc cladding and is set back 1.8 metres from the main façade with the sixth floor fully glazed and set back 6 metres. This elevation is constructed in a variety of materials including red brick, coloured render, zinc cladding and zinc soffits and fascias to visible roof lines.

One level of car parking is proposed, providing 26 car parking spaces and incorporating cycle parking. Vehicular access is achieved from Lambert Street. Above the lower level car park is a courtyard garden provided for the residents of the development.

This scheme represents a substantial revision from the proposal originally submitted. The development has been reorganised to remove the mass of development to the rear of the Listed Building to create an ‘open’ setting to the Listed Building, which is now framed by the new development. This also allows the creation of a courtyard to the rear of the Listed Building. The corner building has been amended to create a more glazed structure with a simplified fenestration treatment and understated materials palette comprising red brick and zinc cladding to the corner element only, which is considered appropriate given the sites location within the Conservation Area. The Lambert Street elevation has been amended to introduce substantial setbacks to the fifth and sixth floors to minimise the visual impact of development and ensure an appropriate relationship to John Watts Cutlery Works opposite, and an improvement to the quality of materials by omitting areas of aluminium rainscreen cladding previously proposed. A deck of car parking has also been lost to provide additional office space to the ground floor of Lambert Street, to improve the pedestrian environment and increase the level of commercial floorspace.

RELEVANT PLANNING HISTORY

The most relevant planning history is listed below:

06/01309/LBC Listed Building Consent for works to the Grade II Listed 115-119 West Bar in connection with the redevelopment of the site. This application is considered in the next item.

89/01512/FUL Use of 115-119 West Bar for offices and store Refused with Enforcement Action

SUMMARY OF REPRESENTATIONS

The application was advertised by press notice, site notice and by neighbour notification letters. One letter has been received from a resident of S7 who considers that the design, though sympathetic to the Fire Service Museum, is ‘rather boring’ and ‘cheap’ and non-descriptive and would appreciate a ‘more daring design’.

The following key statutory consultation responses have been received:

English Heritage: In response to the initial application, English Heritage advised that whilst welcoming the principle of redevelopment of the site, they did not support it in the manner proposed on the basis that it was harmful and out of keeping with the character of the Conservation Area and will adversely affect the setting of the Listed Building. English Heritage were particularly concerned that the Lambert Street elevation was overlarge and un-neighbourly to the John Watts building opposite. The revisions to the scheme have sought to address some of the concerns raised by English Heritage, who have been re-consulted. Their response will be reported directly to Planning Board.

Council for British Archaeology: Advise that on the basis that the site was fully developed by 1736, the recommendations of the submitted archaeology report for further work should be followed.

Conservation Advisory Group: In response to the scheme initially submitted, CAG considered that the tower building was too high and too close to the Lambert Works. The Group welcomed the modulation but felt that the proposed Scheme was considerable over-development of the site, the blind facade on Lambert Street was inappropriate and the projecting of the development into the public realm was also inappropriate. They also consider that the scheme would have a damaging impact on the setting of the Old Fire Station and did not relate in scale to the listed building at 117-119 West Bar, which was to be incorporated in the scheme.

PLANNING ASSESSMENT

This application represents a key site within the St Vincent’s Quarter with a prominent location fronting West Bar. The proposal will ensure the retention and re-use of the Listed Building at 115-119 West Bar and a modern development either side of this building to provide a frame and an appropriate corner marker. On Lambert Street, the scheme will provide a clean and simple elevation to a scale that respects the John Watts complex opposite and is sympathetic to its location within the Furnace Hill Conservation Area. It will provide a balance of high quality commercial office space and residential accommodation within the St Vincent’s area. In assessing the application there are eight principal issues to consider:

(a) Policy and land use; (b) Impact on the Listed Building, adjacent Listed Buildings and the Conservation Area; (c) Scale, massing and design; (d) Residential amenity; (e) Landscape and ecology and public art; (f) Archaeology; (g) Highway issues; (h) Accessibility.

This Council is also required to consider responses received as a result of the consultation exercise.

Policy and Land Use

Within the Adopted Unitary Development the site falls within a General Industrial Area. Policy IB5 of the Unitary Development Plan, which relates to development in General Industry Areas, advises that General Industry (Use Class B2) and Warehousing (Class B8) are preferred uses within these areas. A number of other uses are deemed acceptable, including small shops (Use Class A1), food and drink outlets (Use Class A3), and business (Use Class B1) uses. Policy IB9 of the Unitary Development Plan seeks to limit development that would prejudice the dominance of business and industry in this area, and require that residents should not be made to suffer unacceptable living conditions by way of noise, air pollution, or ground contamination.

This application comprises 1358 square metres of office space (B1), 277 square metres of small retail (A1)/food and drink uses (A3) and 50 apartments (Use Class C3) (41 x 1 bedroom and 9 x 2 bedroom). The office, small retail and food and drink elements are acceptable in the context of Policy IB5. However, the residential development is considered unacceptable on the basis that living conditions in General Industry Areas are deemed unsatisfactory for living there permanently. Given the inclusion of residential uses, this application is contrary to Policy IB5 of the Adopted Unitary Development Plan and represents a departure from the Plan. As such, it has been advertised as a Departure.

St Vincent’s Action Plan

Whilst residential accommodation is contrary to Policy IB5 of the Unitary Development Plan, it is relevant to acknowledge that the application site lies within the St Vincent’s Quarter, which is the subject of the St Vincent’s Action Plan (2004- 2014). The preparation of the Action Plan followed increasing pressure for new development in this inner-city area and provides a clearly defined vision prior to the future adoption of the Sheffield Development Framework, which will replace the current Unitary Development Plan. The Action Plan was adopted by the Council in December 2004 and represents a material consideration in the determination of this application. It acknowledges the importance of St Vincent’s as an area to both live and work, to create a vibrant and successful place.

Within the Action Plan, the application site is designated a new ‘Business Area’, which defines business (B1) to be the preferred use but also defines housing (C3), small convenience shopping (A1) and food and drink (A3) as acceptable uses, where it can be demonstrated that the latter makes a vital contribution to the delivery of substantial office space. As such, business uses would be expected to form a significant part of any re-development proposal.

In this application, the scheme provides 1358 square metres of office space, 277 square metres of retail/leisure and 2535 square metres of residential accommodation (equating to 50 residential units). This is a ratio of 33% office, 6% retail/leisure and 60% housing with an overall balance of 39% non-residential: 61% residential. Whilst the balance of uses does not provide a dominant B1 business use, it is considered that the extent of commercial floorspace in this scheme has

90 largely been determined by the layout and massing of development and the constraints of the site in terms of the Listed Building. The applicant has provided a single office block within the scheme in addition to the conversion of the Listed Building to office space and in the revised scheme, has provided additional office space to the ground floor of Lambert Street. The remaining residential accommodation is required to ensure the viability of the scheme and as a consequence of the need to deliver a scheme that appropriately marks the corner of the site. Furthermore, the balance of uses proposed is consistent with that currently achieved on other schemes within the St Vincent’s Quarter and as such, is considered an appropriate balance between commercial and residential use.

Accordingly, although failing to comply with Policy IB5 of the Unitary Development Plan, the application meets the objectives of the St Vincent’s Action Plan by providing a high-quality mixed-use development with a strong office element. This is a material consideration in the determination of this proposal and represents up- to-date planning guidance for the development of the St Vincent’s area. Moreover, with regard to housing development, given the sites location within the City Centre, Policy H2 identifies the City Centre as a main location for housing development whilst Policy H12 also promotes housing in the City Centre where it would (a) help strengthen existing communities in areas where housing is already established, (b) create new sustainable communities in areas that would not suffer from unacceptable living conditions, including air pollution, noise, or other nuisance or risk to health and safety. The principle of development is therefore considered acceptable.

Impact on the Listed Building, adjacent Listed Buildings and the Conservation Area

The application site lies within the Furnace Hill Conservation Area. It also includes a Grade II Listed Building within the application site at 115-119 West Bar and lies adjacent to the Grade II Listed Peter House (Fire Service Museum) and the John Watts cutlery works on Lambert Street opposite. As such, the application must be assessed in terms of the impact on the Listed Building and historic environment. With regard to the Unitary Development Plan, Policy BE15 advises that buildings and areas of special architectural of historic interest will be preserved or enhanced and development that would harm their character of appearance will not be permitted. Policy BE16 relates to Conservation Areas and requires development to preserve or enhance the character or appearance of the conservation area. With specific regard to Listed Buildings, Policy BE19 requires that internal and external alterations and new buildings within the curtilage should preserve the building’s character, appearance and setting. These policies reflect guidance contained in Planning Policy Guidance Note 15: Planning and the Historic Environment.

The application proposes a number of alterations to the Grade II Listed 115-119 West Bar, which is the subject of a separate Listed Building Consent and for which the basis of work is minimal intervention. However, this proposal will clearly impact upon the setting of the Listed Building. As noted above, the scheme has been revised to create a predominantly open view to the rear of 115-119 West Bar so that the new development effectively frames the Listed Building. At ground floor level, the new buildings incorporate fascia details, which are designed to respect the line of the shopfront to the Listed Building and ensure a human scale to the

91 development. Moreover, the elevations of the two blocks framing the Listed Building are to be constructed in red brick, glazing and zinc cladding, which will respect the historic character of the area.

As such, it is considered that the new development will preserve the character of the Listed Building at 115-119 West Bar and will, in fact, improve the setting by removing the company advertisement currently located on the flank wall of the building and the car display area. In relation to Peter House, which is also Grade II Listed, it is considered that the new development respects the building in terms of its height and materials and has regard to its character in terms of the vertical fenestration treatment. Indeed, the new building will replace the current car dealer ownership and thus improve its setting.

Finally, it is relevant to consider the impact on the Grade II Listed John Watts Cutlery Works on Lambert Street, which is currently the subject of redevelopment to provide 57 flats and five offices. This scheme retains the existing frontage with three to five storeys of development to the rear, based around a central courtyard. The front Listed element has an eaves height of between 7-9 metres. This application has been revised to provide a set back to the top two floors of the Lambert Street elevation to improve the relationship to the John Watts building. As such, the main façade extends to four floors of accommodation with an ‘eaves’ height of 12 metres towards West Bar, dropping to 7 metres further up Lambert Street, which is broadly compatible with John Watts opposite. As such, it is considered that the proposed development will not detract from the character, appearance or setting of the Listed Building.

Thus, in terms of the impact on the various Listed Buildings both within and adjacent to the site, it is considered that the development will preserve and enhance the character and setting of the Listed Buildings and is in accordance with Policies BE15 and BE19 of the Adopted Unitary Development Plan.

In respect of the Furnace Hill Conservation Area, it is considered that the existing land uses on the application site are not necessarily sensitive to the quality of the Conservation Area. It effectively forms a gap site in a very prominent location with the potential to restore the urban grain. The proposed development is considered to provide an appropriate infill of the urban grain in high quality materials that are appropriate to the Conservation Area (predominantly red brick and zinc cladding) and as such, is considered to preserve or enhance the character of the Conservation Area and in accordance with Policy BE16.

Scale, massing and design

Policy BE5 of the Adopted Unitary Development Plan relates to building design and siting and advises that good design and the use of good quality materials will be expected in all new developments. It seeks to achieve original architecture and a design on a human scale with varied materials that break down the overall mass of development.

It is considered that fronting West Bar, the revised scheme has been designed to relate sympathetically to the scale of adjoining Peter House whilst the corner

92 building provides a suitable marker to the St Vincent’s Quarter from West Bar and appropriately frames the Listed Building. On Lambert Street, the modern elevation also incorporates significant setbacks to the upper floors to provide an appropriate relationship to the building opposite and a suitable enclosure ratio to the street. Indeed, the use of set backs and recessed window details will articulate the elevations to provide visual interest to the development. The introduction of active ground floor uses along all aspects of the proposal will ensure that it is designed to a human scale.

Finally, it is considered that the revised materials palette comprising zinc cladding, red brick, coloured render and significant areas of glazing will ensure a building of architectural merit that is appropriate within the Furnace Hill Conservation Area in accordance with Policy BE5.

Residential Amenity

There is limited residential accommodation in the vicinity of the site at present but the future conversion of John Watts Cutlery Works will deliver residential accommodation on the upper floors. Consequently, part of this development fronting Lambert Street will lie opposite part of the John Watts building with primary and secondary windows to both facades. The distance between the buildings is approximately 10 metres, which although not an extensive gap, is a typical façade to façade distance of many urban streets and provides a built form that is appropriate to the historic character of the area. Thus, it is considered that 10 metres will provide a certain level of privacy and would not be sufficient grounds on its own to refuse the proposal.

The application included an initial noise impact assessment which identified the Lambert Street elevation to fall within NEC C, as defined by PPG24 and the West Bar façade in the lower end of NEC B. NEC C determines that planning permission should not normally be granted but where it is considered that permission should be given, conditions should be imposed to ensure a commensurate level of protection against noise. NEC B determines that noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection against noise. The Environmental Protection Service raise no objection to the development subject to the imposition of appropriate conditions to ensure the provision of an adequate level of protection against noise, both externally and between different uses.

Landscape and Ecology and Public Art

The development provides a courtyard area to the rear of the Listed Building and a landscaped podium to the second floor. Initial concept proposals for the landscaped area are considered broadly acceptable although a more mature level of planting will be required. The full soft and hard landscape schedule will be required as a condition of this approval

The applicant has advised that Green Roofs will be incorporated onto the office building adjacent to Peter House. Details will be required by condition.

A condition is also proposed requesting further details of public art provision to be incorporated within the development site.

Open Space Enhancement Contribution

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £46,066.75 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

Archaeology

The application included the submission of an archaeological desk-based assessment of the site. This concludes that the majority of the site consists of parking areas that have not been developed following the demolition of the late eighteenth century buildings formerly on the site. As such, there is a high potential for the survival of foundations and features associated with the domestic and industrial activities carried out on the site. Further archaeological evaluation is therefore required and is a condition of this approval.

Highway Issues

A detailed response form the Highways Development Control team is awaited and will be reported directly to Planning Board.

Accessibility

Policy H7 of the Unitary Development Plan encourages all new housing to be provided with at least 25% of the accommodation to be Mobility Housing, which will be sought as a condition of this approval.

In terms of access, the application advises that level access is achievable to all parts of the development with the exception of the Listed Building, where it is not possible to incorporate lift access due to the constraints of the building. Internally, however, the scheme is designed to meet the requirements of Part M of Building Regulations. It is proposed, however, to attach a condition requesting further details and clarification of the accessibility of the site, which will be developed in the course of the detailed design process.

RESPONSE TO REPRESENTATIONS

One response was received as a result of the public consultation exercise from a resident of S7, some distance from the application site. The concerns relate to design quality and the selection of materials, which, it is considered has been fully addressed in the above report.

94 In response to the comments from the Conservation Advisory Group, it is considered that the revised plans address some of the concerns of the group by providing substantial set backs to the top two floors of the Lambert Street elevation, to improve the relationship to the Cutlery Works opposite. With regard to the scale of development, it is considered that it relates well to Peter House and the corner element is appropriate to provide a marker to the site and is consistent with the scale of surrounding development. Finally, whilst acknowledging that new development within the site is of a different scale to the Listed Building, it is considered that it appropriately frames the Listed Building and is of an acceptable quality in terms of design and materials to provide an appropriate setting.

SUMMARY AND RECOMMENDATION

The proposed development represents a departure from the Unitary Development Plan on the basis that it fails to comply with Policy IB5 of the Unitary Development Plan, which states that housing is an unacceptable use in General Industry Areas. However, the site is situated within a Business Area as defined in the recently approved St. Vincent’s Action Plan, which supplements existing planning policy for the St. Vincent’s Quarter prior to a major review of the Unitary Development Plan as part of the Sheffield Development Framework. In Business Areas, housing is an acceptable use in schemes where business space forms a significant part of the proposal. This application is considered to provide a significant proportion of commercial space.

The design and massing of the proposed development has been revised from the original submission to improve the relationship to adjacent Listed Buildings and the Conservation Area and is considered to provide a balanced scheme of some architectural merit.

Members are therefore recommended to grant consent subject to the conditions below and subject to the owner submitting a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council on or before the first occupation of the development the sum of £46,066.75 to be used for the provision of open space in the locality of the site.

Case Number 06/01309/LBC

Application Type Listed Building Consent Application

Proposal Erection of a 7 storey mixed use commercial, retail and residential (53 apartments) building with basement car parking and associated landscaping works

Location Land At Junction Of West Bar/Lambert Street, And 117-119 West Bar, Sheffield, S3 8PT

Date Received 11/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Garnett Netherwood 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 Prior to the commencement of any development, further details of the proposed extension to the shopfront shall be submitted to and approved in writing by the Local Planning Authority. Such details shall include:

− A detailed elevation drawing at 1:20 of the new shopfront to include details of the all new joinery and timber structural elements and/or the repair, alteration or replacement of existing timber elements (including pilasters); − Details of all materials to be used in the construction of the new shopfront including the submissions of samples; − Details of the extent and specification of brick/stone repair/replacement in association with the new shopfront; − Details of all new doors including frame section sizes, reveal depths and any mouldings and architraves;

The work shall be implemented as approved and shall thereafter be retained.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

96 3 A sample panel of any new proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

4 The abutment of new walls to the Listed Building shall not be bonded into existing walls by removing existing masonry unless otherwise agreed in writing by the Local Planning Authority

In order to ensure the protection of the original fabric of the Listed Building

5 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

6 Prior to the commencement of development, details and specifications of the proposed second floor window (left hand side) shall be submitted to and approved in writing. The window shall match as closely as possible the existing traditional second floor window and details shall include: reveal depths, double glazing, secondary glazing, mouldings, architraves and the location of trickle vents. The replacement window shall be installed in accordance with the approved details and thereafter retained.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

7 The design and location of all new internal and external light fittings shall be approved in writing by the Local Planning Authority before the development commences. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

8 Details of proposals for the repair of the flank wall following removal of the existing West Bar Motor Company signs shall be submitted to and approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

97 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.

BE15 - Areas and Buildings of Special Architectural and Historic Interest BE19 - Development affecting Listed Buildings

Site Location

LOCATION AND PROPOSAL

The entire application site extends to an area of approximately 0.153 hectares at the junction of West Bar and Lambert Street. It comprises the Grade II Listed Building at 115-119 West Bar and surrounding the Listed Building, an area of land utilised by West Bar Motor Group for the display and sale of cars, within an open forecourt to the north of the Listed Building and simple single storey structure to the south. The remaining area of the site to the west of the Listed Building is used for car parking.

The Grade II Listed Building is a three-storey block dated to 1794 with early nineteenth century alterations. It is constructed in brick and slate with wooden sash windows and a wooden shopfront. The listing relates specifically to the external appearance of the building in terms of the two window ranges with multi- keystone lintels and an inscribed datestone between them. It notes a near centred door with heavily pilastered surround and a twentieth century door with overlight, flanked by single 4-pane shop windows. It also notes that the interior was not inspected.

This is a Listed Building Consent application for works to the Listed Building at 115-119 West Bar. The impact on the setting of the Listed Building has been fully assessed in the previous report for the full planning application 06/01396/FUL. The works to the Listed Building comprise the following:

− Extension of the shop front to the right of the doorway so that it is balanced with the left and removal of modern doorway; − Re-glazing of the shop front; − Replacement of the modern top left hand window with a sash design to replicate the traditional windows; − Removal of the advertising to the flank wall of the building.

The application also proposes some internal works comprising removal/alteration of internal partitions. It is acknowledged, however, that the listing description makes no reference to the internal structure of the building.

RELEVANT PLANNING HISTORY

The most relevant history is the concurrent planning application (considered previously) for redevelopment of the site:

06/01306/FUL: Erection of a seven storey (max) mixed use commercial, retail and residential development including basement parking and associated landscaping works.

In addition, the following applications are relevant:

97/00027/LBC Installation of one illuminated fascia sign: Granted

90/02947/LBC Alterations to front elevation: Granted

SUMMARY OF REPRESENTATIONS

The application was advertised by site notice and press notice as a development affecting a Listed Building and also within the Furnace Hill Conservation Area. No responses have been received.

With regard to the statutory consultation, the following key responses have been received:

English Heritage: With regard to the original LBC submission, English Heritage advise that the application is not sufficiently clear about the detail of the proposed works and a further PPG15 justification statement is required. The applicant has recently submitted this additional information to English Heritage and their revised response will be reported directly to Planning Board.

PLANNING ASSESSMENT

The listing description relates principally to the external appearance of the building with specific regard to the wooden shopfront with full width cornice and 4-pane shop windows. The interior was not inspected as part of the listing and in fact, has been much altered. This application principally seeks to extend the shopfront to the right of the doorway so that it is balanced with the left and both sides will be re- glazed. This will serve to provide a more open frontage and assist in ensuring the viability of the building.

In addition, it is proposed that the modern top left hand window will be replaced with a sash design to replicate the traditional windows.

The principle issue to consider in the determination of this application is the impact of the proposed works on the character and appearance of the Listed Building. In this respect, Policy BE15 advises that buildings and areas of special architectural of historic interest will be preserved or enhanced and development that would harm their character of appearance will not be permitted. Policy BE19 requires that internal and external alterations and new buildings within the curtilage of Listed Buildings should preserve the building’s character, appearance and setting. These policies reflect guidance contained in Planning Policy Guidance Note 15: Planning and the Historic Environment and S66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, which states that in considering whether to grant planning permission for development which affects a Listed Building or its setting, the local planning authority must have special regard to the desirability of

100 preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Whilst the external appearance of 115-119 West Bar would suggest that the building has been well maintained, it is considered that the building lies in isolation and surrounded by relatively poor quality uses in terms of the garage forecourt and car parking. The proposed development will restore the urban grain and provide an appropriate frame to the Listed Building and in this respect, is considered to preserve the building’s character, appearance and setting in accordance with BE15. Moreover, it will lead to the removal of the advertisement that is currently attached to the flank wall of the Listed Building. Details of measures to repair this wall, following its removal, will be required by condition.

With regard to the specific works proposed to 115-119 West Bar, it is considered that the replacement of the modern third floor window with a traditional sash to match the existing windows will preserve and enhance the appearance of the building, in accordance with BE19. The most significant alteration is the extension to the wooden shopfront to the right of the existing main doorway. The shopfront extension will provide a more balanced appearance and deliver an attractive and open ground floor that may ensure the viability of the building in terms of its future use. Further details of the shopfront works in terms of matching the design of the shopfront to the left hand side of the door and materials, will be required as a condition of this approval. It is considered that if undertaken sensitively, the works will preserve the features of special architectural interest in accordance with BE19.

Whilst internal works are proposed, it is acknowledged that the internal layout of the building has been significantly altered to date and is not specifically referred to in the listing description. As such, it is concluded that works to existing partitions are unlikely to detract from the character or special architectural interest of the building, in accordance with BE19.

RESPONSE TO REPRESENTATIONS

As noted above, with regard to the observations from English Heritage, the applicant is providing more information to address their concerns. With regard to the Conservation Advisory Group, it is considered that the revised plans address some of the concerns of the group by providing substantial set backs to the top two floors of the Lambert Street elevation, to improve the relationship to the Cutlery Works opposite. With regard to the scale of development, it is considered that it relates well to Peter House and the corner element is appropriate to provide a marker to the site and is consistent with the scale of surrounding development. Finally, whilst acknowledging that new development within the site is of a different scale to the Listed Building, it is considered that it appropriately frames the Listed Building and is of an acceptable quality in terms of design and materials to provide an appropriate setting.

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SUMMARY AND RECOMMENDATION

On balance, it is considered that the proposed works to the Listed Building will ensure the long-term viability of this building and will not detract for any features of special architectural of historic interest. As such, it is considered to accord to the relevant policies within the Adopted Unitary Development Plan and advice contained within PPG15.

Members are therefore recommended to grant consent subject to the listed conditions.

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