SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 15/01/2007 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

Lucy Bond 0114 2734556 CONTACT POINT FOR ACCESS Chris Heeley TEL NO: 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/02410/FUL 73 Sothall Green Beighton 6 Sheffield S20 1FG

05/03230/FUL Suffolk House 16 Suffolk Road 15 Sheffield S2 4AJ

05/04338/OUT Sheffield City Airport Europa Link 24 Sheffield S9 1XZ

06/01587/FUL 151 Arundel Street Sheffield 61 S1 2NU

06/02708/FUL Ecclesall Lawn Tennis Club Carter Knowle Road 78 Sheffield S7 2DX

06/03440/CHU 126, 136 & 138 London Road Sheffield 84 S2 4LR

06/03443/OUT Site Of Meersbrook Park United Reformed Church 93 Chesterfield Road And Beeton Road Sheffield S8 9FJ

06/03462/FUL Site Of Meersbrook Park United Reformed Church 105 Chesterfield Road And Beeton Road Sheffield S8 9FJ

06/03486/FUL Land Opposite Gospel Hall Eckington Road 114 Beighton Sheffield S20 1EQ

06/03605/FUL 12 Meadowhead Drive Sheffield 119 S8 7TQ

06/03861/FUL Land At Eyre Street, Jessop Street And Earl Street 127 Sheffield S1 4QW

06/03903/FUL (Formerly PP- 1 Crookes Road 00142018) Sheffield 139 S10 5BA

06/03922/LBC Site Of 22-24 Mary Street And 63-67 St Marys Road 144 Sheffield

06/03998/FUL Kersal Mount Nursing Home 115 Manchester Road 148 Sheffield S10 5DN

06/04314/HDZ Doncasters Structures Ltd - Bramah Division Holbrook Works 158 Station Road Halfway Sheffield S20 3GB

06/04327/FUL (Formerly PP- La Vina 519 Ecclesall Road 00154732) Sheffield 162 S11 8PR

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE, SOUTH AND EAST Planning And Highways Area Board Date Of Meeting: 15/01/2007

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 05/02410/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse (As amended plans 30.11.2006)

Location 73 Sothall Green Beighton Sheffield S20 1FG

Date Received 20/06/2005

Team CITY CENTRE AND EAST

Applicant/Agent Russell Light

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 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance

6 of the dwelling shall be constructed without prior planning permission being obtained from the Local Planning Authority.

In the interests of the amenities of occupiers of adjoining property, bearing in mind the restricted size of the curtilage.

3 Before the dwelling is occupied a suitable boundary treatment, to be first agreed in writing by the Local Planning Authority, shall be in place and shall thereafter be retained.

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

4 Before the dwelling is occupied a screen to the roof terrace to match the detail of that already shown on the submitted plans or of an alternative detail to be first agreed in writing by the Local Planning Authority shall be in place along the north, south and part of the west elevations. The exact location of this screening shall be have first been submitted to and approved in writing by the Local Planning Authority, it shall thereafter be retained.

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

5 Before the dwelling is occupied the parking and turning space shown on the site plan, received on 30 October 2006 and numbered 1b, shall be in place and thereafter it shall be retained.

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

6 Before the development is commenced, details of all proposed external materials and finishes, including windows, shall have been 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 order to ensure an appropriate quality of development.

7 The exact location of the angled retaining wall in the newly created parking/turning area is not hereby approved and before development commences revised details, increasing the size of this area, shall have been submitted to and approved in writing by the Local Planning Authority, the development shall be carried out in accordance with these details thereafter.

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

8 The dwelling 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.

7 9 Before the dwelling is occupied any resurfacing works to the driveway shall have been submitted to an approved in writing by the Local planning Authority the said resurfacing shall be carried out in accordance with these details thereafter.

In the interests of the safety of road users.

10 The windows on the elevations of the dwelling facing North and South shall be glazed with obscure glass to the satisfaction of the Local Planning Authority and shall not at any time be glazed with clear glass without the prior written agreement of the Local Planning Authority.

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

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 H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments BE5 - Building Design and Siting

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. 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.

8 Site Location

INTRODUCTION

Members will recall that this item has twice been deferred from consideration at previous Area Board meetings, firstly to allow for a members site visit (13 November 2006) and secondly to allow for further design work (27 November 2006).

Subsequent to the second deferral the architect has revised the scheme so that a mono pitched roof has now been incorporated.

9 LOCATION AND PROPOSAL

The application relates to part of the garden area that currently serves 73 Sothall Green, the site measures 57 metres in length and 15 metres fronting Sothall Green. Number 73 is a semi detached red brick property, it, as with the adjoining property, has a slate pitched roof, both properties have stone coursing and stone cills and lintels.

The immediate street offers a varying mixture of housing types, to the immediate south of the application are twelve terraced properties of similar scale to number 73 & 75. These properties have similar stone cills and lintels but do not mirror the detail of the semi-detached dwellings, the finish of the terrace properties also varies between render, paint and red brick.

The wider street scene further increases the differing character of residential properties, on the next plot to the terrace properties to the south is a rendered bungalow, beyond which are two-storey stone built dwellings. The immediate street scene also includes dormer bungalows and a large single storey public house. Additions to properties over time have further increased the variety within this street scene.

It is proposed to erect a detached dwelling house and detached single garage within the curtilage of 73 Sothall Green. The proposed dwelling will use the existing vehicle access shared by 73 & 75 Sothall Green and is proposed to be a two- storey contemporary structure with a profiled metal, mono-pitched roof.

SUMMARY OF REPRESENTATIONS

Original Submission

There had been six letters of representation when the proposed scheme was last presented to members:

One representation had been received from Councillor Chris Rosling-Josephs. The e-mail reads:

‘Could you register objections on behalf of some of the residents on Sothall Green to the above application. This dwelling is out of character by having a flat roof with the rest of the houses in the road. There are problems with parking and access for No75 Sothall Green and this will exacerbate the situation. During construction No75 will have no access to the rear of their property’.

One representation had been received from SEA Planning Limited and four representations have been received from number 75 Sothall Green expressing the following objections:

- The proposal would intensify an existing substandard access without improving it and endanger highway safety (a school crossing patrol in the near vicinity is also mentioned).

10 - Sothall Green suffers from serious parking problems, which this proposal will add to. - The whole of the turning area shown in the plans is not in the ownership of the applicant and cannot therefore be included as part of the turning area for the new dwelling. - The proposals would block the windows of number 73 Sothall Green. - The rear terrace would overlook neighbouring properties including the side windows of number 73. - The design would not reflect the traditional design of the locality and would therefore detract from it; mention has been made to details such as the flat roof and window proportions. - Access to the rear of number 75 will be restricted.

There had also been a seven-signature petition in support of the proposal. The petition expresses support for the modern new-build home adding that its modest design and neat integration into the existing site will enhance the street and have a positive effect on the area.

Amended Submission

There has subsequently been three further letters of objection, two from previous objectors, and a third from a neighbour who had not previously objected. New issues raised in addition to previous concerns were:

- The design of the proposal is made worse by the mono pitched roof due to the shallow pitch and proposed materials. These proposed materials are also not considered to be in keeping with the locality. - The proposed dwelling would block the view of number 70, set to the east.

Policy Issues

The site lies within a Housing Area as defined within the Sheffield Unitary Development Plan, Policy H10: Development in Housing Areas states that housing is the preferred use.

In addition Policy H14: Conditions on Development in Housing Areas states that new development or change of use in such areas will be acceptable only if certain criteria is met, including:

- New buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and - The site would not be over-developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and - It would provide safe access to the highway network and appropriate off- street parking and not endanger pedestrians.

Policy H15: Design of New Housing Developments sets out a number of criteria that the design of new housing developments are expected to meet. In this regard, Policy BE5: Building Design and Siting is also particularly relevant, for example,

11 BE5 (a) states that new buildings should complement the scale, form and architectural style of surrounding buildings.

Highway Issues

In terms of the objections received concerning the access and turning facilities shown on the submitted plans, and the ownership of these spaces, officers are content that those areas identified within the plans are within the ownership of the applicants.

The parking provision for the existing property, number 73, will be retained. The new dwelling house will be provided with two number parking spaces, which is viewed as suitable provision for a two-bedroom property. The second parking space will be lengthened through the imposition of a condition to ensure its complete suitability.

In respect of the current drive, the width of 3.7 metres is not considered to be especially narrow and with the turning facilities provided within the site are viewed as acceptable. The driveway will be improved to accommodate the extra vehicle usage with resurfacing, if necessary, and the provision of intervisibility splays.

It is due to the provision of on-site parking and the improved driveway facilities that the highways implications of this proposal are viewed as acceptable.

Design Issues

Street Scene

As discussed within the introduction this street has variation in building design, it is noted that these all contain more traditional, fully-pitched roofs, however any visitor to the immediate locality would see variations of detail, scale and massing dating from a variety of architectural genres.

Front Elevation

It must be acknowledged that the front elevation of the proposed dwelling has an appearance that will further add to the diversity of built form in the locality, presenting contemporary architecture that can at times divide opinion. The architect has designed the front elevation in terms of material, scale and siting to ensure it sits as comfortably as possible with the neighbouring properties.

Since last presented to members the architect has introduced a mono pitched roof to the proposal and further added to the articulation and material proportions on this front elevation. Whilst the pitch of this roof is shallower than its neighbouring dwelling houses the depth of the two-storey element of the proposed house restricts it and a profiled metal roof is lightweight enough to support the shallow pitch.

It is viewed that the shallower pitch will retain a suitably traditional character in terms of its roof form whist allowing it to be somewhat subordinate to the

12 neighbouring dwellings. The inclusion of a slate roof would result in a steeper pitch, and much more awkward relationship with the neighbouring dwellings.

The variation from its neighbours in terms of elements of detail, materials and articulation, can be successful if correctly applied. The architect has designed and amended a frontage that is suitable and unpronounced, that hides the main spirit of the building within its other elevations, particularly the rear. This toning down allows the structure to be placed within the street, whilst permitting the buildings around to breathe and retain their dominance to this section of Sothall Road.

The front elevation, although subdued, expresses contemporary window detailing and articulation through setbacks and material breaks to ensure that a visual interest is created and maintained.

The inclusion of contemporary architecture in such localities is contentious and it is a combination of the existing variety within the street and the subtle introduction of this proposal that allows for an appropriate balance between the established and the new.

Rear Elevation

The rear elevation is less sensitive as it is not visible from public areas. This elevation is viewed as a successful mixture of predominantly cedar boarding and glazing with some brick. The rear elevation also provides a roof terrace to the scheme, which assists in softening the massing of this elevation.

Effect on Residential Amenities

Number 71 to the south has one door within its side elevation whilst number 73 has several windows. Several of these openings serve habitable rooms however they are not the main or only opening to these rooms. It is also noted that the structure is to be set a degree away from these gable walls. Dominating or over-shadowing is therefore not considered an issue.

The new windows within the side elevation are to be obscure to ensure they create no overlooking, whilst the front and rear facing glazing is of a distance from any dwellings that ensures unacceptable overlooking will not occur.

The rear roof terrace is to have screening on both sides similar to that currently shown as flanking the south side of the terrace. As this screen is to wrap around the frontage of the terrace it will ensure only angled/obscure views would be attainable of neighbouring properties and such views could not be easily or comfortably available. In respect of these issues it is considered that on balance the privacy of the neighbouring properties is sufficiently protected.

The scheme will allow both the existing and proposed property to enjoy a sufficient level of outdoor amenity space.

13 RESPONSE TO REPRESENTATIONS

The issue of access across the drive during construction is not an issue the Local Planning Authority should become involved with and it is considered a matter between the neighbours.

The loss of a private view is not a consideration in determining planning applications.

SUMMARY AND RECOMMENDATION

The proposal provides sufficient car parking to accommodate the existing and proposed dwelling, whilst the new turning area and improved access into the site is welcomed.

The contemporary nature of the proposal will not add detriment to the street scene due to the existing variation and the suitable balance the architect has struck between traditional and new. Indeed the proposal will add to and compliment the interest and variety within the street scene.

The impact on the amenities of existing and future residents is viewed on balance as acceptable with suitable levels of privacy and light remaining.

It is therefore recommended that planning permission be granted.

Case Number 05/03230/FUL

Application Type A Full Planning Application

Proposal Alterations and side extension to form restaurant (Use Class A3) with ancillary hot food takeaway (As amended)

Location Suffolk House 16 Suffolk Road Sheffield S2 4AJ

Date Received 12/08/2005

Team CITY CENTRE AND EAST

Applicant/Agent Rhys Taylor And 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 order to comply with the requirements of the Town and Country Planning Act.

2 Before the development is commenced, details of all proposed external materials and finishes, including windows, shall have been 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 order to ensure an appropriate quality of development.

3 A sample panel of the 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 Before any development commences, large scale drawings and sections of the following matters shall be submitted to and approved by the Local Planning Authority:-

15 Canopies Window systems and sash window Door and window reveals Louvres Stone cladding detail including fixings

Thereafter the development shall be constructed in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 The use hereby permitted shall not be commenced unless the scheme of sound attenuation works given in the Hepworth Acoustics Report, reference 3454.1/2, dated June 2005, as amended by letter dated 14.09.06 has been installed and thereafter retained. Such scheme of works shall be capable of achieving the following internal noise levels:- Noise Rating Curve NR45 (2300 to 0700 hours). Noise rating curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5kHz to 8kHz.

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

6 Prior to the use commencing, full details of a system of fume extraction shall be submitted to and approved in writing by the Local Planning Authority. This system shall provide a flue terminating 1 metre above the eaves level and shall be fitted with a low resistance cowl.

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

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

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

16 8 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.

9 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.

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

10 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.

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

11 The building shall be used for he above mentioned purpose only between 0700 hours and 0030 hours on any day.

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

12 The areas referred to as stores on plans 004F and 002D shall only be used for storage purposes unless otherwise agreed in writing by the Local Planning Authority.

In order to minimise the potential for noise conflicts between the nightclub and restaurant uses and in the interests of the amenities of the area.

13 Notwithstanding the provisions of the General Permitted Development (Amendment) Order 2005, or any statutory instrument revoking and re- enacting that order, there shall be no permitted change of use to A1 retail without prior planning permission being obtained from the Local Planning Authority.

In order to ensure an A1 retail use is not created in this out of centre location without proper consideration being given to the policy and shopping impact implications, in accordance with Policy Planning Statement 6.

14 Tactile (corduroy) paving shall be provided at the head and foot of external entrance steps laid out in accordance with dDS 6 steps, available on the

17 Council's web site and entrance door weights shall not require a greater force than 20 N to open, unless otherwise agreed in writing by the Local Planning Authority.

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

15 The building shall not be used unless the car parking accommodation for 12 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.

Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas and BE16 - Development in Conservation Areas.

18 Site Location

LOCATION AND PROPOSAL

The application site comprises of two and three storey buildings faced mainly in red bricks but with some rendered areas. The two storey buildings facing onto Suffolk Road with a rear range being three storeys high. The buildings facing onto Suffolk Road comprise of an undistinguished 1930s workshop with a flat roof and an earlier attached building with slate pitch roof and sash window at first floor level. Both buildings contain unsympathetic shop fronts with projecting galvanise roller shutters. To the south there is a yard area containing a 2-storey flat roof toilet block extension and other dilapidated extensions. The 3-storey building is a traditional brick faced workshop that forms part of the Leadmill complex of buildings.

19 The area is generally commercial in character. To the south there is a mixed use residential and office scheme recently completed at Columbia Place. To the west facing onto Leadmill Road there is the Leadmill nightclub and entertainment venue along with an office building.

The application proposes the construction of a two-storey extension and car park to the south of the building and the change of use of the buildings to a restaurant, class A3. The plans show the basement being used for kitchens, food preparation and storage. The ground floor contains the reception and dining room and the first floor will provide an additional dining area, toilets and storage area. The parking area provides 12 spaces one of which is for a disabled persons vehicle.

The two-storey extension and existing 1930s building is to be faced in stone cladding with a louvered screen fixed to the upper level of the façade. Regular metal-framed windows are proposed at ground and first floor levels. The windows at ground floor level are larger and form 3 shop front type openings one of which incorporates the main entrance to the building. The shop front to the more traditional building facing onto Sussex Road is to be removed and reinstated with a new sash window and brickwork to match the first floor level.

SUMMARY OF REPRESENTATIONS

One letter of representation has been received from a consultant representing the Leadmill entertainment venue. The Leadmill have made it clear that they do not object to the principle of the use however they object to the scheme on the following grounds;

- The dining area is positioned over and behind the stage area of the Leadmill, which is likely to lead to noise complaints from diners. - The Leadmill benefits from a fire escape through the application site, which will be lost by the development and could therefore potentially affect health and safety. - The loss of the fire escape could potentially affect the Leadmill’s ability to let part of their premises as offices or create additionally costs in providing a replacement escape.

The objectors have been re-consulted following the submission of a noise survey and amended details responding to some of the issues raised. No further representations have been received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in a Fringe Industry and Business Area in the Unitary Development and the Cultural Industries Quarter of the City Centre. Policy IB6 states that preferred uses are Business, General Industry and Warehouses, although food and drink outlets are acceptable uses. Policy IB9 also applies which states that changes of use will be permitted provided they do not lead to a concentration of uses, which would prejudice the dominance of industry and business in the area. The development must not cause unsatisfactory living

20 conditions for residents, buildings must be well designed and the development must be served by adequate public transport and off street parking facilities.

In this case preferred uses in the surrounding area are already in the minority and the proposal will further reduce the proportion of preferred uses. However balanced against this policy conflict are the regeneration and employment benefits from bringing this vacant building back into use, the fact that the use will serve the increasing business, leisure and residential population in the area and it will also improve the appearance of the buildings facing onto Suffolk Road. It is therefore concluded on balance that the benefits of the proposal out weigh the policy objections. Planning Policy Statement 6 ‘Planning for Town Centres’ seeks to encourage food and drink uses to be located within existing town centres. This site is outside the City Centre shopping area and therefore is contrary to policy unless a need can be demonstrated to justify the proposal. However these policy concerns are outweighed by the regeneration and employment benefits of the proposal along with need for food and drink facilities to serve the residential, business and leisure uses.

The amenity, design and access issues are considered in more detail below.

The site lies in the Cultural Industry Quarter Conservation Area. Policy BE16 states permission will only be given for proposals that preserve or enhance the character or appearance of the conservation area and that buildings that make a positive contribution to the character or appearance of the area will be retained. The site falls within the Leadmill Triangle sub-area as defined in the Cultural Industries Quarter Conservation Area Appraisal and Guidelines. Buildings that form part of the site are identified as making both a positive and negative contributions to the character of the area. Infill development should follow the general development guidelines such as respecting the existing building line and the height and massing of existing development and using traditional materials. There is also a presumption in retaining all listed and non-listed buildings.

Design Issues.

None of the buildings, which are identified as contributing positively to the character of the area, are to be demolished. The extensions that have a negative impact on the character of the area will either be removed or be encased in the new side extension. The new extension is to be constructed on the back edge of footpath and therefore reinforces the original building line. Its form scale and massing is in keeping with the character of this part of the conservation area.

The external elevations of the extended two-storey side extension and the existing façade to the 1930s workshop are to be treated as one building. The 1930s workshop is an undistinguished building that has been altered unsympathetically at ground floor level. In this context the over cladding of the building with stone and the remodelling of the window openings is not considered to be contentious. Both the workshop and extension will be faced in stone with a louver capping and new window openings. The simple contemporary design utilising high quality materials is appropriate to this location. The regular ordering of window openings and

21 generous proportions are reminiscent of metal trade buildings. The large-scale shop front type window opening at ground floor level will present a welcoming façade at street level and help to create an active street frontage.

The more traditional two-storey building facing onto Suffolk Street is to have a traditional sash window re-instated at ground floor level to replace an unsympathetic shop front alteration. This will match the window at first floor level and enhance the character of the building.

The external elevations of the other buildings forming part of the site are not being altered and therefore they will retain their existing character.

The extract flue is to be positioned to the rear of the two storey side extension and therefore will not be prominent in the street scene.

It is considered that the extension and design alterations to the existing buildings will enhance the appearance of this site and the visual amenities of the conservation area.

Amenity Issues.

The applicants have carried out a noise survey, which assesses the noise impact of the Leadmill club on the application site. A scheme of works has been put forward to ensure satisfactory noise levels will be achieved in the restaurant. This includes sound insulating floors, insulating walls and ceilings. The Council’s Environmental Protection Service are satisfied that the should be no conflict between the food and drink use and the club provided the noise attenuation works carried out and appropriate conditions imposed. One of these conditions will require a validation test to be carried out once the insulation works have been installed with the club in full operation.

The applicants have confirmed that the room located directly above the Leadmill club is to be used for storage only as the cost of sound insulating this room is not cost effective. A planning condition is being applied to ensure that this room is only used for these purposes.

The car park to serve the site adjoins the side elevation of Columbia Works, which has been redeveloped for flats. Whilst the car park is fairly small there is the potential for boisterous customers causing disturbance to residents. Therefore an hour’s limitation condition is proposed that will restrict the operating hours to 12.30 on any evening.

Access Issues.

The small 12 space car park proposed is considered to be adequate to serve the development given that this site is highly accessible by bus and lies close to the railway station. There is also the railway station multi storey public car park opposite the site. The design and layout of the car park is considered to be satisfactory in highway terms.

22 The building will be fully accessible to people with disabilities, lifts, disabled toilet facilities and disabled parking is to be provided.

RESPONSE TO REPRESENTATIONS

Any private rights that the Leadmill has which allow them access through the application building for fire escape purposes are a private matter. The resolution of this matter and any additional financial consequences are private matters to be resolved between the fire officer, the applicant and the Leadmill and should not have a bearing on the planning merits of this application.

SUMMARY AND RECOMMENDATION

Whilst the proposed change of use is not consistent with policy the regeneration and employment benefits, the need served by the use and design benefits of the scheme outweigh the policy concerns. Given the noise insulation works and conditions proposed there is no reason why the proposal should be harmful to the amenities of the area or result in conflicts with the club use. The design of the extension and alterations are considered to be satisfactory and will improve the appearance of the conservation area. It is therefore recommended that planning consent be granted.

Case Number 05/04338/OUT

Application Type Outline Planning Application

Proposal Mixed use development comprising of the erection of buildings to be used as offices, general industry & distribution (use classes B1, B2 & B8), the erection of ancillary buildings for use as retail, food & drink uses, non-residential institutions and leisure facilities (use classes A1, A3, A4, D1 & D2) (As amended by Project addendum dated 06.03.2006)

Location Sheffield City Airport Europa Link Sheffield S9 1XZ

Date Received 09/11/2005

Team CITY CENTRE AND EAST

Applicant/Agent GVA Grimley

Recommendation GC subject to Legal Agreement

Subject to:

1 The development shall be carried out in accordance with a phasing scheme which shall be submitted to and approved in writing by the Local Planning Authority before approval is given for any of the reserved matters.

To ensure a satisfactory phasing of the development.

2 For each agreed phase of the development, approval of the following "reserved matters" shall be obtained from the Local Planning Authority, and the corresponding phase of development shall not commence until all the reserved matters have been approved:- (i) siting; (ii) design; (iii) external appearance; and (iv) landscaping.

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

3 Application for approval of all the reserved matters for the first phase of the development shall be made to the Local Planning Authority not later than 3 years from the date of this permission and application for approval of all the

24 reserved matters for the development shall be made to the Local Planning Authority not later than 8 years from the date of this permission.

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

4 The development shall be begun not later than whichever is the later of the following dates:- (i) the expiration of 10 years from the date of this decision; or (ii) the expiration of 2 years from the date of approval of the last reserved matter for the first phase of development which ever is the later.

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

5 Before development is commenced full details of access road improvements (which shall include speed restraint measures, and traffic regulation order proposals) to the main spine road running through the site shall have been submitted to and approved by the Local Planning Authority. Thereafter such improvements shall be implemented prior to the access road being brought into use.

In the interests of the safety of road users.

6 Before development is commenced, details of a package of measures to facilitate the provision of public transport accessibility to the site (including bus stops/shelters, bus lay-by's and/or turning areas) shall have been submitted to and approved by the Local Planning Authority. Thereafter, such measures shall be implemented prior to occupation of any of the floor space hereby approved, and shall thereafter be retained.

In order to ensure that facilities are provided to enable public transport vehicles to service the site.

7 The highways (main spine road) within the site shall be available for use by public transport vehicles at all times, and access to the site by such vehicles shall be unrestricted.

In order to ensure that facilities are provided to enable public transport vehicles to service the site.

8 At all times that construction work 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.

25 In the interests of the safety of road users.

9 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 the safety of road users.

10 The development shall be carried out in accordance with the following maximum car parking levels:- Offices (Class B1 (a)) - 1 space per 40 sqm gross floor area; Research and Development/Light Industry (Class B1 (b) and (c)) - 1 space per 55 sqm gross floor area; General Industry (Class B2) - 1 space per 70 sqm gross floor area; Warehousing (Class B8) - 1 space per 200 sqm gross floor area; Shops (Class A1)/Restaurants and Cafes (Class A3) Drinking Establishments (Class A4)/Non-residential institutions (Class D1)/Assembly and Leisure (Class D2) - 1 space per 40 sqm gross floor area.

In order to ensure that parking levels are commensurate with the form of development, and meet the guidelines set out in the Unitary Development Plan for Sheffield.

11 Before the development of each building on the site is commenced, full details of car parking and servicing provision, including disabled persons parking, cycle and motor cycle parking accommodation within the site, shall have been submitted to and approved by the Local Planning Authority.

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

12 Before development is commenced full details of a proposed car parking management strategy shall have been submitted to and approved by the Local Planning Authority. Thereafter such approved management strategy shall be implemented and shall thereafter be retained.

In order to ensure that management of car parking spaces reflects the aims of the Travel Plan in reducing unnecessary travel, and maximises car parking efficiency.

13 No building constructed under the terms of this permission, and subsequent reserved matters approvals, shall be occupied unless secure, covered cycle parking facilities, and shower/changing facilities for cyclists have been provided in accordance with details that have been submitted to and approved by the Local Planning Authority. Thereafter such facilities shall be retained.

In the interests of promoting sustainable transport access to the site.

26 14 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 any of the accommodation is brought into use.

Highway Improvements:

(i) Public Footpaths - SHE/185 and SHE/1042 - provision of connections between the existing footpaths to the proposed footpath route on the southern side of the site; (ii) Junction 33, M1 Motorway - improvements to traffic signals (MOVA), unless this work has already been implemented by others; (iii) Shepcote Lane and Sheffield Parkway - improvements to local road signage.

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.

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

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

16 Before the development is commenced Stage 1 and Stage 2 Safety Audits shall have been carried out in respect of all proposed highway improvements required as part of the development. Such highway improvements shall then be carried out in accordance with the findings of those Safety Audits.

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

17 The maximum gross floorspace size for any of the Class B1 (a) Business units on the site shall be 2500 square metres, and there shall be a maximum of 2 such units of that size, unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure that the development does not conflict with the aims of Planning Policy Statement 6, Town Centres.

18 Following the construction of any element of Class B1 (a) Business floor space hereby approved, no further Class B1(a) Business floor space shall be constructed until an equivalent amount of Class B1(b), (c), B2 or B8 floor space has been constructed, unless otherwise approved in writing by the Local Planning Authority.

27 In order to ensure an appropriate mix of development on the site.

19 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the Class D2 unit on the site shall not be used as a cinema, bingo hall, or bowling alley.

In order to define the permission and to ensure compliance with the aims of Planning Policy Statement 6, Town Centres.

20 No more than 50% of the Class A1 Retail floor space hereby approved shall be occupied for non-food retail purposes.

In order to define the permission and to ensure compliance with the aims of Planning Policy Statement 6, Town Centres.

21 The gross floor space amounts related to the Class A1, A3, A4, D1 and D2 uses shall be restricted to the following maximum amounts:- Class A1- 465 square metres; Class A3/A4/A5- 465 square metres; Class D1/D2- 1858 square metres.

In order to define the permission and to ensure compliance with the aims of Planning Policy Statement 6, Town Centres.

22 Construction of the ancillary uses referred to in Condition 21 above shall not be commenced until at least 20% of the Class B1/B2/B8 development has been completed.

In order to ensure satisfactory phasing of the development.

23 Before each phase of the development is commenced, full details of the proposed boundary treatments to that part of the site, including (if any) perimeter fencing shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

28 25 The structure planting for the whole site, as identified on drawing no. RSK/HE/P40002/03/02/D/04 shall be implemented prior to the occupation of any of the buildings approved as part of this permission. Full details of such structure planting shall be submitted to and approved by the Local Planning Authority under the terms of the preceding condition.

In order to ensure that the Structure Planting has the opportunity to establish prior to development of the site as a whole.

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

In the interests of the visual amenities of the locality.

27 Before each phase of development is commenced full details of security measures and design features to promote the Police Secured by Design initiative shall have been submitted to and approved by the Local Planning Authority. Such measures shall be implemented and thereafter retained.

In order to promote security in design of the development, and to reduce the potential for crime in accordance with the aims Planning Policy Statement 1, Delivering Sustainable Development.

28 Prior to each phase of development commencing, details of any external lighting, including fixed to buildings, for that phase of the proposed development shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting details shall be implemented unless otherwise approved in writing by the Local Planning Authority.

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

29 Before development of the first phase of development, a strategy for the development and inclusion of electricity sub-stations and other generator/condensing units across the whole of the development shall have been submitted to and approved by the Local Planning Authority.

In order to ensure that such elements are included within the design and layout of the development in a co-ordinated manner.

30 The area of land shown hatched on drawing no. 2002-229-341 Revision D, and identified as area L shall at all times remain available for use in connection with the adjacent aviation facility, and shall not be used for any other purpose without the prior written consent of the Local Planning Authority.

In order to ensure that the land is available to accommodate buildings, plant and other facilities necessary for the operation of the aviation facility, and to

29 avoid the encroachment of such facilities onto Green Belt land to the east of the site.

31 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

To prevent pollution of the Water Environment.

32 Before development of each phase is commenced full details of Sustainable Urban Drainage measures relative to that phase shall have been submitted to and approved by the Local Planning Authority. Such measures shall then be implemented and thereafter retained.

To ensure satisfactory drainage and to ensure that the development complies with the aims of Planning Policy Statement 25, Flood Risk.

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

To ensure satisfactory drainage arrangements.

34 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.

35 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.

36 Surface water run off from the site shall be limited to a maximum flow rate of 400 litres per second.

In order to minimise the risk of flooding in accordance with the aims of Planning Policy Statement 25, Flood Risk.

30 37 Before the commencement of each phase of development a Sustainability Statement shall be submitted to detail the specific sustainability measures to be employed within that phase of development that will achieve a BREEAM rating of at least 'very good'. Such measures shall then be implemented and thereafter retained.

In order to ensure that the development complies with the aims of Planning Policy Statement 1, Delivering Sustainable Development.

38 Before the first phase of 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 order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

39 Before the development is commenced the site shall be re-surveyed for the presence of protected species, in accordance with a timescale and methodology to be first agreed in writing by the Local Planning Authority. Mitigation measures, including a timescale for implementation, shall then also be agreed in writing by the Local Planning Authority in the event of any such species being recorded.

In the interests of protection of fauna within the site of the development.

40 A nesting bird survey of the site shall be carried out for those areas of the site that would be affected by construction work, or by storage of materials during the months of March to June. In the event of nesting birds being located, mitigation measures shall then be submitted to and approved by the Local Planning Authority, and thereafter implemented before any development or storage of materials occurs in those areas of the site.

In the interests of protection of fauna within the site of the development.

Attention is drawn to the following justifications:

IB1 - Employment and Economic Development IB2 - Locations for Industrial Development IB3 - Locations for Business Development IB4 - Land for Industry and Business IB9 - Conditions on Development in Industry and Business Areas

31 BE5 - Building Design and Siting S5 - Shop Developments outside the Central Shopping Area and District Centres LR2 - New Leisure Uses and Facilities T1 - Promoting Public Transport T7 - Promoting Walking and Cycling T8 - Pedestrian Routes T10 - Cycle Routes T21 - Car Parking T22 - Private Car Parking in new Development Planning Policy Statement 1 'Delivering Sustainable Development', Planning Policy Statement 6 'Planning for Town Centres', Planning Policy Guidance 12'; Regional Spatial Strategy for Yorkshire and the Humber to 2016.'

Attention is drawn to the following directives:

1. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

2. 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.

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. Given that this development will impact upon operations at the adjacent airport facility, the applicant’s attention is drawn to the requirements of previous legal agreements relating to the development of hangar facilities at the airport. Such agreements, tied to Planning Permission references 02/00265/FUL and 03/01674/FUL, dated 25th October, 2002 and 16th December 2003 respectively, require the removal of the hangars (currently located within the green belt) when they are no longer required in connection with the airport, within 12 months of the airport ceasing to be

32 operational, or in the event of the runway being reduced in length or otherwise altered such that it is no longer capable of being used by fixed wing aircraft.

Site Location

LOCATION AND PROPOSAL

The application site consists of approximately 22 hectares of land on the western portion of the current airport runway, with broad dimensions of 1110m x 190m. The site is generally flat and is bounded to the north by the existing Sheffield Business Park (accessed from Europa Link), to the east by the remaining airport runway, apron and terminal facilities, to the south by Tinsley Hill and Tinsley Park Golf Course, and to the west by Tinsley Cemetery and Industrial premises.

33 The land within the application site boundary is used exclusively for airport activity, other than the South Yorkshire Police Helicopter Helipad, on the northern boundary of the site.

The application, supported by an Environmental Statement, seeks Outline Planning Permission for a mixed-use development comprising offices, research and development, light and general industry, and distribution uses (Use Classes B1/B2/B8) with ancillary buildings for retail, food and drink, non-residential institutions, and leisure facilities (Use Classes A1/A3/A4/D1 and D2). The total floor space of all buildings within the scheme is 83,943 square metres (903,560 square feet).

The split of uses within the application is as follows:

Offices (Use Class B1(a)) 27,871 sqm (300,000 sqft)

Research and Development; Light and General Industry (Use Class B1 (b + c), B2) 27,273 sqm (293,560 sqft)

Storage and Distribution (Use Class B8) 25,084 sqm (270,000 sqft)

Ancillary uses 3,716 sqm (40,000 sqft) (Classes A1/A3/A4/D1/D2)

Totals 83,944 sqm (903,560 sqft)

This mix of uses represents an amendment to the mix originally submitted with the application. The most significant of the amendments relates to the amount of office (B1(a)) floor space proposed, which has reduced from 550,560 sqft to 300,000 sqft.

Within the split of uses proposed, there are maximum floor space levels of 465 sqm (5,000 sqft) for the A1/A3/A4 uses, and 2,500 sqm (26,910 sqft) for the Offices (Use Class B1).

The Outline Planning Application seeks approval of the above split of uses and access arrangements to the site, with all other matters (siting, design, external appearance, and landscaping) reserved for subsequent approval. Illustrative material submitted with the application identifies development parcels across the site, the extent of structural landscaping, and vehicular and pedestrian connections to the site.

The illustrative material demonstrates which of the above uses will be accommodated within each parcel, and how each parcel might typically be laid out. This also demonstrates anticipated storey heights for the buildings, and visual assessments have been undertaken within the Environmental Statement to reflect this. It is however important to note that the final layout of the scheme, within each

34 parcel, will be influenced by market conditions, and will be subject to future submissions.

Within the red-line application boundary, is a triangular area of land (approximately 3 hectares in area) which is identified as ‘reserved for aviation facilities/development’, and this area would not therefore be developed as part of any permission granted under this application.

As an Infrastructure development of land exceeding 0.5 hectares, the proposal constitutes an Environmental Impact Assessment development by virtue of Schedule 2, 10 (b) of the Town and Country Planning (Environmental Impact etc) Regulations 1999. The applicant has therefore submitted an Environmental Statement to assess the potentially adverse effects upon the environment, arising from the development.

The Environmental Statement submitted with the application contains chapters addressing Planning Policy, Sustainable Development, Physical Environment, Nature Conservation, Landscape and Visual Impact, Archaeology, Traffic and Transportation, Air Quality, Noise, Economic issues, Socio-Economic Assessment, recreation and Amenity and Environmental Management.

An addendum to the Environmental Statement was submitted in March 2006 to reflect the changes made to the application (principally the changes to the split of uses).

RELEVANT PLANNING HISTORY

Planning Applications

The site was developed as an Airport under the terms of several Planning Permissions granted between the late 1980’s and mid 1990’s. These consisted of the original Outline Permission, subsequent Reserved Matters Approvals and applications to vary conditions relating to the operation of the airport. The airport was opened in 1997.

Subsequently applications have been determined relating to ancillary airport facilities including the erection of hangars, expansion of terminal facilities and the fuel farm (all outside this application site boundary).

In January 2004, applications were submitted for alterations to the existing airport, providing a more compact facility, and for mixed-use development of the western portion of the runway (Refs 04/00026/FUL & 04/00027/OUT respectively). The redevelopment of the runway contained in the latter application consisted of a mix of uses broadly similar to that currently proposed with the most significant differences being the inclusion of residential uses, and an absence of General Industry Uses. These applications are currently undetermined, and the future of those proposals is substantially dependent upon the outcome of the current application.

Background to Airport Operations/Submission of Current Application

This section of the report will set out the background to the submission of this Planning Application and remind Members of recent decisions taken by the City Council in respect of the economic viability and future of Sheffield City Airport.

Scheduled flights from the airport ceased in 2002, and since that time the airport has operated as a general aviation facility only. York Aviation was commissioned by the Council in January 2005 to conduct an economic and viability assessment. The Chief Executive and Executive Director for Development, Environment and Leisure oversaw their work.

Their report considered several key issues including the airport’s potential market, impact and relationship with Robin Hood Doncaster Sheffield Airport, impact upon economic development, and financial and viability issues. The report concluded that there was little likelihood of the airport being financially viable in the foreseeable future.

A report of The Chief Executive to Cabinet on 13th July 2005 considered the findings of York Aviation’s report and recommended to Members that they:

- Note that commercial aviation operations at Sheffield City Airport are not viable and that use of the land as an airport will cease in 2007 when the operator will be able call for a transfer of the freehold of the site. - Accept an early surrender of the lease and the transfer of the freehold, subject to successful negotiations with the airport operator. - Delegate authority for the Chief Executive to: - Accept the surrender of the lease and the transfer of the freehold as required - Conclude an agreement with the airport operator as per the terms -outlined in the paper, including procuring specialist advice to verify the amount to be transferred into an Early Release Fund - Implement all other aspects detailed in the paper This recommendation was endorsed by Cabinet, and subsequently Full Council, and forms the background to the submission of the current Planning Application for redevelopment of the site.

SUMMARY OF REPRESENTATIONS

Three letters of objection have been received to the proposal, from Sheffield residents on the following grounds:

- Changing the use of the airport before the full 10 year lease has ended (July 2007); - Additional Traffic Congestion, coupled with that from Waverley; - The loss of an airport for England’s fourth largest city. The airport is needed for the growth of business, leisure, and sporting facilities; - The application is based upon the York Aviation report, which is flawed; - The airport was a strong selling point for the development of Sheffield Business Park;

36 - There are still large areas of development land available on the Business Park site; - The airport owners have broken the existing lease agreement, and their Memorandum of Understanding with the Council, by downgrading the airport facility over recent years, and as such the application is illegal; - Sheffield needs its own airport, not one 30 miles away - Changing the use of the site, given to the citizens of Sheffield for their benefit, not to increase profits of private organisations; - The loss of general aviation capability for individuals and the wider business community; - The loss of fixed wing operations from the site will effectively kill off all forms of air transport from Sheffield, as the remaining helicopter facility is not viable (as confirmed by York Aviation); - Sheffield City Airport’s website describes business as thriving, and its facilities will be lost to the city; - The location of buildings within the application will be detrimental to the operations of the South Yorkshire Police Helicopter. Any relocation of this facility should only be considered after a ‘Risk and Cost Assessment has been carried out by the Council and the Police. The applicant should bear the costs of any relocation; - No other city in the UK or Europe has ever closed its airport – Sheffield would be unique for the wrong reasons. An Airport Operators Association report concluded that all airports act as a catalyst for business. Without the airport there will be no catalyst and no new business; - An Environmental Impact Assessment should be undertaken before the application is determined; - Other locations exist within the city for the kind of development proposed. It would be an act of ‘industrial vandalism’ to turn this unique facility into a run of the mill business park development. - Office (Class B1) development should be focussed in the city centre to support regeneration of Sheffield City Centre; - Providing additional office space in an out of centre location is contrary to National Policy (PPS6) and will compromise the regeneration of the city centre; - Additional B1 office space in this location will result in unacceptable congestion on the motorway and strategic road network; - The site is not well served by public transport and is unsustainable; - It involves the loss of open space that should be protected.

One letter has been received from a Brinsworth resident that raises no objections to the development, but wishes the developer to be made aware of the requirement (from legal agreements attached to previous Planning Permissions) to remove existing hangars from the Green Belt when fixed wing aircraft no longer use the runway.

One letter has been received from Brinsworth and Catcliffe Ward Labour Party, which raises the following comments:

- a sequential test should be carried out to see if a more feasible site exists closer to the city centre;

37 - the scale of B1 office development is very large and will create further traffic on busy roads, and other permissions will compound the problem; - a traffic impact assessment should be undertaken; - if the development is against the UDP it should be refused, if not it should be deferred until the LDF is finalised; - concerns are expressed about the presence of retail and leisure within the proposal.

Rotherham Metropolitan Borough Council, as adjoining Planning Authority have raised no objections to the proposal subject to:

- the measures recommended in the Transport Assessment being implemented; - restriction of the percentage of B1 Offices; and - further work being undertaken to ensure the B1 office element complies with PPS6 – Town Centres

The Countryside Agency (a statutory consultee on all EIA developments) has not made any detailed comments on the application, but make the following observation:-

- the site is within the South Yorkshire Forest and immediately adjacent to open space in the form of woodland and the golf course. As such the development should contribute to the aims of the South Yorkshire Forest Partnership, and enhance the adjacent open space.

Yorkshire Forward responded to the original submission stating that:-

- Robin Hood Airport provides an appropriate airport facility; need to improve links between Sheffield and RH; - The proposal represents Preferred Uses in Sheffield’s UDP, the site is in the in M1 Strategic Economic Zone, and the site is previously developed land; - There has been considerable City Centre Investment, and scale of development on this site should not threaten City Centre office market; - It is unclear how PPS6 tests have been applied or where there is evidence to support the claim that this development will serve a different market, and therefore have concerns about potential impact of scale of accommodation proposed upon continued redevelopment of, and demand for office space in the City Centre; - Also have concerns about transport implications, particularly on junctions 33 and 34 of M1 and on Sheffield Parkway, but if considered acceptable, must include measures to encourage radical step change in public transport provision, supported by the developer.

Sheffield First For Investment responded to the original submission stating that:-

- They support continued development of Sheffield Business Park; - They are disappointed at the proportion of industrial floorspace within the scheme, and there is a need for a more flexible split between B2 and B8 units;

38 - There is a need for ‘hybrid’ units (mix of office/workshop) – a lack of supply of such units in Sheffield was highlighted in Oct 2005 report.

Sheffield One, the Sheffield City Centre Urban Regeneration Company, has commented on the revised proposals following consideration by it’s Board, and raises serious concerns about the proposals, for the following reasons:-

- The major thrust of City Centre regeneration is to transform office provision in the City Centre to make it a much more significant office location; - The scale of the office proposals for the site is of serious concern, and has a potential adverse impact upon the still developing City Centre office market; - Investment is welcomed, but it must reinforce the development of Sheffield as a whole and does not compromise the City Centre; - UDP policies need to be placed in the context of more recent National and Regional Planning policy; - Regional Spatial Strategy 12 (RSS12) requires that Development Plans only seek pure offices in City and Town Centres; - Planning Policy Statement 6 (PPS6) clearly identifies commercial offices as town centre uses, and subject to the sequential test requiring the consideration of town centre sites before more peripheral locations – the applicant has not demonstrated ‘need’, the scale of the proposals – even as revised – is still significant and would, with other potential developments undermine an immature City Centre office market; the maximum unit size of 25,000 sqft is concerning, as it represents a sizeable office requirement which could otherwise be located in the City Centre.

PLANNING ASSESSMENT

PLANNING POLICY CONTEXT

This section of the report identifies the most relevant local, regional and national policy considerations. Detailed assessment of the proposal against such considerations is undertaken elsewhere within the report.

Unitary Development Plan Policy

The application site is identified by the Unitary Development Plan for Sheffield (UDP) as falling within a Fringe Industry and Business Area. Within such areas Policy IB6 states that the Preferred Uses are Business (B1), General Industry (B2) and Warehousing (B8). The vast majority of the proposed uses are therefore Preferred Uses in Development Plan terms. The additional ancillary uses proposed (A1/A3/A4/D1/D2) are listed as ‘acceptable’ within the terms of Policy IB6, although with reference to the shop (A1) use, in order for the use to be considered ‘acceptable’ in policy terms, it should have a sales area of less than 280 square metres, or be ancillary to other acceptable uses in the area.

The site is also identified by the UDP as part of the ‘Airport’ designation which spans both the Fringe Industry and Business Area, and the adjacent Green Belt allocation. Policies within the UDP (T26) seek to encourage improved links by air

39 to international, national and regional transport networks where this would help Sheffield’s economic regeneration. However, there are no policies which seek to give protection to the airport or which ensure its retention.

Other relevant UDP Policies include the following:

Policy IB1 promotes Employment and Economic Development and seeks to achieve this by providing land for such development in appropriate locations in the city, and providing for its infrastructure needs.

IB2 promotes new industrial development in suitable locations, particularly near to the M1 Motorway, and the City Airport.

IB3 promotes Business development in the City centre and other locations including Meadowhall, and Savile Street/Nunnery Sidings.

IB4 seeks to ensure that an adequate supply of land for Industrial and Business development exists within the city to maintain a five-year supply.

IB9 sets criteria for the development of land within Industry and Business Areas, which include a need to ensure that the Preferred Uses (in this case Business, General Industry and Warehousing) remain dominant within the area, the loss of important industrial sites is avoided, and that sites are adequately served by transport facilities, providing safe access to the highway network and appropriate off-street parking.

Policy BE5 seeks to ensure that all new developments employ good design, and the use of good quality materials, and BE6 expects good quality landscape design, nature conservation, and the integration of exiting landscape features to be incorporated into new developments.

Policy S5 relates to retail developments outside the central shopping area and district centres and states that such developments will be permitted where they meet criteria relating to vitality and viability of the city centre; do not jeopardise private sector investment in the Central or District Shopping Centres; and are accessible by public and private transport, and on foot or by cycle.

Policy LR2 applies to Leisure Developments and requires them to not undermine the vitality and viability of the evening economy of the City Centre.

Policy T1 promotes the use of public transport, and of particular relevance to this application is an encouragement to locate developments where they can be served adequately by the existing public transport network.

Policies T7, T8, and T10 promote walking and cycling as alternatives to car travel and seek to encourage the provision of facilities for pedestrians and cyclists in new developments.

Policies T21 and T22 relate to car parking provision in new developments and expect appropriate provision to be made for off street car parking, with maximum

40 parking levels promoted, and the regulation of parking to avoid excessive peak hour congestion. Government Planning Guidance

Planning Policy Statement 1: Delivering Sustainable Development sets out the Government’s objectives for the planning system, and establishes sustainability as a core principle. The principles set out within the guidance are material considerations for any decision taken on a Planning Application. These include:- - the need for new development to be located where it can provide improved access to jobs, in locations that are accessible on foot, by bicycle and public transport, without sole reliance on access by private car, - focussing developments that attract large numbers of people in centres to promote their vitality and viability, and - reducing the need to travel, and encouraging the promotion of public transport.

Planning Policy Statement 6: Planning for Town Centres provides guidance on Town Centres and Town Centre Uses. It sees Town Centre Uses as including retail (including warehouse clubs and factory outlet centres), leisure, entertainment centres, sport and recreation facilities, offices, arts culture, and tourism. PPS6 seeks to focus such developments in existing centres.

PPS6 establishes that in considering planning applications, Local Planning Authorities should require applicants to demonstrate:- - the need for the development, - that the need is of an appropriate scale, - that there are no more central sites for the development, - that there are no unacceptable impacts on existing centres; and - that locations are accessible.

All such considerations should be satisfactorily demonstrated, for the application to be considered favourably.

Planning Policy Guidance 13: Transport seeks to promote more sustainable transport choices for movement of people and freight; promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling; and reduce the need to travel, especially by car. The guidance states that developments comprising jobs and shopping should offer a realistic choice of access by public transport, cycling and walking. It also sets maximum parking guidelines for new developments.

Regional Planning Guidance

Regional Spatial Strategy for Yorkshire and the Humber to 2016 based on Selective Review of RPG12, has policies relating to Sustainable Development (S1 & S2), Patterns of Development (P1), Economy (E3 & E4), and Transport (T2, T3 and T6) that are relevant to the application.

Briefly these require:-

- the application of sustainable development principles (S1),

41 - acknowledgement of regeneration priority areas (South Yorkshire and the Coalfields) where it can be expected that there will be the greatest need to target funding and encourage mobile investment in order to support regeneration initiatives (S2), - developments to be located in urban areas, and minimise the need to travel(P1), - town centres to be the main focus of shopping, cultural, leisure, and business services (E1), - the need to provide a range of size and type of sites for businesses which meet locational criteria (E3), - assessment of business park uses/proposals against criteria that consider the impact upon town centres and their regeneration strategy; upon travel patterns; their accessibility, and upon the function of the strategic highway (E4), - promoting public transport (T2), - reduction in car dependency (T3), and - maximum parking standards and the implementation of parking strategies (T6).

These policies overlap with many of the UDP policies, and with the aims of National Planning Guidance in the form of Planning Policy Statements.

PLANNING ASSESSMENT

Industry and Business Policies (UDP)

The majority of the floor space proposed within the development consists of Class B1, B2, and B8 uses, and therefore represents Preferred Uses, within the terms of Policy IB6 of the UDP, and in this respect, the proposal accords with the land use principles of the Development Plan. Policy IB6 lists Class A3, D1 and D2 uses as acceptable. (Class A3 has subsequently been spilt in to three separate Classes, including Class A4 – Drinking Establishments- now applied for, and for the purposes of considering this application acceptance of Class A3 in policy terms should also be taken to be acceptance of Class A4).

Policy IB6 does however state that retail development (Class A1), of greater than 280 square metres is unacceptable, unless at the edge of the Central Shopping Area or a District or Local Shopping Centre. Retail development of less than 280 square metres, or which is ancillary to other acceptable uses in the area is acceptable.

The key issue here is therefore whether the A1 use can be considered ancillary in this instance. The A1 units would be in separate buildings from others in the development, and could function on their own, independently of the other uses on the site. However, it could be reasonably argued that the uses would be highly unlikely to locate on the site without the presence of the adjoining employment uses, in order to generate custom. In addition such uses are a common feature of similar Business Parks around the country and provide a useful service to local employees. This has the added benefit of reducing the need for employees to travel to obtain such services. In this context, whilst the A1 uses are not strictly in

42 accordance with Policy IB6, it is considered that their presence within the scheme can be justified as ancillary elements.

On this basis there is no fundamental objection to the proposal in land use policy terms, as regards the UDP.

Beyond the basic land use policy (IB6) the overall thrust of the Industry and Business policies contained within the UDP is to promote Industrial and Business development in appropriate locations, ensure that adequate land remains available for Industry and Business development, and ensure that any such development can be safely accessed, with appropriate parking provision, and are adequately served by public transport facilities.

This development consists predominantly of Business and Industry uses in differing forms, on a site allocated for such purposes, and the issue of ensuring sufficient land remains available for such purposes, as required by Policy IB4 is not therefore of much relevance to this application.

The site is well located to gain access to the motorway network, so complies with the spirit of Policy IB2, however this raises its own issues with regard to traffic impact which are considered in the Transportation section below, along with considerations of parking provision and accessibility by public transport.

Given the large amount of Business floor space proposed, and that the site is not one of the locations identified within Policy IB3 for Business development, it has to be concluded that this element of the proposals (approximately one third of the overall floor space) does not accord with the requirements of this policy.

These matters are considered further below in assessment of the requirements of Planning Policy Statement 6: Town Centres.

Shopping Policies

The requirement of both retail and leisure development to not undermine the vitality and viability of the evening economy of Sheffield City Centre is contained within Policy S5, and within Policy LR2, but is also a broader policy issue covered in assessment of PPS6 matters. This element of UDP policy is therefore considered below in assessment of Impact relating to PPS6.

The remaining relevant criteria of Policy S5 require ease of access by public transport, and the avoidance of a significant increase in the length and number of customer trips. As referred to previously, the presence of ‘ancillary’ retail and leisure facilities on the site will provide local facilities for the employees based at the Business Park and immediate surrounding area. The applicant has suggested that on completion of the Business Park proposals there would be in the region of 7,600 employees on the site, and on those adjoining. There is therefore considerable potential for reduction in trips by providing such facilities close at hand for a large employment catchment.

43 Public Transport access to the site in this particular respect therefore takes on less significance, on the basis that it is assumed most people visiting the facilities will be locally based, from within the Business Park (i.e. they are already there). However, there is a more fundamental issue relating to public transport access to the site in general (currently poor) which is addressed in the Transportation section of this report.

Government Planning Guidance/ Policy Statements

The requirements of Planning Policy Statement 1 cut across all issues raised by the proposal and these are considered in the appropriate section of the report.

Planning Policy Statement 6: Town Centres is extremely relevant to the proposed development. As set out above the key issues it raises in relation to town centres and town centre uses are:-

- the need for the development, - that the need is of an appropriate scale, - that there are no more central sites for the development, - that there are no unacceptable impacts on existing centres; and - that locations are accessible.

It is worth noting at this point that with regard to the proposed uses contained within this application, it is the Class A1, A3, A4, B1 (a), D1, and D2 uses that are considered to be town centre uses in the terms of PPS6.

The proposals have been assessed in accordance with the tests laid out above, and the conclusions are set out below.

Need

Need for the ‘ancillary’ uses has been established on the basis that the presence of the facilities on the site would reduce the need for employees to travel for their day to day needs. These might reasonably include lunchtime visits for sandwiches, newspaper, hairdressers, chemist, or leisure activity for example. Equally such facilities could be utilised at the beginning or end of the working day. A crèche/nursery has recently been established on the site on this premise. Without such provisions there would be no such facilities (apart from the existing crèche/nursery) within walking distance of the site.

The applicant has justified Need for the Business element of the proposals on the basis that firm support for the development of Business floor space is established within the Regional Spatial Strategy (RSS). In support of this the applicant highlights the following points:-

- the need to achieve high and stable levels of economic growth to maximise job creation and economic investment; - the need to capitalise on economic growth points (e.g Sheffield Business Park – applicant’s emphasis)

44 - South Yorkshire is part of the first priority area for the region and this covers the application site; - Preference for development within an existing urban area, and previously developed sites.

The applicant also submits that the proposal is supported by a number of other documents including the South Yorkshire Spatial Strategy, the Objective 1 programme, and the M1 Strategic Economic Zone.

The applicant also refers to reports prepared by the Yorkshire and Humber Regional Assembly, which conclude that Sheffield has insufficient levels of B1 land given likely future demand, and its prime focus in the South Yorkshire sub area. In addition the applicant has stated that the kind and form of Business space proposed will complement the emerging City Centre offer, and provide the market with choice, flexibility, and quality as part of an existing and expanding cluster of employment generating development.

Scale

The guidance seeks to ensure that any development of town centre uses is of a scale appropriate to the centre in which it is located. Whilst this is not directly applicable here, given the out of centre location, it is considered appropriate to ensure that the scale of development is justified. With regard to the ancillary uses, the applicant has submitted information that provides a comparison between the floor space levels proposed in this case, and those which exist or which have recently been granted permission at other similar locations around the country.

This information identifies that the floor space levels proposed are relatively small in comparison to the Business floor space when compared with other developments of a similar ilk.

The applicant has also submitted information to demonstrate that the employment levels on the existing and proposed Business Park’s would generate sufficient spending and demand for facilities of the size proposed, without being of such a size that it would be likely to draw trade from surrounding centres.

The scale of the Business use within the development has been reduced, in overall terms, from 550,000 sq ft to 300,000 sq ft, and owing to concerns about the potential for conflict between the City Centre Office market and the out of centre offer, agreement has been reached with the applicant to limit the size of any Business units to a maximum of 2,500 sq ft, and to only two of that size across the Park.

Similarly it would also be appropriate to limit the maximum size of any single ancillary unit.

45 Availability of More Central Sites

It is not considered appropriate for the availability of alternative, more centrally located sites to be considered in respect of the ‘ancillary’ uses, as they are justified on the basis of being attached to and dependent upon the adjacent Business Park, therefore this requirement of PPS 6 is considered irrelevant in these circumstances.

Equally, whilst there are a number of more centrally located sites within and at the edge of existing centres that would be capable of accommodating the individual Business components of the development, these are not of a size that would accommodate the units proposed in their totality or in any significant grouping. This would therefore prevent development of the Business Park concept in any meaningful way.

Development on more centrally located, albeit much smaller sites in preference to the proposal would also not provide the city with the benefit of one large prestigious Business Park, with support ancillary facilities, that the application proposal offers. Impact

The ‘ancillary’ uses are justified in this location on the basis that they will provide facilities for local employees, and as such will not be a significant ‘draw’ themselves. However, in order to ensure that this is not the case it is considered prudent to impose conditions on any retail unit providing an upper limit to the floor space, thereby minimising the likelihood that a unit will prove to be so attractive as to become a retail destination in its own right.

With such safeguards the proposed retail uses are unlikely to impact adversely upon the vitality and viability of neighbouring centres.

Similarly it is considered appropriate to ensure that key town centre uses (e.g. Cinema, bingo hall) within the D1 and D2 Use Classes are prevented from locating at the Business Park, by use of conditions.

For similar reasons, as explained elsewhere in this report, in order to ensure that the Business element of the proposals does not adversely impact upon the strategy for regeneration of the City Centre office market, it is considered necessary to impose restrictions upon the maximum floor space levels for Class B1 (a) offices, a maximum number of such units, and a phased delivery of the construction of those units.

Accessibility

Given that the ‘ancillary’ uses are considered to be acceptable on the basis that they serve a local need, generated by the presence of the existing and proposed Business Park, and that as a result of this it is acknowledged the majority of custom will be derived from on site employees, the location is considered to be accessible for its customers. However, employees will also contribute significantly to travel patterns generated by the development and accessibility for those people

46 is considered along with the accessibility of the site as a whole for large scale employment generating uses.

There are significant concerns that the site is not sufficiently well served by public transport, or by other alternatives to the private car, and that as it stands it would be bound to generate a substantial number of additional vehicle movements.

A clear need for an improvement to public transport has been identified and this is covered in sections on Public Transport elsewhere in this report.

Transportation Issues

As a large, employment generating development, in an out of centre location, close to Motorway links and somewhat divorced from residential catchments or adequate public transport services, the proposal raises a number of significant transportation issues.

Elsewhere in this report, explanation is given of measures to mitigate the traffic impact of the development (reduced car parking provision, public transport improvements, enhancements to footpath links, Travel Plan, physical highway improvements). However, even taking these measures into account, the development will generate a significant level of new traffic movements in the peak periods. This equates to 899 additional movements in the morning peak (0800 to 0900 hours), and 717 in the evening peak (1700 to 1800 hours).

The applicants Transport Assessment suggests that the likely trip distribution of those new movements will involve 40% of the generated traffic using junction 33 of the M1 Motorway. With the agreement of the Highways Agency, the developer will be funding new signal measures at this junction to mitigate the increase in traffic, with the intention of avoiding queuing on the motorway exit slip roads. There will however be an increase in queue lengths on local road approaches (mostly on Sheffield Parkway, but also on Rother Way) until further more extensive improvement of junction 33 is carried out by the Highways Agency.

On the local highway network 55% of the generated traffic will pass through the Catcliffe dumbbell junction (Sheffield Parkway). This junction is due to be extensively improved by Rotherham MBC, making use of Objective 1 funding, and related to the development of the neighbouring Waverley site. However, even the improved junction will be expected to suffer from delays when the proposed development and those adjacent, are fully occupied. A financial contribution of £700,000 has therefore been sought from the applicant to the further improvement of the junction.

On Europa Link itself, a number of existing junctions are to be the subject of physical alterations to improve capacity. The junctions at the Shepcote Lane end, have however been shown to be capable of operating effectively without any such improvement.

The development will also have some impact upon traffic congestion at junction 34 South, however the physical constraints of this junction prohibit any reasonable

47 improvements being undertaken as part of this development. The Half Penny Link, a new link road scheme between Meadowhall and Sheffield Road (Tinsley) will offer some relief to the junction, and also to junction 34 North, and is the only realistic option for improvement here. The developer has agreed to provide a £100,000 financial contribution to the advanced design of this scheme, and alternative sources of funding are being sought for its development following recent failure to secure Central Government funding for the project. Further contributions will be sought from other large-scale development proposals in the vicinity of the junction.

Highways Agency – Impact on Motorway

The Highways Agency have been concerned about the impact of the development upon the trunk road network, in particular of the traffic generated by the Class B1 uses on the site. A Direction under Article 14 of the Town and Country Planning (General Development Procedure) Order 1995, was issued by the Highways Agency in June 2006, preventing the Council from granting permission for the development, and this was accompanied by a letter setting out their concerns.

Subsequent discussions with the applicant and their agents, highways officers and the Highways Agency have sought to resolve concerns, and in acknowledgement that physical improvements to the trunk road network and its junctions cannot reasonably be related to the development, these discussions have concentrated upon mitigation measures.

These have included the reduction in the amount of Class B1 floor space proposed, reduced parking provision, enhancements to public transport, and to footpath connections to the site. A key element in the discussions with the Highways Agency was the operation of an effective Travel Plan for the site. Agreement has now been reached on this, and the content of the Travel Plan is described in more detail below.

Consequently the Highways Agency have now confirmed that they are ‘content for Planning Consent to be granted for the Blue Skies proposal’.

Public Transport/Accessibility

The site is currently served by three bus services, which operate along Europa Link. These are the 261, A1, and D1, with the A1 being by far the most useful service. The A1 operates from 0600 hrs to 2100 hrs, seven days a week, offering half-hourly services, and connects the site to the public transport interchanges at Sheffield, Meadowhall, and Rotherham.

However, this level of service is not such that the site can be regarded as highly accessible, and recent surveys of staff based at the existing Business Park identified that 88% of staff currently drive to work. 6% use the bus with the remainder cycling, walking or using the tram (nearest stops are at Carbrook and Valley Centertainment, a distance of 2 km). Whilst this might be an indication of peoples travel habits, it is also reasonable to conclude that improvements to public

48 transport are necessary to provide more attractive travel alternatives in order to bring about a shift in travel patterns.

The site has well established pedestrian and cycle links, which connect to the surrounding public transport routes and to National Cycle Networks. Some of the pedestrian routes however are unattractive, and could not be seen as realistic options for access to work unless they were upgraded.

The development will generate a significant amount of employment, and will therefore provide substantial potential increases in the number of public transport users on the Park. The development will provide new spine roads that will enable bus services to penetrate further into the site, and deliver services as close as possible to the areas of employment.

The applicant’s Transportation Assessment states that they are working closely with South Yorkshire Passenger Transport Executive (SYPTE) to explore the possibility of additional routes that connect with local communities that currently are not served by the development. This is considered to be an important way of ensuring the employment opportunities generated by the development are accessible to the local communities.

SYPTE have aspirations to increase the A1 service to a 15 or 20-minute frequency, which would represent a significant improvement, and the applicant has also been in discussion with them to ascertain an appropriate level of financial contribution from the proposed development.

Officers have worked with the applicant, and with SYPTE to reach agreement on a series of measures that will involve significant investment in the provision and enhancement of public transport to and from the site, and for this to be maintained over a period of five years.

These measures will need to be secured through the applicant entering into a legal agreement under the terms of Section 106 of the Town and Country Planning Act. Heads of Terms for this agreement are set out at the end of this report, however, the measures include funding the provision of a new local service to and from the site, and paying a financial contribution towards enhancing the frequency of the current A1 service to a minimum frequency of every 20 minutes. Both measures are to run for a five-year period following first occupation of any accommodation on the site.

Footpath Links

There are currently a number of public footpath routes in the vicinity of the site, including those which run through the area of Public Open Space to the south of the site (through Tinsley Hill, alongside Tinsley Cemetery, and through Tinsley Park Golf Course), and also along Europa Link, and Wood Lane connecting to Brinsworth. There is a need for improvements to public footpath routes in the vicinity of the site, and in recognition of this the applicant has agreed to carry out improvement of those links, with a view to improving accessibility.

49 The applicant has put forward three suggested locations for improved links. These are all located to the south of the site and consist of a total of 120m of new footpath linking existing routes to the proposed new footpath link along the southern boundary of the site. This includes a new link across to Tinsley Hill (connecting to the Trans Pennine Trail), a connection to the route running alongside Tinsley Park Cemetery, and the creation of a link to and through the Cemetery itself.

The proposed links appear to offer some improvements to public access to the site, however, the route proposed by the applicant through the Cemetery has not proved to be viable, due primarily to security concerns relating to the cemetery. Whilst acknowledging the value of the enhanced footpath links, it should also be noted that these routes are unlit, and do not therefore offer a safe route to and from the site during hours of darkness.

Travel Plan

The Travel Plan is a key element of the overall transportation implications of the proposal. It has been the subject of much discussion and negotiation between officers, the applicant’s consultants and the Highways Agency, in order to ensure that it meets the stated aims of promoting sustainable forms of transport to and from the site, to minimise traffic generation (and congestion) and its consequential impact upon air quality.

The Travel Plan contains measures to improve walking, cycling, car sharing and public transport access to the site. It is split into two parts, with an overall Travel plan for the site, and Occupier Travel Plans for individual sites. Each occupier will be required by the developer to produce its own plan through lease or sale agreements with the developer, and also through Planning Conditions.

This approach enables development related commitments (e.g’s on site infrastructure, off site improvements for pedestrians and cyclists, and public transport contributions) to be provided by the developer, whilst directing the more occupier and employee specific actions to the end users.

The main focus of attention is on employee journeys to and from work, however fleet management, visitor travel, and business trips will also be included. Freight associated with the Industrial development will be encouraged to utilise the rail freight interchange at Tinsley Marshalling Yards.

Contained within the Travel Plan are commitments from the developer to:- - underwrite a new bus service for 5 years from first occupation of the site, connecting the development to local residential areas; - underwrite for 5 years improved frequency of the A1 bus service to increase its frequency to every 20 mins; - limiting parking ratio’s to those set out elsewhere in this report; - improve pedestrian and cycle linkages to the site (including signposting); - provide safe, secure and covered cycle and motorcycle parking with showers and changing facilities within the development; - require future occupiers to provide staff with loans for bicycle purchase, and subsidised bus passes;

50 - through a permit scheme give priority to car sharers when allocating parking spaces; - set up and oversee a car sharing facility/system; - employ a Travel Plan Co-ordinator, responsible for monitoring the success of individual occupier’s Travel Plans;

There are also numerous measures specific to the Occupiers, which include:- - interest free loans/discounts for purchase of bicycles for commuting; - purchasing of annual bus passes; - payment of attractive cycle rates for cycling; - prioritising car parking spaces for car sharers; - reducing incentives to car travel (including company cars, requirement to drive to work and generous mileage allowance); - flexible working practices to reduce peak hour demand; - pool car provision for business travel; - vehicle replacement strategy requiring the purchase of new but less polluting vehicles (e.g. Euro IV or V, at every opportunity); - preferential car parking for Low Emission Vehicles by appropriate signage; - fit continually regenerating trap to existing HGV’s to reduce pollutant emissions;

Targets (such as reduction in the proportion of single occupancy/drive alone trips) will be set to monitor performance of the Travel Plans. The aim will be a maximum of 60% single occupancy vehicles after the first year occupancy.

In order to provide some measures to further encourage the developer and future occupiers to fully commit to the principles and aims of the Travel Plans, it is considered appropriate to incorporate, within the Heads of Terms for the legal agreement a requirement that Development will be on an agreed phased basis, with the Council as Local Planning Authority to be satisfied that the Travel Plans are achieving their objectives before approving subsequent phases through Reserved Matters applications. The first suggested trigger for this is after completion of 60% of the development.

Design Issues

The design and external appearance of the units to be constructed on the site are reserved for future approval, however, indicative submissions have been made which demonstrate the design intentions of the applicant.

The site layout suggests a simple arrangement of buildings within a series of development parcels, and set around landscaped areas or courtyards of parking. The applicant states within the Environmental Statement that they ‘aim to create a sense of place with good architecture set within an attractive landscaped setting’. They also state an intention to offer a new ‘state of the art’ development to raise the profile of the Business Park in the city and the wider region, but also to improve upon the quality of the existing development on the adjacent site.

It is proposed to develop areas of open space, or public realm within the park, to include water features, and a theme of street furniture including external lighting.

51 The applicant has submitted indicative examples of public spaces in similar developments which demonstrate a reasonable level of quality.

The buildings on the site will aim to create a corporate identity for the Business Park, ease of use and adaptability. External walls are proposed to be constructed from a limited palette of materials including curtain walling and metal cladding, with the emphasis on creating buildings with a lightweight glazed appearance.

The Environmental Statement states that innovative roof forms will be encouraged, and that buildings will be predominantly two and three storeys high, though in visual impact terms, a maximum height of 20m has been assessed.

Ultimately the detailed design of buildings and the spaces around them will be determined by future submissions. The existing Business Park has been reasonably successful in design and landscape terms, but it is considered important for this development to improve upon that, and to achieve higher standards.

Landscaping

Landscaping also remains a reserved matter that is subject to further detailed approval, however, the landscape content within the site has been an important element of negotiations with the applicant, in order to ensure that there is an appropriate level of landscaping on the site, that it mitigates the visual impact of the development, particularly when viewed from the south, and that it is implemented early in the construction process to ensure that the structural landscaping elements are well established.

The scheme will provide significant strips of landscaping, around the perimeter of the site, varying in depth from 5m to 10m, with the 10m sections forming part of the southern boundary to the site. It is intended to plant significantly sized tree species (including semi-mature and extra heavy standards) to provide a woodland mix along this perimeter, which will soften the views of the buildings, from the adjacent Tinsley Hill, and will also screen areas of car parking from these views.

Detailed plot landscaping is a more detailed matter that can be implemented at a later stage. Indeed whilst structural landscaping can be carried out without impacting upon future construction requirements, it would not be possible to achieve this for the more detailed elements.

However, the Illustrative Landscape Masterplan submitted by the applicant also demonstrates the use of semi mature and extra heavy standard tree planting within each development parcel, throughout the car park and open space/public realm areas. This will again contribute significantly towards softening the appearance of these areas and assist in providing a relationship to the neighbouring public open space and green belt locations. In this respect it is considered that the extent and form of planting to be undertaken will contribute to the aims of the South Yorkshire Forest Partnership as suggested by The Countryside Agency.

52 It is important that all landscaping accords with guidance from the Civil Aviation Authority on the selection of species that will not encourage flocks of birds likely to increase chances of bird strike relative to the neighbouring remaining airport facility.

Public Art

The applicant has committed to the provision of public art work associated with the development, and it is intended that this is incorporated within or adjacent to the footpath on the southern boundary of the site, its interface with the adjacent Tinsley Hill, and within the Hill itself.

Given the phased nature of the development of the site, it is considered that the requirement to provide this should be at an early stage of the development of the site, triggered by the first phase.

Secured by Design

The applicant commits within the Environmental Statement to the Secured By Design initiative in order to design out crime. This is a welcome measure and given that detailed design of the buildings and their plots is reserved for subsequent approval, it is considered appropriate to require submission of details of such measures through a Planning Condition..

Air Quality

The main emission source from the development will be vehicle emissions from traffic. Nitrogen Dioxide is the most significant of the emissions from that source, in terms of its impact upon local air quality. The application site is located to the south east of the Tinsley Air Action Zone (set around junction 34S of the M1 Motorway) established by the Council under previous Review and Assessment procedures, on the basis that the area is predicted to exceed long term (annual average) Nitrogen Dioxide objectives. The whole city is now an Air Quality Management Area.

The ES assesses the impact of the development on local air quality both during construction, and as a completed development. The assessment includes consideration of existing conditions, and those in 2009 and 2014 both without the development, and with the completion of the development and Waverley Phase 2.

The assessment identified four sensitive receptors, including residential property in Tinsley, Brinsworth and Catcliffe to represent properties that will be exposed to the highest pollution concentrations and the largest change in concentrations due to the development.

The results of the assessment show that the predicted effect of the development at the four specific receptors is no more than 0.1 micrograms per cubic metre increase in Nitrogen Dioxide or fine particulate matter. This level of increase is considered to be insignificant and is not sufficient to warrant refusal of permission on air quality grounds.

53 It is however considered important to ensure that mitigation measures are put in place to minimise this impact, and this is intended to be achieved through the Travel Plan measures referred to above.

Flood Risk/Drainage

The airport runway and adjoining grassed areas currently drain to two separate ditches on the northern and southern boundaries of the site, which are connected towards the east of the site and discharge to a surface water sewer. Flows through the sewer are limited to 400 litres per second, and this is maintained by the temporary storage of water within the ditches. The ditches therefore effectively operate as a Sustainable Urban Drainage System (SUDS) restricting the flow of surface water discharge to avoid flooding problems further downstream.

The increase in the areas of hard surface that would result from the development have the potential to increase the flow of surface water from the site. The applicant proposes to utilise and supplement the existing system with additional measures including the use of permeable paving in parking and road areas, restricting flows into the ditches, and the use of swales (shallow wide depressions running through landscaped areas) leading to the southern ditch.

The Environment Agency has considered the drainage strategy and Flood Risk resulting from the development and is satisfied that no adverse implications will result.

Ecology

The chapter within the Environmental Statement relating to Ecology reasonably identifies that there is little ecological value in the vast majority of the area to be developed. The grassed areas adjacent to the runway strip are managed and habitats are species poor as a result.

However, the southern boundary of the site contains a drainage ditch that contains standing water including a small shallow pond. The ditch has been surveyed for protected species. The survey confirmed the presence of amphibians and bank voles though no protected species were detected.

The ES does suggest however, that due to the potential for passage of time between the surveys and commencement of development, further survey work should be undertaken prior to construction.

It is important to ensure that the Drainage scheme does not result in excessive surface water discharge into the ditch that would lead to ‘flushing out’ of the ecological value.

Sustainability

A development of the size proposed will potentially have significant environmental effects, and it is therefore considered important for the scheme to incorporate a series of sustainability measures in order to mitigate that impact.

54 The relevant Sustainability chapter within the ES is supplemented by the applicant’s submission of a report prepared by Buro Happold which assesses the potential sustainability features of the development. The report is considered to be a little general in its discussion of the physical measures that may be incorporated, and does not specifically commit the applicant to any of the proposed measures. This is however understandable given the Outline status of the application, and uncertainty relating to the requirements of future end users.

However, following further discussions with the applicant, agreement has been reached for a condition to be imposed on any permission, requiring the design of each individual building to achieve at least a ‘very good’ score when assessed against the Building Research Establishment Environmental Assessment Method (BREEAM). This will require incorporation of particular sustainable features without being prescriptive about the particular measures required.

Specific measures expected to be incorporated, to achieve the BREEAM rating are identified by the applicant in additional supporting information. These relate to energy consumption, CO2 emissions, water consumption, materials, ecology, and pollution. The use of green and/or brown roofs and alternative energy sources (wind, solar) are included as possible elements to be included, although the applicant does not wish to commit to these items at this stage, as they are more sensitive to cost and occupier preference.

In this context, it is considered that the proposed condition is a reasonable method of ensuring that the development incorporates appropriate sustainability measures designed to mitigate the environmental impacts of the development.

Visual Impact (including from Green Belt)

The site is most visually prominent when viewed from the south, specifically from Tinsley Hill, Tinsley Golf Course (within the Green Belt) and the Trans Pennine Trail. Tinsley Hill in particular gives uninterrupted, elevated views of the site. The hill and its footpath network was partly designed as such to serve as a Public Open Space with views of the airport activity and the wider area.

At present the airport runway is the dominant physical feature viewed from this area, with the existing Business Park and Outokumpu Steel Works also prominent. The development as proposed would bring more Business Park development and the development of larger shed like buildings to greater prominence.

The ES has considered the sensitive viewpoints within 5km of the site (including others at Wincobank and Treeton) and draws the conclusion that the potential for negative impact on the landscape character and visual amenity is negligible. This is considered to be a general comment based upon the overall impact on all the views identified. However with regard to views from Tinsley Hill, it acknowledges that there will be a ‘substantial negative’ impact upon sensitive receptors (users of outdoor recreation).

Buildings varying in height, with a maximum height of 20m will interrupt the current open view from the area of Open Space. The illustrative layout suggests that the

55 buildings will be located close to the southern boundary of the site and will be separated from the edge of the site by a structural landscape strip, immediately to the north of the ditch. Whilst this is valuable, and will assist with softening the views from lower portions of the hill, it will not be capable of screening views of the buildings, their roofs, and car parking/servicing areas entirely.

As such substantial elements of the scheme will be visually prominent when viewed from Tinsley Hill. In the context of the surrounding landscape, and its industrial and commercial backdrop, this is accepted as a necessary consequence of the development of the site, however mitigation measures are considered appropriate. The structural landscaping will assist with this to a degree but additional measures are considered necessary.

Given the elevated views available, the roof forms of the buildings are likely to be highly visible and as a result officers have requested that Green roofs are incorporated into the building designs. Green roofs would offer visual benefits by enabling large areas of the built form to relate better to the open space and areas of green belt to the south and east. Otherwise the roof areas of the buildings, typically covered in light grey cladding, will dominate the more elevated views of the site. Green roofs also offer other benefits including a reduction in surface water run off, and improved bio-diversity. This would only be feasible on the smaller buildings within the site as the loading on large-scale shed buildings would be cost prohibitive.

However, the applicant has resisted requests from officers to guarantee incorporation of these elements into the scheme, on even the smaller buildings, on grounds of potential additional cost and that they are occupier sensitive. They have though agreed to consider the incorporation of this element on an individual building basis as the scheme develops and reserved matters applications are submitted.

On this basis, though the benefits of green roofs would be significant, it is considered unreasonable to insist on this in this instance. This does however strengthen the need to ensure that areas of car parking are well screened and the structural landscaping serves its purpose. The use of green facades in the design of the buildings would also be beneficial in softening the appearance of the buildings, however again the applicant does not wish to commit to this at this stage, but is happy to consider the issue at reserved matters stage.

Impact upon remaining Aircraft Facility

The current application for revisions to the airport facility is effectively held in abeyance pending the outcome of this mixed-use development application. The scheme and anticipated building heights has been designed to take account of the presence of airport activity and the need to ensure that operations at the remaining facility are not constrained.

The Civil Aviation Authority was consulted on the application and they have responded confirming that they have no objections to the application, as they are not the relevant body for consulting on safeguarding matters. Government Circular

56 1/2003 identifies that those airports that are not the responsibility of the CAA in safeguarding terms, are responsible for their own safeguarding, and that they should enter into arrangements with relevant local planning authorities to ensure this.

Sheffield City Airport has such arrangements, and has also, within the terms of their License made the CAA aware of the proposals. Sheffield City Airport has confirmed that they have no objections to the application as submitted.

Police Helicopter

The Police Helicopter, which operates from a location within the site, adjacent to garaging and servicing facilities within Police Buildings on Europa Link, provides a valuable and important community service.

The development as proposed and indicated within the illustrative layout would prevent the helicopter from operating from its current location, and the loss of this facility, and its community benefits is considered to be a material consideration.

The Police having originally objected to the proposal have subsequently been involved in discussions with the applicant about relocating the facility and the Police have now confirmed that they have reached agreement in principle to a new lease on the existing helipad, combined with agreement to relocate to one of three options. They advise that this in the hands of lawyers and that it will be concluded and signed imminently.

RESPONSE TO REPRESENTATIONS

The matters raised in representations have been addressed in the Assessment section above.

SUMMARY AND RECOMMENDATION

In summary, the proposed development of a substantial portion of Sheffield City Airport, is one that raises a number of significant issues, and has a number of potential impacts. These have been carefully considered within the Environmental Statement prepared by the applicant, and also within further supporting information and Addendums, and by officers in assessment of the proposals.

The issue of the consequential reduced runway length and capacity at the remaining airport facility, loss of the fixed wing facility or the longer-term closure of the airport is not a significant consideration as part of these proposals in the light of evidence as to it’s non-viability and also that there are no specific policies within the UDP that give protection to the airport.

The proposal represents largely Preferred Uses in terms of (land use) UDP policies, though the presence within the scheme of large amounts of office floor space, and of retail/leisure floor space raises significant issues in respect of compliance with other UDP policies and with Central Government Guidance in the

57 from of PPS’s 1, 6, and 13 owing to it’s out of centre location, and current poor levels of accessibility by any means of transport other than the private car.

As such a major issue in the consideration of the application has been the management and mitigation of the significant travel demand that would be generated by the development. This has been in terms of impact upon the local highway network, but also upon the trunk road network (M1 and it’s junctions). The most significant impacts are at junction 33 of the M1, and at the Catcliffe/Sheffield Parkway junction. The developer is funding new signal measures and junction improvements in these locations in order to mitigate the impact. A further contribution is to be made by the developer to the design of the Half Penny link, and physical improvements are also to be made along the length of Europa Link.

Key to resolving the highways issue has however been the promotion of alternative forms of transport to ensure that the site becomes an accessible, sustainable location. In order to achieve this the applicant is to improve public footpath connections to the site, and fund the provision of a new bus link (connecting to neighbouring residential catchments) and the increase in frequency of the existing A1 service for a period of five years.

These measures, allied to an effective Travel Plan have been considered sufficient to mitigate the traffic impact, promote alternative means of transport, and remove the concerns of the Highways Agency, who had previously raised significant objections to the proposal.

The proposals have been assessed in accordance with the tests laid out in Planning Policy Statement 6. The applicant has satisfactorily demonstrated that there is a quantitative and qualitative need for the provision of additional ‘ancillary’ facilities at the Business Park, to support the day-to-day needs of workers, with the benefit of reducing or eliminating car journeys otherwise made by those workers.

The Business elements of the proposals have also been justified on the basis that they will provide Sheffield with a high quality Business Park to rival that of other cities, with an offer to the market that will complement that on offer in the City Centre rather than competing with it. There are no realistic alternative locations capable of providing the Business Park offer, that are more centrally located. The impact of the development on existing centres is considered acceptable with conditions limiting the size, occupation and phasing of development. The transport improvements referred to above will ensure the site has adequate accessibility to meet this requirement of PPS6.

The Environmental Statement has considered the visual and landscape impact of the development, including from longer distance views and the adjacent green belt. Following assessment it is concluded that whilst the buildings will be clearly visible from many vantage points the impact of this will not be significant in the wider context of large scale development, and will be mitigated by good quality structural landscaping along the southern perimeter of the site. The application incorporates a commitment to achieving sustainable building design and this requirement is proposed to be secured by an appropriate condition.

58 It is therefore considered that the proposed development is acceptable, that all potential environmental impacts have been adequately assessed within the Environmental Statement, and that the development will provide substantial investment to build upon the existing employment opportunities at the site, without impacting negatively upon existing centres or upon the strategy for regeneration of Sheffield City Centre.

It is therefore recommended that Planning Permission is granted subject to the applicant entering into a legal agreement to cover the terms set out below.

HEADS OF TERMS FOR S106 AGREEMENT

Public Transport

(i) Local ‘Job Link Bus’ Service

(a) The developer shall pay, following first occupation of any accommodation on the site, the sum of £126,360 to South Yorkshire Passenger Transport Executive (SYPTE), to be used towards the provision of a new local ‘job link’ bus service to and from the site. (b) The detailed route shall be determined by SYPTE prior to the first payment being made, but shall pass through the new spine road to be constructed within the site, and link to surrounding residential areas. (c) The sum shall be indexed linked from the date of the Planning Permission granted under Reference 05/04338/OUT, and shall then be paid on an annual basis for the following 4 years.

(ii) Enhanced ‘A1’ service

(a) The developer shall pay, following first occupation of any accommodation on the site, a financial contribution to South Yorkshire Passenger Transport Executive (SYPTE), to be used towards enhancing the frequency of the ‘A1’ bus service, which currently serves the site, and/or any subsequent replacement service bus service to and from the site. The frequency shall be enhanced to provide a minimum 20 minute frequency throughout the working week (Monday to Friday), or further enhancement if that level of frequency has already been reached. (b) The financial contribution shall be agreed between the developer, SYPTE, and the City Council, prior to any work commencing on the site. (c) The financial contribution shall be paid on an annual basis for a further 4 years, following the first payment, and shall subsequently be set following an annual audit and review of the financial contribution shall be undertaken by SYPTE. (d) Any resultant revenues from the route shall be held in a holding account for the purposes of either supporting the enhanced service if not financially viable at the end of the 5 year period, or to repay any unused sums to the developer if the service is viable.

59 Phasing of Highway Improvements

Prior to 20% of the floor space being completed and occupied, the following highway improvements shall have been completed:- i. Wood Lane roundabout; ii. Airport Terminal roundabout; iii. Kingfield Heath roundabout; iv. Carriageway widening and Urban Traffic Control works on the links between the above roundabouts.

Prior to 50% of the floor space being completed and occupied, the following highway improvements shall have been completed, and the following financial contributions made:- i. Western access roundabout; ii. Business Park East roundabout; iii. £700,000 towards the improvement of the Catcliffe junction of the A616 Sheffield Parkway; iv. £100,000 towards the provision of the Half Penny Sheffield to Rotherham link road scheme.

Travel Plan

The developer shall ensure that before any part of the development is occupied:-

(i) A Detailed Travel Plan for the relevant section of the site has been submitted and approved; (ii) The Detailed Travel Plan incorporates as a minimum the content of the Travel Plan for the site prepared by TTHC dated 20th November, 2006 (see Appendix X); (iii) A Travel Plan Co-ordinator for the site as a whole has been appointed; (iv) Monitoring arrangements for the operation of the Travel Plan have been agreed with the City Council; and (v) Additional mitigation works have been agreed in the event of monitoring of the Travel Plan indicating that the model targets set are not being met.

Further measures:-

(vi) Following 60% of the floor space being completed and occupied, the developer shall demonstrate that the Single Occupancy Vehicle Trips generated by the development have remained within forecasted levels. Approval by the Local Planning Authority, of future Reserved Matters applications, for the remainder of the site, will be dependent upon this having been achieved, and upon the agreement of the Local Planning Authority of additional mitigation measures to be delivered by the developer, if they have not.

Case Number 06/01587/FUL

Application Type A Full Planning Application

Proposal Retention of buildings fronting Arundel Street and Brown Lane and construction of courtyard block of part-four, part-five and part-six storeys comprising office (Use Class B1) and restaurant/cafe (Use Class A3) at ground and part first floor, with 33 x 1 bedroom and 2 x 2 bedroom residential apartments above, with associated landscaping and courtyard parking (Amended description)

Location 151 Arundel Street Sheffield S1 2NU

Date Received 05/05/2006

Team CITY CENTRE AND EAST

Applicant/Agent Cartwright Pickard Architects

Recommendation GC subject to Legal Agreement

Subject to:

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

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

2 This development shall be carried out in complete accordance with the approved plans 356 ASK (0) 132 Rev F, 356 ASK (0) 133 Rev D, 356 ASK (0) 134 Rev E, 356 ASK (0) 135 Rev C, 356 ASK (0) 136 Rev C, 356 ASK (0) 137, 356 ASK (0) 138, 356 ASK (0) 139 Rev A (All revised plans received 11th December) unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

3 Samples of all proposed external materials and finishes, including windows and balconies, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. These shall include details of re-painting the retained Arundel Lane and Brown Lane elevations. Thereafter, the development shall be carried out in accordance with the approved details.

61 In order to ensure an appropriate quality of development.

4 Large-scale details of the following items, at a minimum of 1:20 shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development: eaves, balconies, handrails and fenestration details (including window recesses). Thereafter, the works shall be carried out and maintained in accordance with the approved details.

In order to ensure an appropriate quality of development in accordance with Policy BE5 of the Adopted Unitary Development Plan.

5 Notwithstanding the approved plans, further details to the design of the shopfronts to the ground floor commercial units fronting Arundel Lane and Brown Lane, to include details of the location and design or the proposed doors and window detailing shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved plans.

In order to ensure an appropriate quality of development in accordance with Policy BE5 of the Adopted Unitary Development Plan.

6 Before the development is brought into use, or in accordance with a timescale to be agreed by the Local Planning Authority, the footway adjoining the site along Arundel Street, Brown Lane and Arundel Lane shall be resurfaced/repaired (as appropriate) in accordance with the secondary palette of materials as set out in the Urban Design Compendium with details to be submitted to the Local Planning Authority prior to the commencement of development.

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.

7 Before any work on site is commenced, a landscape scheme for the courtyard, to include details of the entrance gate to Arundel Street shall be submitted to and approved by the Local Planning Authority. The landscape 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 Notwithstanding the approved plans, the extent of Use Class A3 floorspace within the development as a whole shall not exceed 300 square metres at any time.

62 To ensure that a significant proportion of commercial floorspace is retained within the development in accordance with Policy IB6 and IB9 of the Adopted Unitary Development Plan.

9 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) the café/restaurant space detailed in Condition 7 above shall only be used in accordance with Class A3 of the Town and Country Planning (Uses classes) Order 1987 (as amended) unless otherwise approved by the Local Planning Authority.

In order to define the permission.

10 The café/restaurant shall only be used between the hours of 0800 and 2330 Mondays to Saturdays, and 0800 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.

11 No deliveries to the ground floor commercial units or café/restaurant unit 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.

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

12 Prior to the commencement of development, further details of lighting both to the building and to the courtyard shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter retained.

To ensure an appropriate quality of development and to promote personal safety and security in accordance with Policy BE5.

13 The residential dwellings hereby approved shall not be occupied unless sound insulation measures from flat to flat and between the first floor commercial and second floor flats have been implemented, the details of which shall be 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.

14 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:

63 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: 30dB measured as a 15 minute LAeq (2300 to 0700 hours), Living Rooms: 40dB measured as a 15 minute LAeq (2300 to 0700 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.

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

(a) Be carried out in accordance with an approved method statement; and (b) Demonstrate that the specified noise levels have been achieved.

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

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

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 order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

17 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:

64 - Provision of at least 25% of units designed to mobility standards - A plan to demonstrate level access to all parts of the new development;

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.

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

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

19 The new build commercial and residential units within this development fronting Arundel Lane and the service yard elevation shall not be occupied unless the Local Planning Authority deems the retained buildings to Arundel Street and Brown Lane have been satisfactorily provided and the buildings are fit for occupation.

In order to preserve and enhance the character of the Cultural Industries Quarter Conservation Area and in the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting; BE16 - Development in Conservation Areas; BE19 - Development affecting Listed Buildings; IB6 - Development in Fringe Industry and Business Areas; IB9 - Conditions on Development in Industry and Business Areas; IB11 - Housing & Residential Institutions in Industry & Business Areas; H7 - Mobility Housing and H16 Open Space in New Housing Developments.

Attention is drawn to the following directives:

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

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

2. 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.

3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

4. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:

(a) limited car parking provision is available on site for occupiers of the building, (b) resident's car parking permits will not be provided by the Council for any person living in the building.

66 Site Location

LOCATION AND PROPOSAL

The application site relates to an area of approximately 0.98 hectares and comprises a rectangular site that fronts Arundel Street to the west, Brown Lane to the north, Arundel Lane to the east and the adjacent former Grahams Plumbers Merchants to the south. The latter has recently been granted planning permission for a 4 to 5 storey building for Sheffield Hallam University.

The site comprises the works at 151 Arundel Street, which consists of a range of predominantly Victorian buildings set around a central cobbled courtyard. Fronting Arundel Street, the building presents an elegant painted brick built three-storey façade with symmetrical window detailing and a highly detailed archway entrance to the courtyard. The roof shape is asymmetrical with a side gable to the northern

67 gable but a pavilion-hip to the other. This building is currently used as a joinery works on the ground floor with the upper floors for light storage. To Brown Lane is another three-storey painted brick building with windows to the first and second floor. This element has a flat roof but it is suggested that it previously had either an additional floor or pitched roof, which has since been removed. It is built directly up to the Arundel Street frontage and is also occupied by the joinery works at ground floor with storage above. Adjacent to the boundary with the Sheffield Hallam site (the service yard elevation) and fronting the courtyard is a single and two–storey brick building of a similar façade treatment to the Brown Lane frontage. Within the courtyard is a brick one-storey building with mezzanine floor and slate pitch roof. At the rear of the site is an area of car parking and a post-war brick built office/industrial building.

The entire site falls within the CIQ Conservation Area and lies opposite the Grade II Listed Butcher Works.

This is a full planning application for the demolition of the single storey block within the courtyard and the post-ward building at the rear of the site, the retention and conversion of the Arundel Street and Brown Lane frontages and the erection of new buildings to provide a mixed-use development comprising approximately 740.5 square metres of commercial (Use Class B1) and food and drink uses (Use Class A3) and 1440 square metres of residential floorspace to provide 35 apartments.

The historic buildings fronting Arundel Street and Brown Lane are restored and converted to provide a mix of ground floor office accommodation with residential units above. On the remainder of the site, a new L-shaped block is proposed to Arundel Lane and the adjacent Sheffield Hallam development, set around a newly created central courtyard.

The existing buildings on Arundel Lane and Brown Lane provide three floors of accommodation. It is relevant to note that the existing buildings have generous floor to ceiling heights, which equates to approximately three and a half floors of a modern building. The new build element of the development extends up to a maximum of six storeys with the majority at five storeys. To Arundel Lane, six storeys are proposed with the top floor recessed by one metre with the exception of a six-storey corner feature at the junction of Arundel Lane and Brown Lane, which extends fully to six storeys. To the courtyard, the development delivers a maximum of five storeys of accommodation.

Architecturally, the new development is modern in approach with a strong emphasis on the quality of materials and design detail. The new build elements of the scheme will be constructed predominantly in red brickwork, incorporating patterns of brickwork above window panels to provide modulation to the elevations. These elevations are also extensively glazed with the windows sufficiently recessed to provide further expression, with anodised aluminium panels incorporated into the Brown Lane and service yard elevation. Within the courtyard, the development is constructed in anodised aluminium panels. Large glazing panels are proposed at ground floor level to create an open façade to the street.

68 In respect of the historic buildings, these will be restored to their original prominence. The carriage entrance from Arundel Street will be retained and remain open as the entrance into the central courtyard, which will be re-cobbled and retained as a parking and amenity area.

The proposed development has been the subject of extensive negotiation and has been significantly revised since the original submission, which proposed the demolition of the entire site with the exception of the Arundel Street frontage. In place of the historic buildings it proposed a substantial five-storey block to Brown Lane, a six and a half storey corner feature at the junction of Brown Lane/Arundel Lane and four to five storeys of development fronting Arundel Lane. This provided 587 square metres of commercial/leisure uses at ground floor with 49 apartments above. It was also modern in approach with a wide palette of materials including copper cladding, cedar or larch cladding and galvanised metal balconies. It was felt appropriate to continue negotiations on this site in order that a new use and function could be found for this important group of buildings within the CIQ Conservation Area.

RELEVANT PLANNING HISTORY

There is no planning history directly relevant to this site.

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. One letter was received from the A.Wright and Son Ltd, a cutlery and pocket-knife manufacturer that lie opposite the site at 158 Charles Street. They were concerned that the original noise assessment submitted by the applicant did not fully take into account the noise from their unit, as the surveys were undertaken at a time when their workshop was not fully operational. They considered that an accurate representation of the noise is necessary to ensure that, should planning permission be granted, there would be no complaints arising from future occupiers that would then prejudice their operation. This revised noise survey was undertaken and is considered in the planning assessment below.

The following statutory consultations are also relevant:

English Heritage: English Heritage has advised that they do not wish to comment in detail but offer some general observations. They consider that the buildings to be retained make a strong contribution to the character of the Conservation Area and address the impressive form of Butcher Works opposite. Their retention and incorporation into the redevelopment scheme is vital and they welcome the amendment to retain the historic elements. English Heritage is concerned, however, by the impact of the mass and materials of the new build and question how comfortably these new elements sit within the metal trades buildings nearby. They consider that whilst the superseded scheme was not respectful of the historic buildings on site, the rhythm of the elevations to Arundel Lane for example, were more sympathetic and interesting. English Heritage suggest that the above issues are addressed and recommend that the application is determined in accordance

69 with national and local policy guidance, on the basis of the Council’s specialist conservation advice.

Environmental Protection Service: EPS have raised some concern that occupants of the flats will be affected by noise from A Wright and Sons Ltd and recommends against the installation of sealed windows to protect residents from excessive noise levels. EPS also request further details by condition to confirm that an acceptable internal noise level within the flats can be achieved.

PLANNING ASSESSMENT

This application proposes the significant demolition and redevelopment of the site at 151 Arundel Street, which lies within the CIQ Conservation Area. The application proposes the retention of the front building to Arundel Street and the block fronting Brown Lane with a comprehensive new development to the rear. The key issues to consider in the determination of this proposal include the following:

- Principle of development – policy and land use; - Impact on the CIQ Conservation Area - Design and scale; - Transport and highway issues. - Noise

The Council is also required to consider any representations received as a result of the public consultation exercise.

Policy and Land Use

Within the Sheffield Adopted Unitary Development Plan the application site is designated as a Fringe Industry and Business Area. Policy IB6 of the UDP relates to development in such areas and advises that whilst Business (B1), General Industry (B2) and Warehousing (B8) uses are preferred, a range of other uses including small shops (A1), food and drink (A3), leisure and recreation (D2) and housing (C3) may also be acceptable. In the case of housing, IB6 states that the better environment of these areas might exceptionally allow some houses where living conditions are satisfactory and they would not hinder industrial and business development.

It is also relevant to note Policy IB9 and IB11 of the UDP, which seek to limit development that would prejudice the dominance of business and industry in an area, and determines that residents should not be made to suffer unacceptable living conditions by way of noise, air pollution, or ground contamination. The intention of Policy IB9 is to ensure that such existing employment areas continue to provide employment and confirms that in industry and business areas, the preferred uses should effectively remain dominant. Policy IB11(c) states that “housing (C3), including redevelopment, will be permitted only where the development would not suffer from unacceptable living conditions, including air pollution, ground contamination, nearby hazardous installations, noise, other nuisance or risk to health and safety”. Policy IB11(a) states that “in Fringe Industry

70 and Business Areas, residential institutions (C2) and housing (C3), including redevelopment, will be permitted only where the development would not further constrain industrial or business development to protect the environment of the new housing”. If there were no likelihood of environmental problems caused to residents and no anticipated complaints of nuisance from residents of the new flats, then the proposal would be acceptable in terms of IB9(b), IB11(a) and IB11(c).

In this case, the application proposes a ratio of 740 square metres of non- residential floorspace to 1440 square metres of residential floorspace, a ratio of 34% to 66% respectively. Of the non-residential, approximately 440 square metres are designated for office use, which equates to approximately 21% of the total floorspace. Clearly, the employment element is not dominant and in this respect, the application fails to comply fully with the principles of IB9. However, it is considered relevant to acknowledge that the applicant has sought to address the Council’s original concerns in terms of the extensive demolition of the existing buildings and is now proposing to retain the Arundel Street and Brown Lane elevations in their entirety. Understandably, this has implications on scheme viability and in this respect, the applicant has sought to provide sufficient residential accommodation to ensure a deliverable scheme. The development will also benefit the streetscene, particularly on Arundel Lane, where it delivers a new corner feature to the public square and repairs the street by ensuring the demolition of the existing post-war building and infilling the car park to present a cohesive street frontage.

On balance, taking the above mitigating factors into account and on the basis that this proposal is viable and will result in the re-use of this site, the proposed level of commercial space is considered acceptable in this particular case. As such, the principle of development is considered acceptable in accordance with Policies IB6, IB9 and IB11 of the UDP.

Impact on the Conservation Area

The entire site lies within the CIQ Conservation Area and, as such, the proposals must be assessed in terms of their impact on the character of the area. The CIQ Conservation Area Appraisal identifies the Arundel Street Area of Special Character, within which the site lies, and specifically highlights the building as one of architectural merit. The historic buildings are also identified in the Urban Design Compendium as unlisted significant buildings.

Policy BE15 of the Adopted UDP relates to areas and buildings of Special Architectural and Historic Interest. It advises that development that would harm the character or appearance of Conservation Areas will not be permitted. Policy BE16 provides more specific advice on development in Conservation Areas and advises that permission will only be grated for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. These policies reflect advice contained within PPG15: Planning and the Historic Environment.

71 The revised application retains the frontages to both Brown Lane and Arundel Street, which are considered to be the most significant facades and in this respect, the proposal retains the character of the Conservation Area. It also ensures an appropriate relationship to the Grade II* Listed Butcher Works, which lie opposite. It is acknowledged that the proposal will result in the demolition of the brick building within the courtyard and the industrial/office buildings to the rear of the site fronting Arundel Lane, for which a Conservation Area Consent application is anticipated although these buildings are not considered to make a contribution to the Conservation Area.

For the purpose of this application however, it is relevant to determine the impact of the new proposal on the Conservation Area. In this regard, the retention of the Arundel Street and Brown Lane elevations is clearly welcomed and retains the character and appearance of the Conservation Area. Moreover, the new build element of the scheme has been designed to respond to the character of the CIQ principally in terms of the use of high quality traditional materials, comprising red brick, natural metal cladding and panels (anodised aluminium) and recessed glazing. The removal of the post-war building fronting Arundel Lane and its replacement with a building of the quality proposed will also impact positively on the Conservation Area.

Thus, it is concluded that the proposed development will preserve and enhance the character of the CIQ Conservation Area in accordance with Policies BE15 and BE19 and advice contained within PPG15.

Design and Scale of Development

Policy BE5 of the Adopted UDP 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. Within the Urban Design Compendium, it is suggested that infill developments within the CIQ should respect the existing building line in order to retain the character of the quarter, which will generally be 3-5 storeys. The principal issue in assessing design, scale and massing of the development relates to the new build elements, including their relationship to the existing buildings, which will be refurbished and repaired.

In design terms, it is considered that the proposal employs a simple but high quality palette of materials including red brick, anodised aluminium and glazing, all of which are of an appropriate quality within a Conservation Area. The proposal is well detailed with brick panels projecting by a half brick depth to provide articulation to the main brick elevations. The windows are also sufficiently recessed to provide effective modelling to the scheme. It is therefore considered that the proposed development, although subtle in approach, is of sufficient quality and character to represent a design of appropriate architectural merit, in accordance with Policy BE5.

The scale of development extends to five storeys to the courtyard elevation that adjoins the Sheffield Hallam development, five storeys on Brown Lane, adjacent to

72 the existing block and up to six storeys on Arundel Street with the top floor recessed by one metre with the exception of a six-storey corner feature at the junction of Arundel Lane and Brown Lane, which extends fully to six storeys.

The Urban Design Compendium identifies the appropriate scale of development within the CIQ quarter as three to five storeys. Clearly, the majority of the new built form extends to five storeys, which is the maximum storey height recommended within the UDC, with elements extending to six storeys, in excess of the Compendium guidelines. In this regard, the application has been subject to considerable assessment in respect of both local and long views. The principal massing is to the rear of the site fronting Arundel Lane and has been designed with regard to adjacent developments and the adjoining area of open space, at the side of the Sheffield Hallam Students Union building (former National Centre for Popular Music NCPM).

The tallest six-storey element, at the junction of Brown Lane and Arundel Lane is considered to provide a suitable frame to the open space and will not impact detrimentally upon its character. The remaining Arundel Lane façade is predominantly five-storeys with the height of the brick-built balcony to the fifth storey designed to reflect the scale of the adjacent proposed Sheffield Hallam University building, which secured full planning permission in June 2006 (06/00821/FUL). The sixth storey to Arundel Lane is recessed by 1.2 metres so that it will not be directly visible from street level.

The applicant submitted a number of key views prior to the submission of the revised scheme from key points within the CIQ such as Arundel Lane and Brown Street. On the basis of this assessment, the applicant was required to reduce a storey height to the courtyard elevation. The current scheme, however, does not impact on key views within the CIQ and will not impact detrimentally on the character or appearance of adjacent buildings. It is also relevant to acknowledge that the applicant is retaining a significant proportion of the existing buildings, which does impact on the schemes viability. Overall, the scale of development is considered acceptable in relation to existing and adjacent buildings and within the streetscene, in accordance with Policy BE5.

Transport and Highways Issues

Guideline 14 of the Council’s City Centre Living Strategy, adopted in April 2004, advises that residential developments that do not have car parking facilities will be acceptable in the City Centre although it will be expected to provide parking for disabled residents/visitors and residents cycle parking.

The application proposes the provision of 6 car parking spaces utilising the existing vehicular access created from Arundel Lane. On the basis that the Council would accept no car parking to schemes within the City Centre, it is considered that the provision of 6 car parking spaces, which could include the provision of parking for disabled residents/visitors is entirely acceptable. Cycle storage will also be required as a condition of this approval.

73 Highways Development Control raise no objection to the development in principle albeit that they express concern with regard to the projection of balconies over the public highway, which will in any event be subject to a licence and it may be necessary, in due course, to modify the first floor balconies from fully projecting to juliettes, which could be achieved without detriment to the integrity of the overall design.

Noise

The applicant submitted a full noise assessment in support of the proposed development based on a background noise survey undertaken from 1400 on a Friday to 1400 on a Monday.

The noise survey revealed the dominant noise source to be local traffic and some noise from plant on the nearby Spearmint Rhinos building. In accordance with PPG24 (Planning and Noise) the noise report concludes that the Arundel Street, Brown Lane and south-west elevation fall within Noise Category B (Noise should be taken into account when determining applications and appropriate conditions imposed where necessary) whilst Arundel Lane falls within Category C (planning permission should not normally be granted) during the day-time and Category D (planning permission should normally be refused) during the night.

The noise report advises that it is a single bedroom at the corner of Brown Lane and Arundel Lane that, it is projected, would be exposed at Noise Category ‘D’ and can be eliminated by the scheme design. Thus, in practice, the Arundel Lane elevation should generally experience slightly lower levels, closer to Category C.

It is acknowledged that Category C determines that planning permission should not normally be granted unless there are specific reasons to do so. The Noise Report makes it clear that many developments within the City Centre are likely to fall within Category C and that subject to controlling external noise intrusion, acceptable living accommodation can be achieved.

However, the report suggests that to dwellings facing Arundel Lane, the appropriate noise criteria can only really be achieved to external street-facing windows with windows closed, which is not considered to be an entirely acceptable solution. The principal cause of external noise to the Arundel Lane elevation is generated by plant from the nearby Spearmint Rhino club. Further advice in respect of the plant has been sought from the Environmental Protection Service and will be reported directly to Planning Board.

It is also noted that the neighbouring commercial occupier, A. Wright and Son at 158 Charles Street, considered that the initial noise report did not accurately assess their operation, when all machines are operating. The applicant was therefore requested to undertake a revised noise assessment in consultation with A. Wright and Son to understand the ‘worst-case scenario’ in respect of noise outbreak from 158 Charles Street. A revised noise survey was undertaken on Wednesday 29th November with assistance from A. Wright and Sons in terms of the operation of their machinery.

74 The noise survey identified three specific noise sources; noise breakout from the first floor workshop that is primarily used for grinding; noise from the dust extraction unit and also from the ground floor forge room. It is determined that these would typically be intermittent noise sources but have been assumed to operate continuously for the purposes of the survey. The noise survey revealed the noise extraction fan to be most significant and noise breakout from the grinding room and forge room would go largely unnoticed against the prevailing background noise.

The Brown Lane façade of the building has been designed to control daytime external noise up to 63dB(A) and to the internal noise design criterion of 40dB(A). With windows closed, the noise survey determines that internal noise levels should be acceptable and on this basis, and given the site’s city centre location, the ventilation strategy is designed on the basis of providing sufficient ventilation with windows closed, drawing air via acoustic trickle vents.

EPS have raised concerns in respect of the potential for the flats to be affected by noise from A. Wright and Sons Ltd and also express concern in respect of the installation of sealed windows. The plant at Spearmint Rhino was not deemed to be problematic the time of the site visit from EPS. In response, the applicant has advised that all opening windows to the residential units do not face Brown Lane and any windows facing onto Brown Lane are sealed as they form part of the non- residential (office/A3) part of the scheme. Furthermore, they do not need to be operable due to other windows being available within the office/café units. In respect of internal noise levels recommended by EPS, the applicant has advised that these are achievable and a condition is proposed in this regard. On this basis and subject to a number of conditions in respect of noise, it is considered that satisfactory living conditions can be secured.

Accessibility

Policy H7 of the UDP 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.

Public Art

A condition is proposed requesting further details of public art provision in association with the development. It is anticipated that this might be provided within the courtyard or within the immediate vicinity of the site.

Open Space

Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space. The applicant has entered into a unilateral planning obligation and agreed to pay the Council the sum of £31.706.05 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

75 Affordable Housing

It is relevant to note that this application was submitted prior to the adoption of the Council’s affordable housing strategy and there is therefore no requirement to provide affordable housing in this case.

RESPONSE TO REPRESENTATIONS

A letter of concern from the adjacent manufacturing business with regard to the submitted noise assessment was forwarded to the applicant in the initial stages of the application with a request that a more representative noise assessment, which was undertaken and detailed above. It is considered that the issue of noise has been fully addressed in the report above.

In respect of the concerns expressed by English Heritage, the issue of scale has been fully considered in the report above where it is acknowledged that the scale of the new building exceeds the five storeys recommended within the Urban Design Compendium.

However, the revised scheme recommends a compromise solution that ensures the retention of a significant proportion of the historic buildings. These do not benefit from statutory protection as they are not listed but they are identified as an unlisted significant buildings within the Urban Design Compendium and thus, their retention is particularly welcomed. Moreover, the scale of new development to Arundel Lane is consistent with the adjacent proposed Sheffield Hallam University development.

The significant modelling undertaken as part of this application confirms that the proposed scale is acceptable in the context of the streetscene and given the frontage on Arundel Lane to the area of open space adjacent to Sheffield Hallam Students Union, the proposal will not impact on the amenity of surrounding properties. The scale is therefore considered acceptable.

In respect of comments from English Heritage regarding the rhythm of development, it is considered that the proposed design is simple in approach but is sufficiently detailed to provide appropriate modelling to the elevations to deliver a high quality scheme. The materials are considered appropriate to the Conservation Area and will sit comfortably with the surrounding metal trades buildings.

SUMMARY

The proposed development will result in the intensive re-use of this building, which is currently only in partial use, as well as a significant improvement in the architectural quality of the rear part of the site, fronting Arundel Lane, which is currently a poor modern building. The development is constructed in a simple palette of materials comprising red brick and anodised aluminium, which will deliver an elegant high-quality scheme within the CIQ. Whilst it does extend in part up to six storeys in height, it is determined to be appropriate given its location facing the

76 public space and taking into account the mitigating circumstances in respect of the retention of the majority of the historic buildings within the site.

RECOMMENDATION

The application is recommended for approval subject to conditions and subject to a Planning Obligation under Section 106 with the following Heads of Terms:

The Owner shall pay to the Council on or before the first occupation of the development the sum of £31,706.05 to be used for the provision of open space in the locality of the site.

Case Number 06/02708/FUL

Application Type A Full Planning Application

Proposal Erection of 6 x 8 m high floodlights to tennis courts

Location Ecclesall Lawn Tennis Club Carter Knowle Road Sheffield S7 2DX

Date Received 12/07/2006

Team SOUTH

Applicant/Agent Ecclesall Lawn Tennis Club

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 intensity, direction and angle of the floodlights shall be to the satisfaction of the Local Planning Authority and the Local Planning Authority reserve the right to require modifications at any time.

In the interests of the amenity of neighbouring properties.

3 The floodlights shall not be used between the hours of 08.00 and 21.00 on any day. This shall be controlled by way of an automated lighting control, the details of which shall be submitted to, and approved in writing by the Local Planning Authority prior to installation.

In the interests of the amenity of neighbouring properties.

4 Within one month of the installation of the lighting columns, the results of a validation test shall be carried out to determine the precise spread of illumination and shall have been submitted to the Local Planning Authority. In the event of this demonstrating that levels of illumination exceed the predicted lighting level contours (by Luminance Pro Lighting Systems Ltd, 07.06.2006), measures shall be implemented to ensure that illumination levels do not exceed those predictions.

78 In the interests of the amenity of neighbouring properties.

Attention is drawn to the following justifications:

LR5 - Development in Open Space Areas LR10 - Improving Open Spaces

79 Site Location

LOCATION AND PROPOSAL

The application relates to a tennis club, accessed from Dunkeld Road, and occupying an area bordered predominantly by residential properties. The site is bounded to the north and east by the rear gardens of properties fronting Carter Knowle Road, to the south by the rear gardens of properties fronting Dunkeld Road and to the west by flats on Bartin Close.

The sole building on site is a single storey club house in the north east corner of the curtilage.

The great majority of the site area is taken by the four full sized tennis courts these being organised in two pairs on a north west/ south east axis. The floodlights that

80 are the subject of this application are intended for the northern most pair of courts, closest to the clubhouse.

The proposal involves the erection of 6 no. 8 metre high lighting columns of 114 mm diameter surmounted by fixed horizontally mounted luminaries (cowls/baffles).

RELEVANT PLANNING HISTORY

There is no history relevant to the determination of this application.

SUMMARY OF REPRESENTATIONS

There have been 21 letters of objection to the scheme from 18 neighbouring properties. One letter was received from Ecclesall Forum and another from the management company representing residents of Munro Court.

Summary of points raised

The proposal would result in:

Increased duration of noise nuisance. Increase in light pollution Development that is out of keeping with character of the area. An increase in on street parking Invasion of privacy Adverse impact on wildlife.

Other matters

Decrease in property value There is poor supervision of children using the courts, excessive bad language and trespass occurring. The application was submitted during the holiday period to avoid adverse comment from neighbours.

PLANNING ASSESSMENT

Policy Issues

The site lies within an Open Space Area as defined in the Sheffield Unitary Development Plan. Relevant policies are therefore:

Policy LR5 ‘Development in Open Space Areas’. This states that development will not be permitted where it would harm the character or appearance of the area or where the proposed use would be incompatible with surrounding land uses.

Policy LR10 ‘Improving Open Spaces’. This states that appropriate improvements will be made to public open space which would provide a wider range of outdoor recreation opportunities (including children’s playgrounds and sports facilities) in suitable areas.

81 Residential Amenity Issues – Physical Presence

The proposed columns are to be slim (114mm diameter) with the luminaire measuring approximately 700mm square by 300 mm deep. The luminaires are ‘fixed mounted’ pointing straight down towards the ground. Both the columns and luminaires would be painted green.

Whilst there are a variety of boundary treatments in evidence on the boundary with neighbouring curtilages and there is a significant fall in level to the courts it is not considered that these factors would necessarily screen the columns from view from the rear elevation windows of neighbouring properties. However, neither is it considered that the erection of such slim columns and small reflector housings would represent an unacceptable presence in terms of visual amenity. The columns are slim and achieve minimum separation distances to properties on Carter Knowle Road and Dunkeld Road of approximately 20 and 27 metres respectively.

Lighting

The proposed luminaries have been designed so as to prevent excessive light spill and glare. From the information provided (lux contour plan for proposal and existing external lighting) Environmental Protection Officers have concluded that the proposed lighting would not have an adverse impact upon occupiers of neighbouring property. However it is recommended that a condition be attached to the consent requiring a post-installation check of lighting levels so that if it is felt that light spillage does not comply with the projected lux levels further measures can be undertaken to reduce this.

Also, in consideration of the reasonably close proximity of the courts to so many residential properties it is also recommended that a curfew for the switching off of the floodlights be imposed to reduce disturbance to the occupiers of neighbouring property. This should be enabled by an automated lighting control

Intensification of Use

During the Summer months play on all courts would be possible until perhaps 21:00-22:00. Currently play is more limited in the Winter. The introduction of floodlights would enable a more extensive use of the two courts in question up until 21:00 hours during the winter months.

Subject to the conditioned curfew it is not felt that the additional disturbance caused by continuation of play until 21:00 on two courts during the Winter months represents sufficient grounds for refusal.

Highways Issues

There are a limited number of courts on the site and this would have a self limiting affect on the numbers able to play at any one time and the proposed floodlights would only enable extended play on two courts. As such it is not considered that the proposal would result in significant problems with on street parking.

82 Other matters

Many of the letters state that the tennis club should introduce some form of discipline to eliminate the use of foul language and the invasion of privacy caused by members going into neighbouring gardens to retrieve balls without permission. Whilst sympathising with residents with regard to inconsiderate behaviour these matters are not planning considerations.

RECOMMENDATION

It is considered that the proposed development accords with UDP Policies LR5 and LR10 and so it is recommended that planning permission be granted conditionally.

Case Number 06/03440/CHU

Application Type Planning Application for Change of Use

Proposal Alterations and use of offices as extension to public house (Use Class A4) (As amended 08.12.2006)

Location 126, 136 & 138 London Road Sheffield S2 4LR

Date Received 31/08/2006

Team SOUTH

Applicant/Agent JWPC 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 The building shall be used for the above mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

3 No externally mounted plant or equipment for heating, cooling, fume extraction 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.

4 No amplified sound or live music shall be played within the building unless a scheme of sound attenuation works has been installed in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Such scheme of works shall thereafter be retained and shall ensure that noise breakout to the street does not exceed: (i)

84 background noise levels by more than 3dB(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.

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

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

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

6 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 0800 hours Monday to Saturday and between 2300 hours and 0900 hours on Sundays and Public Holidays.

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

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

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

8 The building shall not be used unless the car parking accommodation for 2 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.

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

9 The beer garden shall not be used for food and drink purposes other than between 08.00 hours and 21.00 hours on any day.

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

10 The second floor of the building shall be used solely for storage in connection with the public house unless otherwise approved in writing by the Local Planning Authority.

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

11 No alterations to the external appearance of the building shall be carried out without the prior written agreement of the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas and BE7 - Design of Buildings Used by the Public.

Attention is drawn to the following directives:

1. The developer's attention is drawn to:

(i) Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and

(ii) the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code.

Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

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

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.

87 Site Location

LOCATION AND PROPOSAL

The site is bounded by London Road, Broom Close and Keeton’s Hill and includes the former Tramway public house together with offices (Class B1) currently occupied by the Barlow Group. The Barlow Group own the workshops and offices immediately to the rear of the site in Keetons Hill and the car park to the rear of the public house in Broom Close.

A former grouped garage site opposite the Tramway in Broom Close has recently been cleared and benefits from outline planning permission for a mixed retail/residential development. The site on the opposite side of Keeton’s Hill is occupied by the Marmaris restaurant which has living accommodation above. There is a public house directly opposite the site in London Road with shop units

88 adjoining, one of which is vacant and has planning permission for use as a restaurant (Class A3).

The application is for the extension of the public house use into the adjoining office building. The total floor space is 926m2, approximately 650m2 of which is currently in use as offices. Bar areas are proposed at basement, ground and first floor levels with a small seating area at second floor level. The remainder of the second floor is proposed as a large storage area. The floor layouts indicate seating for approximately 330 people. No alterations to the external elevations are proposed. A portion of the existing car park in Broom Close is proposed to be included in an enlarged beer garden to the rear of the existing public house.

RELEVANT PLANNING HISTORY

There is no relevant history relating directly to the application site. However, outline planning permission was granted in March 2006 for the redevelopment of a hardstanding/grouped garage site on the opposite side of Broom Close for a mixed retail/residential scheme (ref.05/05469/OUT). 13 flats are indicated above retail units and garaging in 2 and 3 storey blocks. The siting and means of access are approved with all other matters reserved for subsequent approval. The access to the site is directly opposite the existing beer garden to the public house A condition attached to the permission requires the widening and realignment of Broom Close and the provision of a service lay-by in front of the Broom Close elevation of the existing public house.

REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy

The site lies within a Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), BE7 (Design of Buildings Used by the Public) are most relevant in considering the application proposals.

Housing (Class C3) uses are the preferred land use in accordance with Policy H10. Food and Drink uses are listed as ‘acceptable’. The buildings are in use as offices (Class B1) and a public house (Class A4), both of which are acceptable under H10. The development therefore maintains a current ‘acceptable’ Class A4 use and replaces an ‘acceptable’ Class B1 use with a Class A4 use. There is no loss of housing in the Housing Area and the proposed use is therefore acceptable, in principle, in accordance with Policy H10.

The office building relates more to the surrounding District Shopping Centre than the Housing Area. It is unlikely that satisfactory housing conditions could be provided at ground floor level fronting London Road and a commercial use is more appropriate. The extension of the public house into the offices does not result in

89 the loss of any shopping frontage and will contribute to the amenities in London Road. It will also facilitate the reopening and upgrading of the former Tramway public house which will contribute to the vitality in London Road.

Design

The external appearance of the building is to remain as existing, with the exception of the replacement of a roller shutter door with traditional double doors in Keeton’s Hill. Any proposed signage is likely to require consent under the Advertisement Regulations.

There are 4 existing entrances to the building, all of which are to be utilised. 3 of the entrances have level access and are suitable for people with disabilities. There is lift access to the basement and first floor bar areas and the majority of the ground floor is accessible in accordance with Policy BE7. The detailed internal layout can be conditioned to provide further access for disabled persons eg. low sections of the servery.

Residential Amenity

The facility is much larger than other public houses in London Road. There is potential for noise disturbance to future residents in Broom Close resulting from large numbers of people leaving the premises at closing time. The Broom Close site has been cleared of buildings and there is no reason to doubt that a detailed retail/residential scheme will come forward in due course. It is difficult to envisage a viable alternative residential layout for the site, although there may be some scope for rearranging individual unit layouts. It is therefore reasonable to protect the site in the interests of future residential amenity in considering the proposals.

In considering residential amenity, it is important to note that the existing Tramway public house has no planning restrictions and could re-open at any time without the need for planning intervention. There is a former beer garden at the rear of the public house that could result in noise disturbance. Conditions attached to the outline permission for the flats require sound insulation to take account of the potential for noise disturbance from activity in London Road.

The proposals have been amended to provide acoustic lobbies at the main entrances. Part of the originally proposed enlarged beer garden area has been given over to disabled parking provision which effectively restricts the beer garden to a size comparable to the existing garden area (approx 4-5 tables). Restrictions on the hours of use of the public house and the beer garden can be conditioned to minimize disturbance and prevent activity late at night. A large second floor storage area can be conditioned to prevent use as an extension to the bar facilities.

With the above restrictions in place, together with the sound insulation measures required as part of the residential permission, it is considered that adequate amenity can be provided and maintained for residents. Existing living accommodation above the Marmaris restaurant on the opposite side of the London Road/Keeton’s Hill junction will be similarly protected. The Marmaris opens until 23.30 hours daily.

90 Any necessary fume extraction equipment can be satisfactorily located on the flat roof at the rear of the office building.

In view of the above, the proposals comply with UDP Policy H14.

Highway Issues

The existing public house does not benefit from any off-street parking provision. The existing offices share the car park to the rear of the site in Broom Close with the remainder of the Barlows buildings complex. The transfer of a small portion of the car park to the curtilage of the enlarged public house is acceptable given the loss of approx 650m2 office space. The revised plans include 2 disabled parking spaces (none proposed in the original submission).

The lack of customer car parking to serve the large public house is not ideal. However, the site is within reasonable walking distance of the City Centre and is well served by public transport. On-street parking is generally controlled in the vicinity of the site and there is a large residential population within easy walking distance of the site. Notably, the public house is likely to be aimed at the new student population in significant developments around the bottom of London Road.

The building is proposed to be serviced from Keeton’s Hill although there is an existing cellar hatch in London Road close to the Broom Close junction. The arrangements are not ideal but the service access is existing and currently serves the shopfitters business. If the approved residential scheme is implemented, it should be possible to utilise the service lay-by conditioned to be provided directly outside the site in Broom Close. A lay-by cannot be secured under the public house proposals as it relies upon land in third party control. It should be noted that delivery vehicles are unlikely to differ from those that would be used if the Tramway were to reopen as existing.

In view of the above, the proposals are considered satisfactory, if not ideal, in highway terms.

SUMMARY AND RECOMMENDATION

The site is an existing vacant public house and occupied offices. Extension of the public house into the offices is proposed and will create a large facility over 3 floors with seating capacity for over 300 people. There is a valid outline planning permission for mixed retail/residential development opposite the site in Broom Close.

The proposals do not alter the external appearance of the building and do not detract from the character of the designated Housing Area or adjoining District Shopping Centre. Appropriate restrictions can ensure that satisfactory amenities are maintained for future residents and occupants of accommodation above the Marmaris restaurant in close proximity to the site.

Car parking is restricted to disabled provision only. However, the site is served by regular bus routes and is within walking distance of the City Centre and a large

91 residential catchment. Although not ideal, the parking and servicing arrangements are considered acceptable.

On balance, the proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

Case Number 06/03443/OUT

Application Type Outline Planning Application

Proposal Erection of 11 apartments with car parking accommodation (As amended 05.12.2006)

Location Site Of Meersbrook Park United Reformed Church Chesterfield Road And Beeton Road Sheffield S8 9FJ

Date Received 01/09/2006

Team SOUTH

Applicant/Agent John Ferguson

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) Appearance, (b) Landscaping, (c) Layout and (d) Scale (matters reserved by this permission) shall have been obtained from the Local Planning Authority.

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

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

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

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

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

93 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 building shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

5 Before the development commences, details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

6 Before the development is commenced, details of measures to promote energy efficiency within the development shall have been submitted to and approved in writing by the Local Planning Authority. The approved energy efficiency measures shall be provided before the building is brought into use and thereafter retained.

In the interests of sustainable development.

7 Before the development is commenced, full details of suitable and sufficient parking accommodation for 15 cars and 6 cycles within the site shall have been submitted to and approved in writing by the Local Planning Authority and the building shall not be used unless such car/cycle parking accommodation has been provided in accordance with the approved plans and thereafter such car/cycle parking accommodation shall be retained for the sole purpose intended.

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

8 The building shall not be used unless 2.4 metres x Beeton Road site frontage sight lines have been provided on both sides of the means of access in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority, such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such sight lines shall thereafter be retained.

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

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

10 At all times that building work 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 traffic safety and the amenities of the locality.

11 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highway 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 building is brought into use.

Highway Improvements: Waiting restrictions in Beeton Road.

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

12 The reserved matters submission(s) shall include sound insulation measures based on the findings of a Noise Assessment to be submitted to and approved in writing by the Local Planning Authority. The flats shall be built in accordance with the recommendations of the Noise Assessment thereafter the approved sound insulation measures shall be retained.

To ensure satisfactory living conditions.

13 The development shall not be implemented before a binding legal contract for the carrying out of works to provide a replacement church on the adjoining site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

To ensure compliance with UDP Policy CF2 (Keeping Community Facilities).

14 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

Attention is drawn to the following justifications:

H5 - Flats, Bed-sitters and Shared Housing; H7 - Mobility 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; BE5 - Building Design and Siting and CF2 - Keeping Community Facilities.

Attention is drawn to the following directives:

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

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

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

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

3. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact

96 Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

4. When preparing detailed proposals for the development of this site, the developer is advised that the Council will encourage the provision of easily accessible housing, capable of adaptation to meet the needs of various people with mobility impairments. Known as "mobility housing", further details are available together with guidance notes from the Access Officer on (0114) 2734197 or from Planning Enquiries on (0114) 2734215.

5. 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.

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

7. 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.

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

97 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

10. The applicant is advised that the Local Planning Authority has reason to believe that the application site may contain species and/or habitats protected by law. Separate controls therefore apply, regardless of this planning approval. Please contact the City Ecology Unit, Telephone Number 0114 2734481 for more information in this respect.

11. The developer is advised that the detailed proposals will be expected to ensure that adequate light is maintained to any primary windows to habitable rooms in the side elevation of the dwelling at No21 Beeton Road. This may preclude development in close proximity to the boundary with No21 Beeton Road as shown on the submitted indicative plans. For further advice please contact Planning Development Control (Mrs S Barker - tel: 0114 2734215)

98 Site Location

LOCATION AND PROPOSAL

The site is currently occupied by Meersbrook United Reform Church and lies at the signalled junction of Chesterfield Road with Beeton Road, opposite the Heeley Retail Park.

The Church is split between two buildings. The main building is a large imposing Victorian brick built structure at the road junction. It is structurally unsound and therefore not in use at present. The other building is the church hall, a single storey corrugated structure facing Chesterfield Road. Both buildings are elevated above the footway in Chesterfield Road. There is traditional two storey Victorian terraced housing adjoining the site in Chesterfield Road and Beeton Road and to the rear of the site in Burcot Road.

99 The application is in outline. With the exception of the proposed means of access, all matters are reserved for subsequent approval. The proposal is for the demolition of both church buildings and the erection of 11 flats on the site of the main church building at the junction of Chesterfield Road with Beeton Road. Vehicular access is proposed from Beeton Road. The submitted indicative plans showed a building 4 storeys in height. During the course of the application, the block fronting Chesterfield Road has been reduced to 3 storeys. This has resulted in the reduction of the number of flats from 12 to 11.

A replacement church is proposed to be built on the site of the adjoining church hall. The replacement church is the subject of a parallel application for full planning permission and appears elsewhere on this agenda (ref.06/03462/FUL). The sale of the flats application site is necessary in order to fund the new church building.

RELEVANT PLANNING HISTORY

Planning permission was granted in March 2004 for the erection of a new church and caretaker’s dwellinghouse on the site as a whole (03/03683/FUL). The Church does not have sufficient funding to implement the approved building.

Minor additions to the church were granted planning permission in 1981 and 1982.

SUMMARY OF REPRESENTATIONS

11 letters of representation have been received from local residents. 2 further letters were received in response to notification about the amended plans. The representations are summarised below:

- overlooking of properties in Burcot Road – loss of privacy to gardens due to height of building - loss of light to 4 windows (3 of which are only source of natural light) in side elevation of adjoining dwelling in Beeton Road due to proximity and height of building - will add to parking problems in area – already at saturation point due to overspill from retail park opposite site, clearway restrictions in Chesterfield Road and road calming measures that have reduced capacity for on-street parking - access will impact on traffic flow in Beeton Road and result in loss of at least one on-street parking space - design detracts from street scene which has Victorian buildings - need assurances about construction traffic arrangements and disposal of hazardous materials from demolition works - loss of feeding ground used by bats - impact on view for residents in Chesterfield Road on opposite side of Beeton Road junction - area cannot sustain additional dwellings - potential detrimental impact on 5m high retaining wall at rear of site – may also affect foundations of adjoining properties - increase in noise in quiet neighbourhood – harm quality of life for disabled child at dwelling to rear of site in Burcot Road

100 - devaluation of properties due to potential for overlooking - detailed proposals should be submitted – outline proposals subject to change - consultation not wide enough – more properties in Burcot Road should have been informed and public consultation evening should be set up to allow full participation for residents

PLANNING ASSESSMENT

Policy

The site lies within a designated Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), H5 (Flats, Bed-Sitters and Shared Housing), H7 (Mobility Housing), BE5 (Building Design and Siting), H15 (Design of New Housing Developments), H16 (Open Space in New Housing Developments) and CF2 (Keeping Community Facilities) are most relevant in determining the application.

Housing (Class C3) uses are the preferred land use in Housing Areas in accordance with Policy H10. Flats fall within Class C3. The proposals represent a change from an ‘acceptable’ use (Class D1 - (Community Facilities and Institutions) to a ‘preferred’ use and therefore accord with Policy H10.

UDP Policy CF2 permits the loss of community facilities if the loss is unavoidable and equivalent facilities would be provided in the same area or the facilities are no longer required. In this case, the main church has not been used for a number of years as the building is unsafe. The development is required to fund a proposed new church on the adjoining church hall site (06/03462/FUL). The new church which will provide improved facilities for the congregation and user groups of the existing church. The combined proposals therefore retain a valuable community facility whilst strengthening the residential character of the area. The development will therefore comply with Policy CF2 provided that the new church is implemented. This can be conditioned.

Scale and Design

The scale, appearance, layout and landscaping of the proposed development are matters reserved for subsequent approval. Only the point of access is approved. However, in accordance with revised legislative requirements, an indicative proposal has been submitted. The indicative plans demonstrate that the site can be laid out satisfactorily to accommodate 11 flats with parking accommodation and communal amenity space.

The plans indicate the height of the development and the width and length of the building. The plans have been revised due to concerns about the potential impact at the road junction. The building will be 3 storeys high fronting Chesterfield Road. The roof form is important in the context of the roofscape in Chesterfield Road and the surrounding residential area. Pitched roofs are the norm and terraces stagger in height to take account of the contours of the area. The plans show that a

101 pitched roofed building can be satisfactorily accommodated. The building fronting Beeton Road will step down in height from the two storey dwelling above the site at No21 Beeton Road before stepping down again to the 3 storey element at the Chesterfield Road junction. The depth of the building is comparable to the adjoining dwellings in Beeton Road.

In view of the above, the scale of development is appropriate for this prominent corner location in accordance with Policy BE5 and H14(a). A high standard of detailed design will be expected at reserved matters stage.

Amenity

The building, as shown, will reduce light to several windows in the side elevation of No21 Beeton Road. Although it has not been possible to access this property, the occupier has indicated that the windows are the sole source of light to 3 rooms. At least two of the windows appear to serve habitable rooms.

In order to protect residential amenity for occupiers of No21 it may be inappropriate for the Beeton Road elevation of the flats to be located virtually up to the boundary with No21 over its entire width as indicated. The indicative layout shows that there is scope for some reduction in the footprint and/or height of the building close to the boundary without impinging on the approved point of access or reducing the number of units. This is likely to result in the replacement of three of the two bedroom units with one bedroom units. A Directive is appropriate to assist development of the detailed proposals.

The majority of the apartments will be at 90° to the dwellings in Burcot Road. There is adequate separation and orientation to prevent overlooking problems. There will be some views over the rear gardens of dwellings opposite the site in Chesterfield Road. However, the nearest garden is almost 18m from the site and the existing levels already prevent complete privacy. The rear elevations of the dwellings will not suffer any loss of privacy due to the orientation away from the flats at 90°.

The indicative plans show that adequate living conditions can be provided for future residents. Sound insulation measures are likely to be required due to background noise levels in Chesterfield Road. A Noise Survey and proposed mitigation measures can be conditioned.

The plans indicate a raised communal roof garden at a similar level to the rear gardens of the adjoining property. There is a separation of approximately 11m to the nearest residential boundary and screening can be conditioned to maintain privacy for existing and future residents. The communal garden area is south-west saving and approx 100m2 (9m2 per unit). The level of provision is considered adequate to serve the development.

In view of the above, the proposals are capable of complying with Policies H5, H14 and H15.

102 A contribution towards the provision/enhancement of recreation space will be required in accordance with Policy H16. This should be conditioned. Based on the indicative layout, the contribution will be in the region of £5,600.

The constraints of the site and undercroft car parking may make it difficult to provide accommodation to full mobility standards. However, with lift access, some provision should be possible and should be encouraged at detailed planning stage in accordance with Policy H7.

Highway Issues

The point of access is submitted for approval. It is approximately 28m from the signalled road junction and 6m from the boundary with No21 Beeton Road. The access will also provide access to two disabled parking spaces serving the proposed new church on the adjoining site. The location is acceptable in highway safety terms and will not adversely affect any residential property. It would be appropriate to extend the waiting restrictions in Beeton Road to protect the means of access.

15 spaces, including 2 disabled bays, are indicated to serve the proposed flats. The level of provision accords with the current Car Parking Guidelines and can be conditioned to ensure provision at reserved matters stage.

In view of the above, the proposals comply with Policies H5 and H14.

RESPONSE TO REPRESENTATIONS

Construction traffic – a condition is recommended to ensure suitable access

Bats – a directive can be added drawing attention to wildlife legislation. It is noted that the representations do not indicate roosting bats at the site.

Property values – not a material planning consideration

Impact on retaining wall – this is a civil matter but may be subject to the Party Wall Act

The remaining representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The proposal is necessary to fund a new church building to replace the existing Meersbrook United Reform Church, which is structurally unsafe. The application is in outline and has been reduced from 12 flats to 11 flats. With the exception of the means of access, all matters are reserved for subsequent approval.

The indicative plans demonstrate that 11 flats, together with sufficient car parking accommodation and external amenity space, can be potentially accommodated on the site. The scale of building is appropriate to the prominent corner site and

103 adequate residential amenity can be provided and maintained for existing and future residents.

The proposals are capable of complying with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

104

Case Number 06/03462/FUL

Application Type A Full Planning Application

Proposal Erection of replacement church (As amended 05.12.2006)

Location Site Of Meersbrook Park United Reformed Church Chesterfield Road And Beeton Road Sheffield S8 9FJ

Date Received 18/09/2006

Team SOUTH

Applicant/Agent John Ferguson

Recommendation Grant Conditionally

Subject to:

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

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

2 Before the development is commenced samples of all proposed external materials and finishes, including windows, 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 order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

4 Before the development commences, details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall have been approved in writing by the Local Planning Authority. The development shall then be carried out in accordance with the approved details.

105 In order to ensure an appropriate quality of development.

5 Before the development is commenced, details of measures to promote energy efficiency within the development shall have been submitted to and approved in writing by the Local Planning Authority. The approved energy efficiency measures shall be provided before the building is brought into use and thereafter retained.

In the interests of sustainable development.

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

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

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 building shall not be used unless the car parking accommodation for 2 cars (disabled 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.

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

9 The building shall not be used unless vehicle/pedestrian intervisibility splays have been provided on both sides of the means of vehicular access in accordance with details to have first been submitted to and approved in writing by the Local Planning Authority. Thereafter such splays shall be retained such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway.

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

106 10 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.

11 At all times that building work 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 traffic safety and the amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; BE5 - Building Design and Siting; BE7 - Design of Buildings Used by the Public; CF1 - Provision of Community Facilities and CF2 - Keeping Community Facilities.

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

107 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. 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. The developer's attention is drawn to:

(i) Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and

(ii) the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code.

Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

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

108 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.

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

8. Failure to carry out this development in accordance with the approved plans may result in enforcement action. Please contact the Planning Department if you wish to amend any design or specifications for your proposed development.

109 Site Location

LOCATION AND PROPOSAL

The site is currently occupied by Meersbrook United Reform Church and lies at the signalled junction of Chesterfield Road with Beeton Road, opposite the Heeley Retail Park.

110 The application is for the demolition of both church buildings and the erection of a replacement church building on the site of the existing church hall. The site of the main building is proposed to be disposed of in order to fund the new building. A parallel outline application for the erection of flats appears elsewhere on this agenda (ref.06/03443/OUT).

RELEVANT PLANNING HISTORY

Minor additions to the church were granted planning permission in 1981 and 1982.

SUMMARY OF REPRESENTATIONS

2 letters of representation have been received in respect of this application. The representations are summarised below:

- loss of outlook from rear of dwellings in Burcot Road due to height of church - insufficient parking to serve church – already have problems parking close to home, especially since new traffic calming scheme - potential impact on high retaining wall to rear of site

Members should note that there are a number of objections to the application for the flats that are required to fund the scheme. These representations are summarised under ref.06/03443/OUT).

PLANNING ASSESSMENT

Policy

The site lies within a designated Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), BE5 (Building Design and Siting), BE7 (Design of Buildings Used by the Public), CF1 (Provision of Community Facilities) and CF2 (Keeping Community Facilities) are most relevant in determining the application.

Housing (Class C3) uses are the preferred land use in Housing Areas in accordance with Policy H10. The proposed use falls within Class D1 (Community Facilities and Institutions) and is ‘acceptable’ in accordance with Policy H10.

The combined proposals for the new church and flats effectively replaces the existing Class D1 use with a mixed Class D1/Class C3 use. In combination, the proposals retain a valuable community facility whilst strengthening the residential character of the area. The development therefore complies with Policy H10 and also with Policies CF1 and CF2 which respectively seek to provide and keep community facilities.

111 Although the new church building will result in a smaller facility overall (440m2 floorspace), it will be a significant improvement on the existing facility. The new church will be larger and better designed than the old church hall, which has had to adapt to accommodate all of the church’s functions following the closure of the main building several years ago. The new church is intended to serve its existing congregation and user groups and is not intended as a replacement for any other community facilities in the area.

Design

The proposed building is modest in comparison to both the existing main church building and the replacement facility granted permission in 2003 (03/03683/FUL). However, following much pre-application discussion and negotiation, the design has evolved satisfactorily and represents a good quality building which is now deliverable.

The preference would be for the new church to be located at the road junction. As the proposed church is not an imposing structure due to its relatively small scale, it is not unreasonable to locate it in the position proposed. The building steps down from the height of the adjoining dwellings in Chesterfield Road to sit comfortably with the gradient of the highway whilst the width of the building and the overhanging roof is sufficient to give it adequate presence in the street scene.

The building is single storey and will be constructed in brick with a reconstituted stone plinth and timber detailing, large aluminium framed windows and a prominent asymmetrical pitched profiled metal roof. The roof incorporates a glazed element to maximise natural light to the pathway to the main entrance. Unlike earlier draft proposals, the function of the building is defined in its appearance and it represents a significant improvement on the existing corrugated structure which currently occupies this part of the site.

Ramped and stepped pedestrian access is proposed from Chesterfield Road and vehicular access to disabled parking bays is proposed to be taken from Beeton Road. Internally, the building is fully accessible for people with disabilities and/or pushchairs.

Although not indicated on the drawings, the applicant has indicated that energy efficiency measures over and above the requirements of the Building Regulations will be investigated. Solar panels, micro-wind turbines and smart building management systems are expected to be considered. Details of energy efficiency measures can be conditioned.

In view of the above, the proposed development complies with Policies BE5, BE7 and H14.

Highway Issues

There is currently no off street parking to serve the existing church. There are no proposals to increase the current level of activity associated with the church and it is therefore difficult to justify provision of car parking strictly in accordance with

112 current Car Parking Guidelines. It should be noted that the church is essentially a local facility and there is a large residential catchment within walking distance. There are also regular bus services in Chesterfield Road and a bus stop directly outside the site. However, disabled parking should be available and 2 disabled parking bays are indicated to the rear of the site. It will be necessary to access the parking spaces through the proposed flats site from Beeton Road.

Amenity

The church lies below the adjoining dwellings in Chesterfield Road and Burcot Road. Blank elevations will face the boundaries of these properties. The rear elevation of the new church will be 1.2m from the rear boundary wall of dwellings in Burcot Road and will project up to 6 metres above the wall. This will affect the view from the rear of the dwellings but will continue to allow adequate light to the rear of the dwellings. It should be noted that the existing church hall is taller than the new church albeit further from the rear boundary and of different massing.

The entrance to the church will be located to the rear of the proposed flats. The overhanging roof and suitable boundary treatment will act as a satisfactory buffer for residents of the flats.

Overall, satisfactory levels of residential amenity can be maintained and the proposals comply with Policy H14.

SUMMARY AND RECOMMENDATION

The proposal is for a new church to replace the existing Meersbrook United Reform Church, which is structurally unsafe. The adjoining church hall no longer meets the needs of the church. The new church will be funded by the sale of part of the site for residential development (see 06/03443/OUT).

The proposed building is well designed in terms of appearance and function and will sit comfortably in the street scene adjoining residential property opposite Heeley Retail Park. Car parking is limited to disabled spaces but is acceptable as the church serves a large local catchment and is not proposing to expand. The site is well served by regular bus routes.

The development complies with relevant UDP policies and it is recommended that planning permission is granted subject to conditions.

113

Case Number 06/03486/FUL

Application Type A Full Planning Application

Proposal Erection of 8 apartments in 1 x 2/3 storey block, 5 apartments in 1 x 2/3 storey block, bin store and provision of carparking accommodation

Location Land Opposite Gospel Hall Eckington Road Beighton Sheffield S20 1EQ

Date Received 07/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent Coda Studios

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed design and size of the development by reason of its height, appearance and location in relation to the highway boundary and rock face to the east and location of car parking facilities, is out of keeping with the area and would be injurious to the visual amenities of the locality, and would lead to unsatisfactory living conditions for future residents. In these respects the proposal is contrary to Policies H14 and H15 of the Sheffield Unitary Development Plan.

Attention is drawn to the following directives:

1. The applicant is advised that the Local Planning Authority would welcome the submission of an amended application containing a smaller scale development addressing the issues raised in the refusal notice and Area Board Report.

114 Site Location

LOCATION AND PROPOSAL

The site consists of land off Eckington Road to the south of its junction with West Street. It is a former quarry, its last use being to store materials, on the eastern side of the highway, the boundary of which is a low stone wall with a grass verge from this wall to the back edge of the footpath. To the east is a high rock face, the land otherwise being relatively flat apart from a drop of approximately 2 metres to the boundary with the side garden of number 3 Eckington Road which is set below the highway. Mature trees line the higher ground just above the quarry face and also define the garden boundary with 3 Eckington Road. The surrounding area is predominantly residential with houses to the east beyond the quarry face at the higher level.

115 Two blocks of two bedroom flats are proposed set either side of a central car parking courtyard off a central access from Eckington Road. The buildings have two and three storey elements facing Eckington Road with the inner sections three storeys. Elevations have gable ends and gable features on the side of the roofs and most living rooms have balconies. Materials are to be agreed.

Sixteen car park spaces are proposed with amenity areas for residents of the flats to the rear of the blocks between the building and the rock face.

RELEVANT PLANNING HISTORY

Outline planning permission was granted for residential development by the Area Board of 18 April 2006, application reference number 06/00614/RG3.

SUMMARY OF REPRESENTATIONS

Seventeen letters and e-mails have been received representing thirteen households and the Beighton Environmental Group, raising concerns and objections about the proposal. Issues raised are: - Inadequate off street parking leading to parking on the street and the development adding to traffic problems in the area. - Proposal will lead to loss of privacy due to overlooking. - Where will drainage be ?. - Loss of wildlife, trees should be protected. - Site is small and will lead to waste problems, overcrowding and the site becoming dirty. - Access will be a hazard to school children as the footpath is a route to schools in Beighton. - Buildings are too high and out of character with the area and will over shadow surrounding properties. - Fewer apartments in a two-storey block would meet the aspirations of the developer to provide affordable housing for young families whilst retaining the quality of life for local residents. - The area does not attract anti-social behaviour or loitering but the flats may be the beginning of such a problem. - Public transport is not as efficient as the applicant contends. - Buildings are too close to the rock face raising nose levels. - There may be a bat colony in the location. - Other issues include noise from construction which is not a planning matter.

PLANNING ASSESSMENT

Policy Issues

The site falls within a Housing Policy Area in the Unitary Development Plan (UDP) and in such Areas, housing (Use Class C3) is the preferred use. Although undeveloped the site is not considered to be a Greenfield site as it has been used as a Council depot. Other relevant UDP Policies are H14 which controls conditions on development of the site and its relationship to existing development and H15 which relates to design of new housing development. For development of 5

116 dwellings or more, Policy H16 requires appropriate provision or enhancement of open space to cater for the needs of new residents.

The site also benefits from outline approval for residential development and the above criteria must be taken into account.

Design Issues

The context of the area is of two storey suburban houses thus the proposal is in general at least one storey too high. The development does not respond to the site constraints such as the rear quarry face and the Eckington Road boundary wall. In the case of the latter the building is located right up to the site boundary resulting in the loss of the wall in front of the building. There is a poor relationship to the street as the courtyard is car dominated.

Overall the design of the buildings are considered poor in terms of fenestration, use of materials and architectural elements.

The main trees on the northern boundary will be retained but thinned out. Those on the top of the quarry face are unlikely to be affected.

Amenity issues

The buildings are set close to the cliff face and the rooms have been designed to have main windows facing the highway and the courtyard. This provides a poor outlook onto the courtyard which is car dominated. Amenity areas are also small and dominated by the three storey elements of the proposed development and the quarry face. Pedestrian movement from the car park to entrances to the flats have not been taken into account.

Concerns have been raised about possible over dominance and loss of privacy for surrounding occupiers. There is at least 24 metres separation from properties on the opposite side of Eckington Road, and taking into account the highway between development it is not considered that any loss of amenity would take place in this case. Houses to the east of the site are set above it and cross sections supplied by the applicant show only the gable end and mid top floor window of the three storey element above the quarry face. There are no end gable windows facing the quarry wall and the separation from dwellings to the east is at least 15 metres rising to 19 metres at the north east end of the site. With existing boundary fences and planting to houses to the east it is not considered that the proposed development would give rise to over dominance or loss of privacy.

Highways Issues

The current car parking provision does not meet current standards for off street which requires 1.25 spaces per flat. The proposal should show pedestrian access routes, access for refuse collection, cycle and motor cycle provision and at least two disabled parking spaces.

117 The amount of development proposed is not considered to significantly add to traffic flows on Eckington Road and the site entrance can be designed to allow safe passage of pedestrians across it.

Other Issues

Reference is made to the lost of habitat and to a bat colony in the vicinity. A bat survey has been undertaken and no evidence of roosting bats found. The survey recommended roosting provision being provided in the fabric of the new buildings. It is acknowledged that some existing landscape features will be lost but new planting could be provided to assist wildlife.

Drainage Issues

The site can be drained and off site foul and surface water sewers may be required.

Open Space

The site falls within an area that is below the minimum standards for formal and informal open space. Thus as required by Policy H16 of the Unitary Development Plan a financial contribution of £15,331.55 would be required for the number of two bedroom flats proposed in this application towards the improvement of existing local open space.

SUMMARY AND RECOMMENDATION

Taking the above into account the proposal is considered unacceptable. The applicant has been advised of the Local Planning Authority’s concern about the scale and design of the proposal. It is thus contrary to Policies H 14 and H15 of the Unitary Development Plan. As no pre application discussions had taken place relating to this scheme and any amendments would result in a materially different proposals, the applicant was requested to withdraw the application. The applicant wished to address the issues through further negotiations but this is contrary to advise given in the ‘Typical Timetable for Major Applications in Sheffield’ which states that ‘Inadequate attention to the pre-application stage will inevitably lead to the refusal of planning permission’.

It is therefore recommended that the Area board refuse the application but bearing in mind the principle of residential use having been established by the outline approval the applicant should be advised that the Local Planning authority would welcome an amended application containing a smaller development more in keeping with the site and its surroundings.

118

Case Number 06/03605/FUL

Application Type A Full Planning Application

Proposal Erection of a dwellinghouse with integral garage (Land within curtilage of 12 Meadowhead Drive, 8)

Location 12 Meadowhead Drive Sheffield S8 7TQ

Date Received 15/09/2006

Team SOUTH

Applicant/Agent R J Young

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 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 elevation of the building facing No. 12 Meadowhead Drive without the prior written consent of the Local Planning Authority.

In the interests of the amenities of 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 dwellinghouse 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.

119 In the interests of the amenities of the locality.

5 The existing trees, shrubs or hedges within the site of the development, other than those indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than those indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development during building works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

7 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.

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

8 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.

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

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

10 The garage shall be retained and shall not be used for any other purpose without the prior written approval of the Local Planning Authority.

To ensure adequate car parking provision is available.

120 11 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas; H14 - Conditions on Development in Housing Areas; H15 - Design of New Housing Developments and BE5 - Building Design and Siting.

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

121 at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

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

122 Site Location

LOCATION AND PROPOSAL

The site is part of the existing private garden area to a semi-detached property at the eastern end of Meadowhead Drive. The land is approximately 265m2 with a frontage of approximately 16m and a depth of approximately 48m. The land slopes slightly downhill from the garage at the side of No12 to an unmade access drive to the east of the site. The access drive serves the rear of Nos12-20 Meadowhead Drive. The land is bounded by mature hedges and 2m high fencing. Internally, the site is predominantly grass with flower borders. There is a group of tall conifers across the frontage of the site.

The application is for the erection of a two storey 4 bedroom dwellinghouse with an integral garage.

123 RELEVANT PLANNING HISTORY

None.

SUMMARY OF REPRESENTATIONS

8 letters of representation have been received. 7 of the letters object to the proposed development:

- further loss of healthy mature trees which contribute to character of street and visual amenity – applicant has already cleared some trees – detrimental to neighbours outlook and wildlife in area - on-street parking already difficult and will deteriorate further – intensification of traffic at busy corner where road narrows - in absence of details of drive entrance, assume driveway will prevent parking outside no 11 opposite site - no turning provision within the site - size of dwelling out of character with existing streetscape which is predominantly semi-detached properties - overdevelopment – site will appear overcrowded which will be detrimental to street scene – small plot is only suitable for smaller house type - any proposed development should take account of context – scale, mass and design features, constraints (levels/trees etc) – current proposal does not sit comfortably in this location

The other letter supports the proposals:

- No9 is directly opposite site and therefore most affected - views are of No12 and are not outstanding – proposals will improve view - no objection to original plan or revised plan

PLANNING ASSESSMENT

Policy

The site lies within a Housing Area as defined in the adopted Unitary Development Plan (UDP). UDP Policies H10 (Development in Housing Areas), H14 (Conditions on Development in Housing Areas), H15 (Design of New Housing Developments) and BE5 (Building Design and Siting) are most relevant in considering the application.

Housing (Class C3) uses are preferred in Housing Areas in accordance with Policy H10. The principle of a dwellinghouse on the site is therefore acceptable in principle.

Design

There are a number of house types in Meadowhead Drive. The nearest dwellings are brick built semi-detached two storey dwellings with clay tiled hipped roofs.

124 The proposed dwelling is two storeys high with an overall height marginally less than the adjoining dwellings. A street elevation has been submitted and shows that the ridge height would be approximately 1.2m lower than No12 due to the falling ground levels. Although the proposed dwelling has a larger footprint than the adjoining dwelling, the dimensions (9.69m x 9m plus conservatory) are not inappropriate in the context of the width of the plot and the street scene. The roof has been amended from a gable design to a hipped design which is in keeping with the street scene and effectively reduces the massing of the building. Window openings reflect the general arrangement of surrounding dwellings.

Sample indicative materials (red brick and red/brown roof tiles) have been submitted and are considered acceptable. The final selection of materials can be conditioned.

In view of the above, the proposals comply with Policies BE5 and H14(a).

Amenity

The front elevation of the dwelling will be 21m from the front elevation of the dwelling opposite the site (No9 Meadowhead Drive). The side elevation will be 5m from the main side elevation of No12. The proposed side elevation is blank and there are no habitable room windows in the side elevation of No12. No other property is affected.

The blank side elevation of the proposed dwelling will be prominent when viewed from Greenhill Avenue where there is a wide verge area and large area of open space opposite the site. However, the building will be some 13m from the footway in Greenhill Avenue and views will be filtered by trees in the verge area which will not be affected by the proposed development. The new dwelling with have a private rear garden area in excess of 100m2. Approximately 200m2 will remain to serve No12.

In view of the above the proposals comply with Policies H14 and H15.

Landscape

The proposals will result in the loss of a group of 5-6 mature conifers and mature hedging to the front boundary of the site. Although indicated for retention, the mature hedge to the side boundary will be affected over a small section of its length.

The conifers are very large and dominate the frontage of the site at present. Whether the conifers contribute to or detract from the street scene is subjective. However, they are not worthy of a Tree Preservation Order and there is no reasonable justification for their retention.

The hedge to Meadowhead Drive can be retained, in part, although some reduction will be necessary to allow adequate visibility for highway safety. The beech hedge to the eastern boundary can be largely retained. Although approx 3m high, the

125 majority of the hedge is obscured by a 2m high fence to the entire side boundary of the existing garden.

Highways

The proposals show parking for 2 cars, including the integral garage. The level of provision accords with the current Car Parking Guidelines. The garage can be conditioned to be retained as a garage to ensure adequate parking.

The proposed means of vehicular access is approximately 6m from the unmade access adjoining the site. There will be adequate visibility and the location is considered acceptable.

In view of the above, the proposals comply with Policy H14.

RESPONSE TO REPRESENTATIONS

Wildlife – the site is a cultivated private domestic garden. It is not part of the Green Network and the loss of limited vegetation is unlikely to have any significantly detrimental affect on wildlife.

SUMMARY AND RECOMMENDATION

The site forms part of a private garden area to a dwellinghouse. The site is large enough to satisfactorily accommodate the proposed dwelling without detriment to the street scene or residential amenity. The scale and design of the dwelling is designed to relate to the existing dwellings in Meadowhead Drive and adequate residential and visual amenity can be provided/maintained for occupiers of existing and proposed dwellings.

The proposals comply with relevant UDP policies and it is recommended that planning permission is granted subject to appropriate conditions.

126

Case Number 06/03861/FUL

Application Type A Full Planning Application

Proposal Erection of 4-storey building for use as community fire station, fire service headquarters and control suite with associated car parking accommodation

Location Land At Eyre Street, Jessop Street And Earl Street Sheffield S1 4QW

Date Received 06/10/2006

Team CITY CENTRE AND EAST

Applicant/Agent Matthew Bradshaw

Recommendation To Report

Subject to:

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

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

2 Before the development is commenced details of the following shall be submitted to and approved by the Local Planning Authority unless an alternative timescale for submission is agreed in writing.

(i) The glazing above the Eyre Street entrance doors (ii) Boundary walls (iii) Details of the measures to be employed in the design and construction of the building to mitigate its environmental impact. (iv) The cycle store (v) Appliance exit route layout onto Eyre Street (vi) Linkage proposals for exit signals into the Council's UTC system (vii) Exit doors onto Earl Street (viii) Construction details including structural calculations, of all structures that will support the highway.

The development shall be implemented in accordance with the approved details.

In order to achieve a satisfactory development.

127 3 Before the development is commenced, details of all proposed external materials and finishes, including windows, shall have been 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 order to ensure an appropriate quality of development.

4 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 order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

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

1. Clear and unambiguous objectives and modal split targets;

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

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

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

6 Before the development is commenced further details of the remediation measures prepared to deal with land contamination shall be submitted to and approved by the Local Planning Authority.

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

128 7 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. All plant and equipment should be designed to achieve a noise level of 10dB below the background noise levels when measured as a L90. 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 occupiers of adjoining property.

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

To ensure satisfactory drainage arrangements.

9 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.

10 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.

11 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.

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

In the interests of the amenities of the locality.

129 13 Unless otherwise agreed in writing the development shall not be used unless boundary walls have been provided.

In the interests of the amenities of the locality.

14 Unless otherwise agreed in writing no development shall take place until the applicant, 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.

15 Before the communication tower is erected, details of the structure and finished colour shall be submitted to and approved by the Local Planning Authority. The tower shall be removed from the development when no longer required.

In the interests of the amenities of the locality.

16 The pedestrian/vehicle intervisibility splays 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.

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.

17 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 building is brought into use.

Highway Improvements:

1) Modifications to Eyre Street including carriageway widening, modifications to existing crossing facilities and modifications to existing crossing facilities and modifications to existing public transport facilities.

130 2) Reconstruction of the footways to Jessop Street, Earl Street and Eyre Lane that abut the site.

3) Improved signage to pedestrian cycle routes near the site.

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

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

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

19 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to adjacent kerb level 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.

20 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.

21 At all times that 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 traffic safety and the amenities of the locality.

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

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

Attention is drawn to the following justifications:

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

IB6 - Development in Fringe Industry and Business Areas BE15 - Areas and Buildings of Special Architectural and Historic Interest BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

Attention is drawn to the following directives:

1. The South Yorkshire Fire and Rescue Service are requested to submit a written protocol regarding the use of appliance sirens in the vicinity of the Eyre Street appliance exit prior to the use commencing.

132 Site Location

INTRODUCTION

At their meeting on 18th December 2006, Members resolved to delegate authority to officers to issue a decision notice granting planning permission for this scheme subject to the Environment Agency confirming that they were satisfied with the development in respect of flood risk. It is anticipated that the notice will have been issued prior to the meeting on the 15th January 2007 but if this is not the case the Head of Planning may need to advise Members and seek further instructions. The report below is identical to that on the previous agenda.

133 FORWARD

As a result of proposals to develop the New Retail Quarter in the City Centre the relocation of the existing Headquarters and fire station is a necessity.

This application is for the provision of a new fire station, headquarters and control suite to replace the existing facility at Wellington Street.

LOCATION AND PROPOSAL

The site is bounded by Eyre Street, Eyre Lane, Jessop Street and Earl Street and is currently in use as a surface level car park, although there are still some remnants of the Pneumatic Components factory that was demolished about 10 years ago. It lies within the Cultural Industries Quarter Conservation Area and is surrounded by buildings that are predominantly 2/3 storeys in height.

The accommodation comprises a 1 x 4-storey ‘L’ shaped building. The main leg of the building fronts Eyre Street whilst the shorter leg faces Earl Street. To the rear there is a 67 space car park, accessed from Jessop Street and a training building for fire crew which is equivalent in height to a 4-storey building.

The accommodation extends to 7110 square metres and will deliver:

- Community Fire Station – a 4-aisle appliance bay and facilities for a 3-crew watch.

- Community Fire Safety and Headquarters – offices for 184 staff with space for 20% expansion.

- Control Suite.

REPRESENTATIONS

Conservation Advisory Group

The group felt that there was no objection in principle to the height, scale and massing of the development but expressed disappointment that the design of a public building on such a prominent site, on a major route into the City Centre, was so pedestrian and unimaginative. Concern was expressed that the proposal did not appear to have addressed the question of sustainability in its form or its detailing beyond that which would be required by Building Regulations. The Group considered that Eyre Lane was an important part of the Cultural Industries Quarter and therefore the treatment of the Eyre Lane side of the scheme should be re- considered. The Group also felt more information should be submitted regarding design and scale of the boundary wall and the design and location of the training building and the fuel store and recommended that consideration should be given to the possibility of providing a soft landscape feature in what was a large area of hard landscaping and the possibility of using block paving rather that tarmac.

English Heritage – No observations

134 SYPTE – Have no objection subject to the existing bus shelter being suitably relocated and the bus lane being retained.

Environment Agency – Require further information in respect of flood risk.

One representation has been received objecting on the grounds that it is ‘a complete waste of money’.

PLANNING ASSESSMENT

Policy Issues

The site is allocated as part of a fringe industry and business area in the Unitary Development Plan. Policy IB6 of the UDP relates to development in such areas and advises that Business (B1), General Industry (B2) and Warehousing (B8) uses are preferred. Fire stations are not an identified use in the policy but as the majority of the floorspace will involve office space, it is considered that the development is in line with Policy IB6.

The site lies in the CIQ Conservation Area and thus, Policies BE15, BE16 and BE17 apply. They require that new buildings do not harm the character and appearance of the area, reflecting PPG15.

The City Centre Design Compendium advises that infill developments in the CIQ should respect established building lines and heights will generally be 3-5 storeys though taller buildings might be appropriate on Eyre Street.

The Cultural Industrial Quarter Action Plan (2000) identifies this as a development site and says that a quality 2/3 storey building fronting onto Eyre Street would be expected. Any car parking should be at the rear.

Design and External Appearance

The built form provides a strong built frontage to Eyre Street and Earl Street. The need for appliances to achieve the best response times leads to a direct exit onto Eyre Street and its location is restricted by junctions and traffic arrangements. The rest of the building has therefore been designed around the location of the appliance bay.

The architects’ concept for the rest of the building is two interlocking ‘L’ shapes. The Earl Street ‘L’ contains the operational fire station. It is constructed in blue brick and is 3-storeys at the rear, reducing to 1.5-storeys onto Eyre Street where it abuts the appliance bay. Above this lower element are a further two floors of the ‘L’ which front onto Eyre Street. This element runs over the appliance bay and then becomes 4 storeys of offices on the other side of the bay towards the junction of Eyre Lane and Jessop Street.

The offices are constructed in red brick, which contrasts with the blue brick of operational fire station. A deep metal channel separates the two ‘L’ shapes, where the two elements meet.

135 Both the corners onto Eyre Street are curved and the main entrance is emphasised by a glazed atrium façade, which includes coloured glass panels in red, yellow and orange. Similar windows are used in a narrow form running vertically up the end elevations. The windows are generally very tall and deeply recessed providing modelling to the main façades. They vary in width and in some cases the glazed panels are separated by zinc cladding.

The plant room has been reduced to the minimum size possible and is located in the centre and to the rear of the main roof. Computer generated images show that it will not be over-prominent.

A 28.5m tall lattice communication mast is proposed on the roof. This will be prominent (the building is only 18m high) though the white lattice construction will keep it light, provided the metalwork is not too bulky. This mast is unavoidable but it is likely that it will be replaced by a satellite communication system in the near future. Indeed, it is possible that the mast may not be needed if the new system can be brought forward.

Predictably, the elevations onto the rear yard are plainer but the same materials are used and there are plenty of windows.

The training building’s rear elevation is incorporated into the boundary wall along Eyre Lane. It is built mainly in blue brick with some pre-cast concrete panels facing onto the yard. This structure will obviously be a fire training building but this is a traditional industrial area and this building will have a quasi-industrial appearance. It fronts onto one of the less important roads in the area and there is a mid 20th Century industrial complex across the road.

The boundaries of the site that are not marked by building frontages will be provided with brick walls to provide a strong frontage and screen the car parking.

The ethos for the new fire station is that it should be more open to the community than the old premises, hence the glazed atrium entrance which leads into a large foyer. A glass wall in the foyer will allow views into the appliance bay for the public who may come for advice on fire safety or in groups to the conference facility and café on the ground floor. The ground floor frontage to Eyre Street has large areas of floor to ceiling glass creating a very open and welcoming appearance.

It is considered that the scale of the building and the quality of the architecture and materials are appropriate for this important site in the Conservation Area. At present the site has a distinct adverse impact on the Conservation Area. Highways and Transport

Access for all vehicles will be from Jessop Street. Some improvements will be needed to Eyre Street including signalised warning signs to allow appliances to exit safely and efficiently. The existing bus shelter will also need to be moved by 5 metres.

136 The transport assessment submitted with the application takes the proposals for the markets redevelopment into account and concludes that both developments can be catered for.

The existing 139 parking spaces will be lost, this has already been accounted for in the programmed development of new permanent car parks. A new multi-storey car park is under construction at Cambridge Street and the markets proposals include a 600 space MSCP. There are of course 2000 space s in the NRQ development itself.

Sustainability

The design statement describes the intention that materials will be chosen with regard to their environmental impact. Lighting controls which respond to the availability of natural light will be used. Alternative sources of heating are being considered including the existing district CHP scheme as is rainwater recycling. Discharge of rainwater will be controlled by on-site storage to reduce flood risk.

The building is, of course, in a very sustainable location with excellent access to public transport.

A condition requiring further details of the measures to be incorporated is proposed.

Flood Risk

A flood risk assessment has been submitted but the Environment Agency has requested that further information should be produced in respect of flood risk. At the time of writing this, work is ongoing and the outcome will be reported verbally at the Board meeting.

Disabled Access and Facilities

The building will be fully accessible to all levels and facilities will include induction loops, baby change and a multi-faith room.

Amenities

At present there are no residential properties close to the site however, the proposals for the markets development on the opposite side of Eyre Street includes residential at the upper levels. It is not anticipated that the use will be noisy except for the use of sirens by appliances leaving the station. Obviously, the disturbance caused would be worse at night but at this time Eyre Street is not busy and the use of sirens is unlikely to be necessary. The Fire and Rescue Service should be asked to submit a protocol for the use of sirens near the station.

137 Archaeology

A desk-based assessment indicates that 19th Century remains are present and further evaluation including trail trenching will need to be undertaken prior to development.

CONCLUSION

The proposed development is in line with the land use policies contained in the development plan. The necessity of relocating from their current premises on Wellington Street provides an opportunity for the Fire and Rescue Service to have a new purpose built facility, which meets their current needs and is well connected to the main road network. Unlike the existing station, it will be more community orientated and has been designed to be welcoming to the public.

The site has been vacant for many years and undoubtedly detracts from the street scene and has a distinctly negative impact on the Conservation Area. The proposal will bring further development and activity to the Cultural Industries Quarter assisting in its regeneration. It also has a much wider regenerative benefit because it will allow the New Retail Quarter to occupy the Wellington Street site.

Considerable thought has gone into the layout and appearance of the building. Its scale is in keeping with the Conservation Area and guidance produced by the Council. It is considered that it will make a positive contribution to the character and appearance of the Conservation Area and provide a lift to the generally poor quality of the built environment on Eyre Street.

RECOMMENDATION

It is recommended that planning permission be granted subject to the proposed conditions and subject to prior confirmation from the Environment Agency that the flood risk assessment of the site is acceptable.

138

Case Number 06/03903/FUL (Formerly PP-00142018)

Application Type A Full Planning Application

Proposal Change of use to A3 cafe bar and restaurant

Location 1 Crookes Road Sheffield S10 5BA

Date Received 20/10/2006

Team SOUTH

Applicant/Agent Mr Michael Robinson

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 All servicing of the premises shall be carried out from the service yard at the rear of the site. Such service area shall remain free from all obstructions, including the storage, display or depositing of materials, packing or other objects, so that the service yard is fully available for parking, turning and manoeuvring of service vehicles.

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

3 The restaurant/cafe/bar shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

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

139 Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

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

140 Site Location

LOCATION AND PROPOSAL

The site is located at the corner of Fulwood Road and Crookes Road, which is a busy crossroads with traffic lights. The site is currently occupied by Abbey Glen cleaners who occupy both the ground and first floor of this two-storey building. The unit is part of a larger shopping parade, most of which fronts onto Fulwood Road but seven units front Crookes Road. There is a service yard at the rear and a car park on the roof, which is accessed from Spooner Road. There is further car parking in front of the shops fronting Fulwood Road, but full parking restrictions are in place in front of the application site. This application is to use the site as a café bar and restaurant (A3 use).

141 REPRESENTATIONS

None have been received.

PLANNING ASSESSMENT

Policy

The site is within the Broomhill District Shopping Centre and the Broomhill Conservation Area, according to the adopted Unitary Development Plan (UDP).

Policy S.7 of the UDP states that food and drink outlets (A3) are acceptable in District Shopping Centres subject to the criteria of Policy S.10, which states that development will be permitted provided that: -

- It would not prejudice the dominance of the preferred retail use. - Not cause residents any harm, noise or disturbance. - Be served adequately by transport facilities, safe access to the highways network, provide off street parking and not endanger pedestrians.

Policy BE16 deals with development in Conservation Areas, which should not detract from the character of such areas.

Impact on the Character of the Area and Conservation Area

The application is for a change of use of the existing building to a café bar, restaurant from a dry cleaners. The current operator occupies both floors of the building and the change of use applies to the whole unit. No external alterations are proposed, but a hot food use would require a flue to dispose of cooking odours and fumes. The applicant would control the whole building and the fume extraction could be contained within the building with the top, extending through the roof. This would not be seen from the street below, so there would be no change to the character of the area around the site or the Conservation Area. Therefore, there would be no conflict with Policy BE16 of the UDP. Impact on Amenities of Local Residents

The site is a significant distance away from any dwellings and given the existing levels of activity and background traffic noise in Broomhill Centre it is considered that use of this premises, as a restaurant would not affect the amenities of any residents. Consequently, there would be no conflict with Policy S.10 in this respect.

Impact on the Dominance of the Preferred Retail Use

The existing use is a dry cleaners and the Town and Country Planning Use Classes Order confirms that such uses fall within the retail (A1) classification. Therefore, the loss of the current use would reduce the number of retail uses in the Centre. However, Broomhill Centre is dominated by retail shops and the loss of one to a hot food use will not affect the overall balance. There would, therefore, be no conflict with Policy S.10 of the UDP.

142 Highways, Parking and Transportation

The site is at a suitable location within a District Shopping Centre being within walking distance for many households and well served by buses. There is also parking available on Fulwood Road and at the car park at roof level. There are full parking restrictions in front of the site, which faces the road junction and it is considered that those who need to park would use the existing facilities. It is noted that on street parking in the area is now self regulated by a residents parking scheme.

There is a service yard at the rear and the site would be serviced once or twice a week by a van. This is acceptable and would be subject to a condition.

The site is well served by public transport and there is enough parking in the area for the likely needs. There would, therefore, be no conflict with Policy S.10.

SUMMARY AND RECOMMENDATION

The application site is currently used by Abbey Glen Cleaners on both floors of a unit within Broomhill District Shopping Centre at the corner of Fulwood Road and Crookes Road. There would be no alterations to the exterior although a fume extraction unit would be required which could run internally up into the roof. Details of this would be controlled by a condition. There would be no impact on the character of the Conservation Area or on the amenities of residents. The dominance of retail uses in the centre would not be affected. The site is well served for buses and is within walking distance of many households. Parking levels are acceptable.

The application is considered to be acceptable, will not cause any harm to the Shopping Centre, and does not conflict with any of the Policies set out in this report.

The application is, therefore, recommended for conditional approval.

143

Case Number 06/03922/LBC

Application Type Listed Building Consent Application

Proposal Demolition and rebuilding of part of courtyard wall

Location Site Of 22-24 Mary Street And 63-67 St Marys Road Sheffield

Date Received 18/10/2006

Team CITY CENTRE AND EAST

Applicant/Agent Wright Investments

Recommendation Grant Conditionally

Subject to:

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

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

2 The adjacent courtyard walls and roof structure shall be supported while the development is carried out in accordance with details that shall have been submitted to and approved by the Local Planning Authority before any demolition and rebuilding work hereby approved is commenced.

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

3 Before the development is commenced the following samples shall have been submitted to and approved in writing by the Local Planning Authority: (i) proposed facing materials; (ii) proposed windows and doors; (iii) proposed rainwater goods. Thereafter the development shall be carried out using the approved materials.

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

4 A sample panel of the 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.

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

Attention is drawn to the following justifications:

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

BE16 - Development in Conservation Areas; BE19 - Development affecting Listed Buildings and IB6 - Development in Fringe Industry and Business Areas.

Attention is drawn to the following directives:

1. You are advised that existing facing bricks should be reused as far as practicable using lime mortar with recessed pointing. Colour should resemble black ash mortar (Rose of Jericho supply coal ash sieved to 0.35mm).

2. You are advised that existing windows should be salvaged and reused as far as is practicable. Replacement windows should be a like-for-like match to an agreed pattern where existing windows are beyond repair.

145 Site Location

LOCATION AND PROPOSAL

The courtyard wall in question forms part of the eastern internal wall at the southern end. It leans over by a substantial and clearly visible amount. The proposal is to take it down and rebuild it in a matching style to ensure its safety, and to safeguard the future of the building.

PLANNING HISTORY

Planning permission and listed building consent was granted on 1 June 2005 for alteration and conversion to form 19 x 1 and 2 bedroomed flats. Work on site has commenced, and the courtyard wall has been found to be unstable.

146 REPRES ENTATIONS

None. English Heritage responded by saying they did not need to be consulted.

PLANNING ASSESSMENT

Policy Issues

The site is within a Fringe Industry and Business Area in the Unitary Development Plan and Policy IB6 lists Housing as acceptable.

This a Grade 2 listed building. Policy BE19 states that demolition of listed buildings will not permitted. External alteration that would affect the special interest of the building will be expected to preserve the character and appearance of the building and where appropriate to preserve or repair original details and features of interest.

The building is within the Cultural Industries Quarter Conservation Area. Policy BE16 states that in conservation areas demolition will only be permitted which would preserve or enhance the character or appearance of the conservation area. Buildings making a positive contribution will be retained.

Demolition

It is agreed that the courtyard wall is beyond repair, and must be taken down and rebuilt to secure the future of the listed building.

The adjacent walls and roof structure must be adequately supported during demolition and rebuilding. Brickwork, pointing, windows and rainwater goods must be of an appropriate standard to protect the character of the listed building. The above matters are required by condition.

Reuse of existing bricks as far as possible is desirable, with lime mortar recessed pointing. Reuse of existing windows as far as possible is similarly desirable, with like-for-like replacements where existing windows are beyond repair. This advice is given by directive.

RECOMMENDATION

Grant subject to conditions

147

Case Number 06/03998/FUL

Application Type A Full Planning Application

Proposal Erection of 12 additional care home flats in a two- storey block and provision of car parking accommodation and ancillary landscaping works

Location Kersal Mount Nursing Home 115 Manchester Road Sheffield S10 5DN

Date Received 18/10/2006

Team SOUTH

Applicant/Agent Melling Ridgeway And Partners

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development by virtue of its inappropriate scale, massing, design, detailing and materials would detract from the character of the Broomhill Conservation Area and the setting of the Kersal Mount, a Grade II Listed Building. In these respects the proposal is contrary to the aims of Policies BE5, BE15, and BE17 and BE19 of the Unitary Development Plan, and guidance contained within Planning Policy Guidance 15 - Planning and the Historic Environment.

2 The Local Planning Authority consider that any additional development of this scale, within the curtilage of the Kersal Mount a Grade II Listed Building, would be detrimental to its setting and therefore of its listing. In this respect the proposal is contrary to Policy BE19 of the Unitary Development Plan, and guidance contained within Planning Policy Guidance 15 - Planning and the Historic Environment.

3 The Local Planning Authority considers that the proposed development would impact on the health and longevity of the existing mature trees in close proximity to the proposed development, having a detrimental impact on the quality of the visual amenity of the Conservation Area and the setting of the Listed Building. Furthermore owing to the proximity of the proposed development to the mature trees there would be requests by future residents to prune or fell the trees. This is contrary to Unitary Development Plan Policy GE15.

148 4 The Local Planning Authority consider that the position of the proposed building within close proximity to the existing building ‘Kersal Lawns’ would result in unacceptable overlooking between the two developments, leading to unacceptable loss of privacy, and would therefore be contrary to Policy H14 of the Unitary Development Plan.

5 The Local Planning Authority consider the proposed development does not include any suitable turning head within the site to enable a fire appliance or refuse vehicle to turn, which would have a detrimental impact from a highways safety point of view. This is contrary to Policy BE9 of the Unitary Development Plan.

149 Site Location

LOCATION AND PROPOSAL

The application relates to a section of the grounds to Kersal Mount, a late 19th century Grade II listed building converted to provide nursing home facilities. The adjacent building, “The Limes” was purpose built in the mid 1990’s to provide additional care accommodation. Within the grounds of Kersal Mount is a staggered terraced of sixteen sheltered housing units, (12 flats and 4 dwellings) “Kersal Lawns” which were constructed adjacent to the eastern boundary of the site in the late 1980’s which provides accommodation for the over 60’s.

The application site is allocated within a Housing Area, and falls within the Broomhill Conservation Area, as allocated within the adopted Sheffield Unitary

150 Development Plan. The site forms part of the curtilage of the Listed Building, and therefore it plays an important part of its visual and historic setting.

It is proposed to erect a two-storey terrace of 12 extra care homes adjacent to the southern boundary of the site. The design takes on the form of three blocks of four dwellings, which are staggered vertically with a one-metre change in level between blocks to reflect the topography of the site. The footprint of the building is approximately 415 square metres. The external appearance of the building will follow the existing block of sheltered housing located to the north east of the site, applying a similar set of materials and design.

Access to the site is to be obtained via the existing access serving the nursing home and sheltered dwellings from Manchester Road. The service road will run along the front of the ‘Kersal Lawns’ along the eastern boundary and then along the southern boundary to the rear of the proposed development.

SUMMARY OF REPRESENTATIONS

There have been 9 objections received to date, including letters from Broomhill Neighbourhood Group, and Kersal Lawns Residents Association Issues raised include:

- The proposal would lead to an over development of the site and the consequent loss of green open space and trees - Problems with construction traffic along Manchester Road and for occupants of ‘Kersal Lawns’ - There would be an increase in noise, pollution and congestion created by the new access road to occupants of ‘Kersal Lawns’ - There will be a loss of privacy to occupiers of ‘Kersal Lawns’ owing to the increase in people using the footpath to the front - ‘Kersal Lawns’ are not care home flats, but privately owned, the extra proposed flats would be sold on the open market to people under 60 years old - The proposed development would have a detrimental effect on the occupiers of adjoining properties and on the Conservation Area - There would be a loss of mature trees and a green landscape strip to provide the access, along with a loss of vegetation to make way for the proposed building - There will be a loss of outlook from residents at ‘Kersal Lawns’ with the introduction of the large side gable facing them - There will be a loss of light to occupiers of ‘Kersal Lawns’ and overshadowing - The access road would lead to a loss of a number of washing lines that are not marked on the plans for relocation - The proposed would cause severe overcrowding towards the southern boundary of the site - The proposed development would destroy the whole character of the area which is a treasure of the Broomhill Conservation Area and surely should be protected - The sharp turn in the access road to ‘Kersal Lawns’ is hazardous and an increase in traffic movement will enhance this - The new development will look directly into main living room windows and main bedroom windows

151 Conservation Advisory Group considered the proposals at its meeting of the 21st November 2006, and have objected to the proposal on the grounds that it would involve further encroachment onto the garden area in terms of the Nursing Home itself, access and parking provision, and would therefore have an adverse impact on the character of the Conservation Area, and setting of the listed building.

English Heritage has been consulted on the application, and has advised that the application be determined in accordance with national and local policy guidance, and on the basis of the local authorities specialist conservation advice.

PLANNING ASSESSMENT

Policy Issues

The application site is located within the Broomhill Conservation Area, and within the curtilage of a Grade II Listed Building. In accordance with the advice contained within Planning Policy Guidance Note (PPG15: Planning and the Historic Environment) and S72 of the Planning (Listed Buildings and Conservations Areas) Act 1990 the Local Authority has a duty to make sure that planning decisions in respect of development proposed in a conservation area must give a high priority to the objective of preserving or enhancing the character or appearance of the area.

Policy PPG15, para 2.16 requires that authorities considering applications for planning permission or listed building consent for works, which affect a listed building to have special regard to certain matters, including the desirability of preserving the setting of the building. The setting is often an essential part of the building's character, especially if a garden or grounds have been laid out to complement its design or function. The provisions of Policies BE15 Areas and Buildings of special Architectural or Historic Interest and BE17 Design and Materials in Areas of Special Character or Historic Interest of the Sheffield Unitary Development Plan (UDP) echo and substantiate the advice contained within PPG15 are therefore relevant in the assessment of the planning application.

Policy BE19 ’Development affecting Listed Buildings’ states, proposals for development within the curtilage of a building or affecting its setting, will be expected to preserve the character and appearance of the building and its setting.

Good design and the use of good quality materials will be expected in all new developments. Policy BE5 indicates that the following principles will apply for physical design: (a) original architecture will be encouraged but new buildings should complement the scale, form and architectural style of surrounding buildings.

Policy BE9 requires that safe, efficient and environmentally acceptable site layouts for all vehicles (including cycles) and pedestrians should be provided for all new developments.

152 Guidance regarding the protection of trees is contained with Policy GE15 -Trees and Woodland, which requires developers to retain mature trees, copses and hedgerows wherever possible.

Policy H7 states that in all new or refurbished housing, the provision of a proportion of mobility housing to meet local need will be encouraged except where the physical characteristics of a site or existing buildings make it impracticable.

The area is also designated as a Housing Policy Area within the UDP. As such the principle of developing the site for the purposes of housing as proposed is indeed acceptable in accordance with the provisions of Policy H10 (Development in Housing Areas) thereof. However the development proposal must also be assessed against the provisions of the above Policies, including Policy H14, Development in Housing Areas.

Policy H14 states In Housing Areas, new development or change of use will be permitted provided that; (a) new buildings and extensions are well designed and would be in scale and character with neighbouring buildings; and (b) new development would be well laid out with all new roads serving more than five dwellings being of an adoptable standard; and (c) the site would not be over- developed or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood; and (d) it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians;

Local Authorities also have a duty to promote good design in new housing developments in order to create attractive, high-quality living environments in which people will choose to live

Listed Building and Conservation Issues

Kersal Mount and its surroundings are of historic importance dating back to the 19th Century. The Mount was constructed in 1869 and is a substantial property set within extensive grounds and built for Jackson (of Spear and Jackson). The building was not listed until 1995.

The grounds to Kersal Mount have seen the introduction of a number of buildings over the years as development has taken place. This takes place behind the original building and along the eastern elevation over 40 metres away from the listed building. Furthermore the building was not listed until 1995 and therefore these developments took place before its listing.

The development in principle is contrary to guidance contained in PPG15, para 2.16 which points out that setting is often an essential part of the buildings character, especially if a garden or grounds have been laid out to complement its

153 design or function. Early maps of the site clearly show a formal garden for the house with paths running through the site.

Para 3.13 of PPG15 goes on to say that a number of alterations and extensions to a listed building can ‘cumulatively be very destructive of a building’s special interest’ and in this case it is felt that the number of alterations which have already been built within the grounds of the Mount will have a detrimental impact on its listing.

Design Issues

The scale massing, design and the materials of the proposed development are considered unacceptable. The use of reconstituted stone is unacceptable within the curtilage of a listed building and in the conservation area, the design does not reflect or take any reference from the listed building. The large area of parking and the access driveway presents an unacceptable form of hard landscaping within the grounds of the listed building. Amended plans have not been requested for a more sympathetic scheme, as the principle of any further development within the grounds of the listed building is considered unacceptable.

Highways Issues

The access to the site is considered acceptable for the minor increase in vehicular traffic likely to be generated by the proposal. Furthermore the potential increase in vehicular traffic is not considered to have a material impact on the surrounding highway network. As the dwellings are in excess of 45 metres from the public highway it will be necessary for a fire appliance to be able to access the site, manoeuvre and exit in a forward gear. Whilst the proposed new access road is suitable, in terms of width there is no turning area available. New plans have not been requested owing to the overriding principle issues with the application. Furthermore without relocating the existing pumping station it appears that the building’s footprint will have to be changed to accommodate the turning area.

From the information submitted it appears that the proposed block will not be staffed on a daily basis and therefore the existing parking around the nursing home will provide all staff parking.

The existing block, ‘Kersal Lawns’ has a minimum age limit of 60 years of age for occupancy, and this principle can be applied to the proposed development by the use of relevant condition. With the minimum age limit in place, it is felt that adequate car parking is provided for occupier of the proposed development.

Landscape Issues

The grounds to the existing building are formal in character and comprise of a large lawned area between the listed building and the ‘Kersal Lawns’. There are a number of mature shrubs within the grounds, along with a large bank of mature trees along the southern boundary.

154 The plans submitted have had regard for the retention of the majority of the trees. However the access road, parking and location of the proposed building are in very close proximity to the mature trees, and there are concerns about the impact of these works upon the health and longevity of the trees.

The proposed no-dig construction using a Geoweb cellular method will go some way towards mitigating the impact however the compaction and construction works in the vicinity of the trees will affect the fibrous root system and may lead to their decline.

A shadow assessment would assist with understanding impact of the building in close proximity to the trees because the existing trees cast extensive shade across the site and will make habitable rooms quite dark leading to requests from the residents to prune or fell the trees. This assessment has not be requested from the applicant owing to the overriding problems with the application.

In turn it is considered that the impact of the development on the trees health and longevity will have a detrimental impact on the visual quality of the area, the character and appearance of the Conservation Area, and the setting of the Listed Building.

Effect on Residential Amenities

The relationship between the proposed development and the neighbours to the north east (Kersal Lawns) is felt to be the least sensitive owing to the close proximity of the proposal.

The proposed development is located due west of the existing block ‘Kersal Lawns’ and is set approximately 16 metres away from main habitable windows, (14 metres from the first floor balconies). It is considered that the side gable will not create an adverse overshadowing or overbearing impact on occupiers of ‘Kersal Lawns’.

There are four windows in the side gable of the proposed development which face towards ‘Kersal Lawns’. These windows serve a kitchen and bedroom on both the ground and first floors. These windows are within 16 metres of main habitable windows within ‘Kersal Lawns’ and it is considered that they will create an unacceptable level of overlooking. Obscure glazing of these windows is considered unreasonable, leading to unsatisfactory living conditions particularly to the bedrooms.

There will be an increase in the level of traffic using the access road, and in particular within close proximity to flats 10 and 16 of ‘Kersal Lawns’. However on balance it is considered that whilst there may be an increase in traffic movements, it will not be to a level that is considered to be detrimental to the occupiers of ‘Kersal Lawns.

Drainage

No drainages issues have arisen as a result of the proposed development, with standard conditions to be placed on any approval.

155 Mobility Housing

Each of the proposed apartments will be constructed to mobility standards, as they will be marketed at elderly people occupying them. All 12 will meet criteria found in Part M of the Building Regulations, and have a level access from the car parking area.

The application therefore exceeds the recommended guideline of 25% with is favourable.

Open Space Provision

Policy H16 requires for sites less than one hectare which involve the construction of five or more houses, the developer will be expected to make an appropriate contribution to the provision or enhancement of recreation space in the catchment area of the site. Both formal and informal spaces are above minimum guidelines for the catchment area. The sum of the contribution is £1,916 that can be controlled by the submission of a planning obligation.

RESPONSE TO REPRESENTATIONS

Covered in main body of report

SUMMARY AND RECOMMENDATION

The introduction of an additional building within the setting of the Listed Building would represent an over development of the site, having a crowding affect on the Listed Building to the detriment of its setting. Furthermore this would impact on the character of the Broomhill Conservation Area.

The scale, massing, design and materials of the proposed development is inappropriate and insensitive to it location within the setting of a Listed Building and within the Conservation Area.

The location of the building in close proximity to the existing mature trees satiated along the southern boundary would have an adverse impact on the health and longevity of the trees owing to the inadequate separation distance. Even with the proposed surfacing materials the proposed car parking and additional access road to the rear of the new build would exacerbate this situation. In addition, there would be future pressure for the pruning/felling of these trees owing to the location directly south of the proposed building.

No turning head has been provided within the scheme for the use by a fire appliance, which is essential owing to the proposed block being in excess of 45 metres from the highway.

In addition the proposal introduces an unacceptable level of overlooking between occupiers of the proposed development in particular those having windows in the eastern gable, to occupiers of the existing development, ‘Kersal Lawns’.

156 Ultimately it is believed that the development would prove contrary to the provisions of Policies H14, BE5, BE9, BE15, BE17 and BE19 of the Sheffield Unitary Development Plan and to the guidance contained within PPG15, and refusal of Planning Permission is therefore recommended for refusal.

157

Case Number 06/04314/HDZ

Application Type Harardous Substances Application

Proposal Storage of hazardous substances 3.0 tonnes very toxic, 44 tonnes toxic and 3.0 tonnes oxidising for use during manufacture of aerospace components

Location Doncasters Structures Ltd - Bramah Division Holbrook Works Station Road Halfway Sheffield S20 3GB

Date Received 07/11/2006

Team CITY CENTRE AND EAST

Applicant/Agent Doncasters Structures Ltd - Bramah Division

Recommendation Grant Conditionally

Subject to:

1 The Hazardous substances shall not be kept or used other than in accordance with the application particulars provided in Form 1, nor outside the areas marked for storage of the substances on the plan which forms part of the application.

In the interests of the Health and Safety of the surrounding population.

2 The only substance permitted to be present under this consent is hydrofluoric acid with a concentration not exceeding 40%.

In the interests of the Health and Safety of the surrounding population.

Attention is drawn to the following justifications:

1. The decision to grant hazardous substance 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.

IB5 - Development in General Industry Areas and IB9 - Conditions on Development in Industry and Business Areas.

158 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

Site Location

LOCATION AND PROPOSAL

The application site comprises of a large industrial complex situated on the north side of Station Road close to its junction with New Street. The area is generally industrial in character with industrial units situated to the east and west. To the north there is a sports ground and to the south is the former Holbrook Colliery. The

159 nearest houses are situated on Station Road approximately 150m to the west of the site.

The application is seeking consent to store up to 3 tonnes of very toxic material and 44 tonnes of toxic material on the site. The material comprises of hydrofluoric and nitric acid used in the etching of aircraft components. The very toxic material is stored externally in a caged area and comprises of more concentrated hydrofluoric acid, the toxic material is diluted acid stored in tanks within the building adjacent to the processing areas. The applicants have stored and used this material on site for 10 years but have only recently become aware that Hazardous Substance consent is required. Therefore the application is seeking consent to regularise the existing situation.

SUMMARY OF REPRESENTATIONS

No representations have been received from neighbours.

The Council is required to carry out certain statutory consultations and the replies received are summarised below.

The Health and Safety Executive Risk Assessment and Process Unit have assessed the risks to the surrounding areas from the likely activities resulting from the granting of the proposed Hazardous Substance Consent. They have concluded that the risks to the surrounding population arising from the proposed operations are so small that there are no significant reasons, on safety grounds, for refusing Hazardous Substance Consent. They have suggested conditions, which require the substances to be kept or used in certain areas, and limit the concentration of hydrofluoric acid. These have been incorporated as suggested conditions.

South Yorkshire Fire and Rescue Service have been consulted and replied that they have not observations to make.

The Environment Agency have raised no objections to the proposal.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in a General Industry Area in the Unitary Development Plan, policy IB5 Policy IB9 states that new development should not harm the quality of the environment such that other new industry and business development would be discouraged. Preferred uses are general industry and warehousing. The substances that are the subjects of this application are ancillary to a general industrial activity therefore there are no policy objections to the proposal in principal, subject the there risks to health and safety being small. Health and Safety Issues.

The safety of workers is controlled under the Health and Safety at Work Act. The Local Planning Authority is primarily concerned with the impact of the proposal on

160 the wider population. In coming to this view it must give significant weight to the views of the Health and Safety Executive who are the technically competent organisation for assessing the risks to Health and Safety. Given their advice, the location of the site in a General Industrial Area with a reasonable separation from residential uses and that there are no proposals to develop housing close to the site, there is considered to be no case for rejecting this proposal on Health and Safety grounds.

Amenity Issues.

The hazardous substances are stored in containers and there is no reason why any fumes etc should affect the amenity of any adjoining sites.

SUMMARY AND RECOMMENDATION

The application site is located in an industrial area and a reasonable distance from the nearest residential properties. The Health and Safety Executive have advised that the risks to the surrounding population are so small that there are no significant reasons on safety grounds for opposing the grant of Hazardous Substance Consent. It is therefore recommended that consent be granted subject to the attached conditions.

161

Case Number 06/04327/FUL (Formerly PP-00154732)

Application Type A Full Planning Application

Proposal Demolition of Social Club and erection of A3, A5 and A1 units at ground floor level with 10 residential units over (Application under Section 73 to vary Condition 15 of planning permission 02/02042/FUL - Additional Use (09.00 hours - midnight, Mon-Thurs and 09.00 - 00.30 hours, Fri-Sat)

Location La Vina 519 Ecclesall Road Sheffield S11 8PR

Date Received 20/11/2006

Team SOUTH

Applicant/Agent Johnson Robson Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed extended hours of use of the restaurant would result in unacceptable noise disturbance to occupiers of the flats above the site, on the opposite side of Ecclesall Road and in Wadborough Road as a result of people leaving the restaurant late at night when background noise levels have subsided. The proposals are therefore contrary to Policy S10(b) of the adopted Sheffield Unitary Development Plan.

162 Site Location

LOCATION AND PROPOSAL

The site is part of a new development of flats and restaurants on the site of the former Non-Political private club in Ecclesall Road. The development comprises two restaurant units with 10 flats over. The application relates to one of the two restaurant units (La Vina) which opened earlier this year.

The application is for an extension to the permitted hours of use of the restaurant to allow opening until midnight, Mon-Thurs and half-past midnight on Friday and Saturday. The current planning permission restricts the hours of use to 09.00- 23.30 hours (Mon-Sat) and 09.00-23.00 hours (Sun/Public holidays).

163 RELEVANT PLANNING HISTORY

Planning permission for the redevelopment of the site was granted in May 2005 (ref.04/02042/FUL). The approved plans included 2 x Class A3/A5 units and a smaller Class A1 (retail) unit.

Permission was granted for the extension of one of the A3/A5 units into the A1 unit in April 2006 (ref.06/00612/FUL). The enlarged unit is now occupied by Felicini.

Advertisement Consent in respect of the signage to the unit was granted in July 2006 (ref.05/04740/ADV).

Planning permission was refused at the last Board meeting for an extension to the permitted hours of use of the external seating area and hours during which the French doors in the shop front can be left open. The current planning permission does not permit use of the seating area or opening of the doors after 21.00 hours. Refusal was on the grounds of unacceptable disturbance to residents.

Planning permission for later opening hours on and preceding Bank Holidays was granted at the adjoining Felicini restaurant at the last Board meeting (ref. 06/03889/FUL)

SUMMARY OF REPRESENTATIONS

6 letters of objection have been received from residents in Wadborough Road (opposite side of Ecclesall Road), together with a 29-signature petition. A letter of objection has also been received from the Botanical Gate Community Association. The representations are summarised below:

- good reasons for current restrictions

- noise already funnels up Wadborough Road – La Vina is effectively a noisy pub that is radically different from the former Non-Political club which had a minimum effect on the area

- there have been frequent breaches of planning conditions in respect of hours of use at La Vina – No521) resulting in drinking of alcohol, excessive noise and crowding on the terrace and footway (including more than 60 people on footway – obstruction to pedestrians which can be intimidating) late into evenings – unacceptable in residential area and show management’s poor attitude – complaints have been made to Police and Licensing Authority

- once quiet area now comparable to inner city environment – trend towards more food and drink facilities and external facilities should be halted

- living conditions in front rooms and rear bedrooms of houses affected by noise – already unacceptable due to late night activity. Later opening hours will prolong noise disturbance in residential area caused by people leaving in groups, talking loudly, slamming car doors etc

164 - difficult to sleep before 1.00am, particularly in summer when windows need to be open – commercial interests should not dictate bedtimes

- parking in connection with restaurants affects residential roads off Ecclesall Road – fill up available on-street parking and create disturbance when leaving – extension of hours will cause further problems

- may lead to families leaving area which will result in more houses in multiple occupation – contrary to Council’s plans for area

- response to application from residents may be negligible due to high levels of student occupancy in area

PLANNING ASSESSMENT

Policy Issues

The site lies within a District Shopping Centre (DSC) as defined in the Unitary Development Plan (UDP). UDP Policy S10 (Conditions on Development in Shopping Areas) is most relevant in assessing the application proposals.

The long and linear Ecclesall Road DSC is diverse in terms of levels of activity late in the evenings. The restaurants and public houses in the area (Felicini, Nonna’s and the Porter Brook) currently have planning conditions consistent with La Vina. The 543 restaurant and the Polish Club on the opposite side of Ecclesall Road (within approx 100m of the site) are longstanding unrestricted uses.

The application site is situated in a relatively quiet part of the DSC in comparison to the lively lower end where there is a concentration of bars, restaurants and public houses. However, there are significant levels of activity along this stretch of Ecclesall Road which are associated with the late opening facilities within the wider DSC, particularly at weekends. Pedestrians move between bars and vehicular activity includes a high number of taxis which generate significant noise (engines, turning manoeuvres, doors slamming etc).

Although La Vina is primarily a restaurant, there is evidently a significant number of customers using the bar rather than the restaurant facility. The level of noise associated with the intensive use of the external terrace area and by groups of people leaving the premises late at night has clearly caused problems for residents in the designated Housing Area opposite the site. The extended hours of use are likely to exacerbate this situation. It is accepted that background noise levels are consistently high late into the evenings in Ecclesall Road due to passing vehicular and pedestrian traffic. However, the level of activity on this stretch of Ecclesall Road tends to subside when the various food and drink premises close in accordance with their permitted hours of use.

People leaving the premises later at night is likely to be disturbing to occupiers of the flats above the site should they wish to open their windows. The problem for residents in Wadborough Road arises from the position of the shop front directly

165 opposite the Wadborough Road junction which effectively results in noise being funnelled straight up the residential street.

Whilst residents in the District Shopping Centre should be entitled to a reasonable level of amenity, it is reasonable to expect a good degree of residential amenity in the Housing Area. Based on the available evidence, the submitted proposals are not considered to maintain adequate amenity for residents. The proposals are therefore contrary to UDP Policy S10(b).

Consideration is currently restricted to the proposals put forward in the application. It may be appropriate to allow some increase in hours of use to be consistent with the hours of use permitted around Bank Holidays at Felicini’s next door. However, this will need to be the subject of a fresh application.

RESPONSE TO REPRESENTATIONS

Complaints about La Vina’s breach of control have been followed up and La Vina is now complying with the relevant planning condition.

SUMMARY AND RECOMMENDATION

The application is for an extension to the permitted hours of use of the restaurant. The current planning permission restricts opening hours to 23.30 hours (23.00 hours on Sundays and Public Holidays).

The level of noise associated with the use of the restaurant has clearly caused problems for residents in the designated Housing Area opposite the site due to the position of the shop front directly opposite the Wadborough Road junction. This situation will be exacerbated as a result of the proposed extended opening hours. People leaving the restaurant late at night is also likely to be disturbing to occupiers of the flats above the site should they wish to open their windows.

Based on the available evidence, the submitted proposals are not considered to maintain adequate amenity for residents. The proposals are therefore contrary to UDP Policy S10(b) and it is recommended that planning permission is refused.

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