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

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 27/11/2006 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

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

AREA(S) AFFECTED

OPEN

Application No. Location Page No.

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

06/00663/FUL Site Of Park Works 14 Foley Street/Effingham Road Sheffield S4 7YW

06/01380/RG3 Land At Frederick Street And 29 Staniforth Road Sheffield

06/02627/FUL Land Between St Aidans Road And City Road 40 St Aidans Road Sheffield

06/03010/FUL Curtilage Of 268 Ecclesall Road South 55 Sheffield S11 9PS

06/03031/FUL 204 Chippinghouse Road 65 Sheffield S7 1DR

06/03263/FUL Crucible Theatre 69 55 Norfolk Street Sheffield S1 1DA

06/03270/CHU The Plaza 87 8 Fitzwilliam Street Sheffield S1 4JB

06/03351/CAC Crucible Theatre 95 55 Norfolk Street Sheffield S1 1DA

3 06/03430/LBC Mosborough Hall Hotel 97 High Street Mosborough Sheffield S19 5AE

06/03431/FUL Mosborough Hall Hotel 103 High Street Mosborough Sheffield S19 5AE

06/03451/FUL Land Between Barrow Road And Meadowhall 113 Road Barrow Road Sheffield

06/03493/REM Former Tinsley Marshalling Sidings 118 Europa Link Sheffield

06/03655/FUL 48 Cortworth Road 126 Sheffield S11 9LP

06/03924/FUL 60 Attercliffe Common 134 Sheffield S9 2AD

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 27/11/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 05/02410/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse (amended plans 11.08.06 and 30.10.06, additional plans 05.10.06)

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 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:

Site Location

LOCATION AND PROPOSAL

Members will recall that this item was deferred from consideration at the previous Area Board meeting to allow for a members site visit.

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.

9 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. The street also fails to present a constant strong and unformed built frontage. Additions to properties over time have further increased the variety within this street scene.

It is proposed to erect a 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, flat roofed, contemporary structure.

SUMMARY OF REPRESENTATIONS

There have been six letters of representation:

One representation has been received from Councillor Chris Rosling-Josephs the email reads:

‘Could you register objections on behalf 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 has 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). − 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.

PLANNING ASSESSMENT

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, 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, the local planning authority is 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 is 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

11 Street Scene

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

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.

The inclusion of a building without a pitched roof in this location is not in itself viewed as adding detriment to the locality assuming the design aspirations that the overall structure is seeking to achieve are met.

The variation from its neighbours in terms of elements of detail and articulation, as with the exclusion of a pitched roof, can be successful if correctly applied. The architect has designed 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.

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.

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 the interests 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 is granted.

Case Number 06/00663/FUL

Application Type A Full Planning Application

Proposal Erection of 24 office units in 1 x 3 storey 'L' shaped' block and erection of 4 industrial units in 2 x single- storey blocks and associated car parking accommodation (In accordance with amended plans recieved 03/08/06 (PL-24), 17/10/06 (PL-20, 21, 25) and 30/10/06 (PL- 26) and additional information received in email dated 20/10/06)

Location Site Of Park Works Foley Street/Effingham Road Sheffield S4 7YW

Date Received 20/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent WCEC Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 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 the commencement of development, large scale details, including materials and finishes, at a minimum of 1:50 of the items listed below shall be approved in writing by the Local planning Authority:

Entrance canopies Eaves Details Roller shutter types Window reveals

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

In order to ensure an appropriate quality of development.

4 The pedestrian access ramp should be constructed to meet Sheffield City Council's specifications to be found in 'Better Places to Work Better Places to Live in South Yorkshire', to be determined by the Local Planning Authority

In the interests of pedestrian safety.

5 The gradient of shared pedestrian/vehicular access shall not exceed 1:12.

In the interests of pedestrian safety.

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

In the interests of the safety of road users.

7 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are brought into use.

Highway Improvements:

The adopted highway adjacent to the buildings and or to the perimeter of the site should be reconstructed to comply with design criteria provided by either Urban Design & Environmental Planning section or to comply with Sheffield City Council's 'Urban Design Compendium', to be determined by the Local Planning Authority.

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.

8 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.

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

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

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

In the interests of the safety of road users.

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

In the interests of the amenities of the locality.

12 Prior to the commencement of development details of the location of the bins stores shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of amenity.

13 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.

14 Before the development is commenced, details of the proposed surfacing materials, layout and marking out of the car parking accommodation and associated hardstanding and access routes shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the car parking accommodation and details of materials proposed has been provided in accordance with the approved 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.

15 Prior to the commencement of any work on site, a detailed scheme for the foundation design and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

To ensure that ground disturbance is restricted to a minimum and is carried out in the agreed manner to preserve archaeological remains in situ.

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

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

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

In the interests of satisfactory and sustainable drainage.

18 No piped discharge of surface water from the application site shall take place until works to provide a satisfactory outfall for surface water have been completed in accordance with details to be submitted to and approved by the local planning authority before development commences.

To ensure the site is properly drained and surface water is not discharged to the foul sewerage system which will prevent overloading.

19 No development shall take place until details of the proposed means of disposal of foul 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 the development can be properly drained.

20 Unless otherwise approved in writing by the local planning authority, no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.

To ensure that no foul water discharges take place until proper provision has been made for its disposal.

21 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge. Roof drainage should not be passed through any interceptor.

In the interest of satisfactory drainage.

22 Finished floor levels of the development allowed by this permission shall be set no lower than 43.31 metres above Ordnance Datum.

To reduce flood risk in accordance with PPG25.

23 No development approved by this permission shall be commenced until a scheme for the provision of surface water drainage works has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be completed in accordance with the details and timetable agreed.

To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal.

24 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and that the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved by the Local Planning Authority prior to commencement of building.

To take into account new parameters, including global warming, which are predicted to increase surface water discharge in the future.

25 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.

Attention is drawn to the following justifications:

18 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.

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas BE5 - Building Design and Siting BE9 - Design for Vehicles BE12 - Public Art BE19 - Development affecting Listed Buildings GE17 - Rivers and Streams

Attention is drawn to the following directives:

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

2. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to: -

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

For the attention of Mr S Turner Tel: (0114) 27 34383

19 3. The applicant is advised that there shall be no development in, over, under or within 8metres of the bank top, or the landward toe of a flood defence, without the written prior consent of the Environment Agency in accordance with the Water Resources Act 1991 and the Yorkshire Land Drainage Byelaws 1980.

4. Electricity cables and apparatus may be encountered during the construction of the development and the applicant is advised to consult with the Diversions Section:

NEDL Call to Quote 98 Aketon Road Castleford WF10 5DS

Site Location

LOCATION AND PROPOSAL

The application site formerly known as Park Works forms part of a larger site and the area for development is currently occupied by the buildings of a former spring manufacturing company which are now vacant and derelict. The buildings are brick built with slated pitched roofs although parts of the factory walls have been over clad with corrugated steel. The site steps up from East to West by approximately 3metres, within the existing factory building towards the centre of the site.

The application site is linear in layout and extends in an East-West configuration and is bounded by Leveson Street to the West, Foley Street to the South, Effingham Road to the East and the River Don to the North. Leveson Street crosses over the River Don via Norfolk Bridge which is Grade II Listed and this street is bounded by a railway embankment with stone built viaducts. Vehicular access to the site is currently off Foley Street via a ramp.

The remainder of the site to the east which is not to be developed is occupied by a number of small scale industrial units of varying design and appearance.

The application site falls within land designated as a General Industry Area with Special Industries as defined in the adopted Sheffield Unitary Development Plan.

The planning application has been amended since receipt and full planning permission is now sought for the erection of 24 office units (Use class B1) in 1 x 3 storey ‘L-shaped’ block equating to 3946sq.metres and erection of 4 industrial units (Use Class B2) in 2 x single-storey blocks equating to 1129sq.metres with associated car parking accommodation. The existing buildings on the application site are to be demolished.

RELEVANT PLANNING HISTORY

There is no relevant planning history

SUMMARY OF REPRESENTATIONS

There have been no letters of representation received following publicity connected with this application.

PLANNING ASSESSMENT

Policy Issues

The site is identified on the Unitary Development Plan Proposals map as a General Industry Area with Special Industries where general industry (B2) and warehouses (B8 excluding open storage) are considered the preferred uses as stated in Unitary Development Plan policy IB5. In these areas, Business (B1) is considered to be an acceptable use; all uses are subject to adherence with criteria outlined in relevant Unitary Development Plan policies.

Unitary Development Plan policy IB9 ‘Conditions on Development in Industry and Business Areas’ states that new development will be permitted provided that it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites; be well designed with buildings and storage of a scale and nature appropriate to the site; comply with policies for the Built and Green Environment and be adequately served by transport facilities and provide safe access to the highway network and appropriate off-street parking.

22 Policy BE5 Building Design and Siting states that new buildings should complement the scale, form and architectural style of surrounding buildings and in developments of more than one building, there should be a comprehensive and co- ordinated approach to the overall design; special architectural treatment should be given to corner sites in order to create a lively and interesting environment and design should take full advantage of the site’s natural and built features. This policy also includes criteria relating to user requirements stating that the design of buildings, landscaping and lighting should promote all aspects of personal safety and security, particularly at night time.

Policy BE6 ‘Landscape Design’ also states that a suitable and good quality landscape scheme should be implemented as part of any new development. Policy BE9 ‘Design for Vehicles’ should also include a clear definition of vehicle access and exit; parking spaces suitably located for vehicles used by people with disabilities.

Unitary Development Plan policy BE12 ‘Public Art’ states that the provision of public art in places which can be readily seen by the public will be encouraged as an integral part of the design of major developments.

Unitary Development Plan policy BE19 ‘Development affecting Listed Buildings’ is also relevant owning to the proximity of the nearby Grade II Listed Bridge and it states that proposals for development affecting the setting of a Listed Building will be expected to preserve the character and appearance of the building and its setting.

Unitary Development Plan policy GE17 ‘Rivers and Streams’ expects the setting back of new development to an appropriate distance from the banks of major rivers and streams to allow for landscaping and encouraging the creation of a continuous public footpath along one bank of major rivers and streams. Unitary Development Plan policy GE20 relates to flood defence and states that development will not be permitted where flooding risks to it or prevention measures cannot be implemented.

National guidance outlined in PPS6 is also relevant as it covers town centre uses, including office development. As the site is classed as an out-of-town location, then consideration must be given to the scale of the office development element in this location. The application states that 3900 square metres of new office floor space is to be created which would normally be more appropriate in a City Centre location.

However, as the building is proposed to be subdivided into 8 units on each floor giving a total of 24 units of between 141 and 187 sq.metres, it is considered that this size of office floor plate offered would provide a different type and scale of office accommodation to those in the City Centre which would not be in direct competition with office facilities locating in the City Centre. Furthermore, the inclusion of office accommodation in the scheme aids the viability of the development which would benefit the overall regeneration of this area of the City and would allow the re-use of a strategic site which is in a location with strong road links.

Highway Issues

The amended layout shows vehicular access off Leveson Street which continues through the site to serve the new development as well as the existing units further along Foley Street but which are not part of the development site. This access point is considered acceptable from a highways perspective and is of sufficient distance from nearby junctions to ensure it would not be detrimental to highway safety and subject to related improvement works as tied by condition.

Parking provision is spread throughout the site with some relating to each of the blocks creating a total of 74 parking spaces including 13 disabled spaces which include the necessary clear zones. A condition has also been attached related to the provision of cycle parking to encourage alternative means of travel to the site. In addition, the site is well placed to benefit from access via a number of bus routes.

Due to the level of the land, the vehicular access road would include a ramp which would be graded to an acceptable gradient of 1 in 12.

Pedestrian access is shown off Leveson Street alongside the vehicular access where crossing points have also been shown. This access also includes a ramp at 1 in 20 (tied by condition) which is sited on the river bank side maximising the riverside location as well as providing a strong pedestrian route into the site. A pedestrian route has also been provided off Foley Street at the point where the land levels change and as such, this takes the form of stairs to the lower part of the site towards Block B but also a pedestrian ramp linking to the top part of the site to Block A. Efforts have also been made to make this route into the site more legible through the use of a crossing across the car parking and the planting of trees in a row bordering the pedestrian route which is configured to link up with the pedestrian access off Leveson Street.

This layout maximises access onto the site integrating routes as far as is possible and also allows access to the river from both Foley Street and Leveson Street.

Layout and Design Issues

The original submission comprised of 4 separate blocks and was criticised for not responding to the urban grain of the area or the adjacent river. It was also considered to comprise of non-distinctive architecture characteristic of a standard ‘business park’.

The former Tempered Springs had a robust industrial architecture with gables and strong edges onto the street. This is part of the local distinctiveness of the area. As such, it was considered better to replicate this strong frontage reflecting the existing scale and positioning of the existing buildings particularly on the Leveson Street frontage and the corner in particular. As such, block A comprises of a three- storey building abutting the pavement side which is wrapped around the corner creating a legible and robust building which responds well to the grain of the area.

24 Block A, as the office block is to be constructed in brick with an artificial slate pitched roof with gable ends reflecting the traditional appearance of the surrounding industrial buildings and that of the building to be removed. Large windows have been utilised with lintel detailing over again reflecting the proportions of the buildings in the area resulting in an impressive and robust building which is suitable for this corner site. Windows have also been introduced within the side gable end facing the listed Norfolk Bridge and it is considered that the appearance and scale of the new building is appropriate to the setting of the listed bridge.

Block B has been sited adjacent to and parallel to the Foley Street frontage providing some necessary enclosure to the street but at the lower land level, this would also not be overly prominent in the street scene. Block C has been sited adjacent to the riverside alongside the existing unit in the adjacent site which ensures vehicular access is not compromised. These units take the appearance of a more modern industrial building designed to attract a wider range of end-user.

However, although the materials to be used are less traditional in that they comprise of cladding with ribbed roofing panels; these are to be coloured appropriately to sit adjacent to block A e.g. a dark grey coated matt metal for the roof and a palette of darker colours for the facing cladding. Furthermore, a red brickwork course 3metres in height is proposed along with pitched roofs and gable ends which should appropriately tie these blocks in with Block A. Efforts have also been made in amendments to create a vertical emphasis within these blocks achieved through the use of cladding, entrance points and signage. The siting of these blocks is such that the streets are offered relevant enclosure and the car parking areas are effectively screened from general street scene views.

The pedestrian path is sited alongside the river utilising the river frontage and creating an area of amenity space which could be considered as public realm as it is on an open route from the site. In any case, it softens the appearance of the development when viewed from the river and by setting such an area aside; it allows the opportunity for end users to benefit from the riverside location for lunchtime breaks etc. This could also be the location for any proposed works of public art which can make a positive contribution to the built environment by giving new or refurbished buildings a unique identity. A relevant condition has been attached to encourage the provision of works of public art within the development site and where it can be readily seen by the public.

As such, it is considered that the new development would enhance the character and appearance of the area responding positively to the riverside setting and without detrimentally affecting the setting of the adjacent Listed Bridge.

Landscaping Issues

There are no trees or hedges existing on site to be protected and plans submitted have indicated opportunities for hard and soft landscaping to soften the appearance of the development and create an attractive environment particularly adjacent to the vehicular entrance, alongside the river and also along the pedestrian route to increase legibility through the strategic use of planting. A landscape scheme showing details of trees and species proposed as well as

25 details of hard surfacing materials proposed is therefore conditioned to be submitted for approval.

Informal access to the river has been maximised with the pedestrian route and amenity space area but provision of a complete formal riverside walk is not necessary in this location as it is in place on the opposite bank of the river.

Disabled Access Issues

Blocks B and C are single-storey and therefore level access is achieved from accessing the site. Block A which is subdivided into separate units did not have level access to the upper units, however, amended plans have been received showing provision of a lift linking the ground and upper floors achieving acceptable access arrangements.

Level access can be achieved for pedestrians from Leveson Street and from Foley Street onto the upper section of the site via a pedestrian ramp. Access to the lower end of the site can be achieved through the centre of the site due to the vehicular ramp and grading works undertaken to account for the 3metre change in levels.

The requirements for corduroy tactile paving to head and foot of flights of external steps, handrails and highlights to nosings will be provided in accordance with BS 8300. As will the provision of aligned drop kerbs with tactile paving to the footways and within the zones to the sides of the disabled parking bays.

Archaeology

The first known use of this site was the Smith Wheel, a water-powered wheel fed from the Sheaf through a goit into the Don. The end of the eighteenth century saw the origins of the ‘Park Iron Works’ and large iron and steel works were established in the present buildings around 1850 to 1855 although the plant has changed hands until its closure in November 2004.

An archaeological assessment has been provided with the application to assess the impact on both upstanding and below-ground archaeological features in the proposed area which may include evidence of steel production

It has been confirmed that the existing buildings are to be removed including the floor slab although some of the deeper foundations may be retained (to be determined on site). The archaeological assessment identifies areas of interest and these may be investigated once accessible in association with South Yorkshire Archaeology Service and tied by condition. The new buildings are not thought to require deep ground excavation so any deep lying archaeology should remain undisturbed but again details of building works are to be confirmed and tied by condition to safeguard any archaeological remains.

Drainage

An initial objection to the scheme has been removed from the Environment Agency following the submission of an updated flood risk assessment which recommends for floor levels to be no lower than 43.31metres above Ordnance Datum and surface water discharge from the site is reduced by decreasing the hard paved area or providing additional surface water drainage works and these issues are tied by condition.

The development will entail the discharge of surface water into a watercourse, via private/public sewers/drains and development must not exacerbate the impact of surface water discharges and therefore, discharge is subject to a reduction of at least 20% compared to the existing peak flow by undertaking measures such as increase in permeable landscaped area, or by incorporating some form of SUDS/infiltration or by attenuation/storage to ensure ground water problems are not created. This is tied with a condition. The discharge of foul sewage is into existing public sewers is acceptable. There are no further drainage issues presented.

Effect on surrounding properties

There are no residential properties in the vicinity of the site to be affected by the proposed development. Furthermore, although the end user of the site is not confirmed, the proposed office and industrial space coupled with the layout and the surrounding industrial properties would not create any environmental problems which could discourage other industries or businesses from locating in the Area.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the erection of 24 office units (Use class B1) in 1 x 3 storey ‘L-shaped’ block equating to 3946sq.metres and erection of 4 industrial units (Use Class B2) in 2 x single-storey blocks equating to 1129sq.metres and associated car parking on a site comprising of old industrial buildings now used for storage which are to be demolished.

This part of Sheffield comprises of existing large industrial and business sites with good access to major road and rail links and the re-use and development of this former industrial site will be positive for the economy of Sheffield and play a role in the regeneration of the area. The proposed uses are appropriate in the surrounding area and preserve a base for manufacturing and service industries in the area.

The three blocks on the site have been laid out to reflect the urban grain of the area and to maximise the riverside location. Moreover, block A is to be a robust brick built corner building providing enclosure to the street of an appropriate scale and design. Blocks B and C are to be more modern structures but with roof lines and some material choices to tie them in with the surrounding buildings. There are no highway objections to the scheme and relevant conditions have been attached to account for other constraints on the site.

As such, the development is considered to comply with Unitary Development Plan policies IB5, IB9, BE5, BE9, BE12, BE19, GE17 and so it is recommended that planning permission be granted subject to the relevant conditions.

Case Number 06/01380/RG3

Application Type Application Submitted by the Council

Proposal Erection of a Children's Centre with associated parking (Amended Plans 13/10/06)

Location Land At Frederick Street And Staniforth Road Sheffield

Date Received 13/04/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield Design And Project Management

Recommendation Grant Conditionally

Subject to:

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

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

2 Before development commences details shall be submitted to and approved in writing by the Local Planning Authority of the following:

i) all facing materials and hard landscaping materials and roof materials ii) fascia construction iii) column connection points and column materials iv) sunpipes and how water tightness will be maintained v) soffitt material vi) air source heat pump vii) method of protecting the low point of the roof on the elevation facing Fredrick Street from unauthorised access viii) windows and window arrangement including reveals ix) rainwater goods and their location on the building x) bin stores

The children's centre shall not be used unless such approved details have been implemented.

In the interests of the visual amenities of the locality.

29 3 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan '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' following the completion of the building. When the 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 with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

4 Before development is commenced a full tree survey of the site shall have been submitted to and approved by the Local Planning Authority, detailing the species, sizes and condition of each specimen, and incorporating recommendations for retention, pruning and, where it can be demonstrated that it is necessary, removal.

In the interests of the amenities of the locality.

5 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the children's centre and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the children's centre shall not be used unless such access and facilities have been provided in accordance with the approved plans. Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

6 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 children's centre shall not be used unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

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

7 The children's centre shall be used for the above-mentioned purpose only between 0800 hours and 1800 hours on any day, unless otherwise authorised in writing by the Local Planning Authority.

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

8 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a) been carried out; or

Highway Improvements: Frederick Street provision and resufacing of footway.

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.

9 Before the development is commenced, details of the proposed surfacing, layout and marking out of the car parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The children's centre shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole use of the development hereby permitted.

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

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

In order to ensure that inappropriate alterations are avoided

31 12 The children's centre 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 children's centre commencing, and shall thereafter be retained.

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

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

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

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

17 No development shall take place until details of the proposed means 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.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting CF1 - Provision of 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.

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. 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.

5. 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

33 occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.

Site Location

LOCATION AND PROPOSAL

The site is located on the northern side of Staniforth Road at its junction with Frederick Street. The site measures approximately 0.43 hectares and consists of a well maintained, sloping bank of short grass with tree planting to the Staniforth Road frontage, and a strong line of mature trees, beyond which is a level area of grass used as a playing field by the adjacent school.

The school (Greenlands Nursery First and Middle School) is situated to the north east of the site. Between the school and Staniforth Road is a former vehicle repair garage currently used for community purposes and a car sales plot. To the west of the site is housing, both on the Staniforth Road frontage and on Barnardiston Road, where rear gardens of the dwellings back onto the site.

The proposal seeks permission for the erection of a Children’s Centre with external play areas and car parking on the site. The centre will provide integrated early years education and childcare for 0-5 year olds, linking closely to the neighbouring Greenlands Nursery Infant School. Family support, early health care, access to training and links with Job Centre plus will also be provided. It is proposed that the centre will be open 08.00 hours to 18.00 hours 48 weeks a year.

Development consists of a single storey building with a central valley roof with the pitch rising to the north and south elevations. It’s footprint is a shallow ‘v’ shape with a narrower middle section. The building is located close to Staniforth Road, with pedestrian access via steps from that highway and level access from Frederick Street. A car park area is located behind the building again accessed off Frederick Street. The remainder of the site contains play areas and planted areas. Outside areas associated with the centre are to be fenced off with a 2.4 metre high security fence.

RELEVANT SITE HISTORY

There have been two recent approvals for development on this site both relating to community use:

03/03041/FUL; Planning permission was granted for the erection of a nursery school and provision of play area and parking accommodation by the Area Board of 17 November 2003.

98/01467/OUT; Planning permission was granted for the erection of a building for use as a well being centre with recreational social, community and health facilities.

SUMMARY OF REPRESENTATIONS

One letter has been received requiring confirmation of boundary treatment as per the earlier approval adjacent to the rear gardens of houses on Barnardiston Road and ownership of a boundary wall. The security fence is welcomed.

PLANNING ASSESSMENT

Planning Policy

The site falls within an Open Space Policy Area in the Unitary Development Plan and its characteristics are such that it is considered to represent informal recreational space. Relevant policies that relate to the development of Open Space are LR4, LR5 and LR7. LR4 seeks to protect open space from built development where it makes a valuable contribution to the environment or is needed for outdoor recreation. LR5 sets criteria for assessment of development in Open Space Areas, and it is considered that none of those criteria are breached by this proposal. Policy LR7 requires replacement of open space lost to non- recreational development, and seeks to prevent provision of open space within the catchment area falling below minimum guidelines.

Policy BE5 states that ‘Good design and the use of good quality materials will be expected in all new buildings’

The proposal would result in the loss of a green space which is considered to make a valuable contribution to the local environment, would further reduce open space provision in an area which is already below minimum guidelines, and does not propose replacement open space elsewhere. As such the proposal is contrary to the aims of Policies LR4 and LR7, represents a Departure from the provisions of the Development Plan, and has been advertised as such.

Section 54A of the Town and country Planning Act 1990, states that development proposals should be determined in line with the requirements of an adopted Development Plan unless there are material considerations that indicate otherwise. A special case was put forward for the previous approval for a nursery (03/03041/FUL) and in this case also meets the needs of the local community and the site now also falls within a Housing Market Renewal (HMR) area. The special circumstances are examined elsewhere in this report.

In support of the principle of the development, Policy CF1 of the Unitary Development Plan promotes the development of community facilities, particularly where they would be for disadvantaged people, located where they are accessible to the community they are intended to serve, and are in an area where a shortage exists.

Loss of Open Space

The development will result in the loss of an area of Open Space which provides some benefits to the area being well maintained and contains a number of mature trees. It is not however well used due to its gradient and location adjacent to a busy road. Neither does it serve as a buffer between dwellings and traffic on Staniforth Road.

The development will not encroach onto the more useable, level area of Open Space to the north east of the tree belt. As originally submitted the parking area

36 was to the front of the site but this would, as well as the current proposals, result in the loss of some the existing tree belt. The current proposals includes the car park at the higher level of the site but this is not the full width of the site and the remainder of this tree belt will be retained or thinned to improve the better trees whilst trees with berries will have to be removed for safety reasons. Further planting is proposed for the site and the amount of open space encroached upon within the site is less than the nursery approval, (03/03041/FUL). Thus the retained and proposed landscape will provide a green backdrop as viewed from Staniforth Road.

Therefore, whilst it is acknowledged that the building will be the dominant feature, the proposals retain and provide a significant element of planting on the site, which is considered to minimise the impact of the loss of open space. Although Darnall has a level of Open Space provision that is below the minimum guideline in terms of both formal and informal which will be further reduced by this proposal, the loss of open space has been accepted in principle by the previous approvals for development on this site. Both have been for the benefit of the community and the use of this site has also emphasised the lack of suitable development land. The site is well located within the Darnall area with good public transport links. Darnall is recognised nationally as having one of the lowest average annual incomes, a high percentage of one parent families and low attainment. Early intervention provided by the centre will assist children and parents in countering such problems and provide links with the adjacent school.

Design Issues

The original proposals for the building included a similar footprint to the current scheme but the building was also set further back up the site with the car park adjacent to Staniforth Road for security. A series of mono pitched roofs and rendered block work facing materials were also proposed.

As the site is in the Housing Market Renewal area it was considered that a sustainable building of high quality design, prominent on, and responding to the street scene was required. The previously approved nursery was also set close to the highway. Following negotiations with the applicant the footprint of the building has been brought closer to Staniforth Road making use of site contours and considerable improvements have been made to the external appearance of the building. A mixture of brick and render facing materials are proposed with wooden window frames and a suitable brick will help to connect with the local character. Strong eaves detail emphasises the ‘gull wing’ pitches of the roof which fall to a central valley along the middle of the building.

A prominent and articulated entrance corner creates architectural interest on the street scene. This includes an extension to the roof to provide a canopy supported with columns over the front entrance which is accessed from steps off Staniforth Road and via a level route from Frederick Street. A public sitting/milling area is proposed in front of the building leading to the entrance steps.

37 To provide security for the centre a 2.4 metre high security fence will be erected around the play areas, main car park, and north west and north east boundaries but is excluded from a the main entrance area.

Sustainability features of the design include an air source heat pump and green or brown roof. Windows and columns will be of wood, a sustainable material.

The building details now concur with Policy B5 of the Unitary Development Plan and is thus acceptable in visual amenity terms.

Amenity Issues

The building is located a minimum distance of approximately 23 metres from the closest houses on Barnardiston Road. These houses are set lower than the site but the building is not considered to be highly visible from them, being single storey and taking into account the separation distance and landscaping along that boundary.

A limited amount of disturbance could potentially occur to residents on Barnardiston Road due to the location of the outdoor play area within 6 metres of the rear gardens of properties on that street. However these rear gardens are 15 metres long, and this, with landscaping will limit the prospect of such disturbance. Security of residents of Barnardiston Road will be aided by the 2.4 metre high fence on the common boundary.

Highways and Transportation Issues

The site is in a location that is accessible by public transport with regular services along Staniforth Road. To ensure that visitors by public transport can safely access the site the footpath on the western edge of Frederick Street will be upgraded and resurfaced.

Vehicular access from Frederick Street is acceptable and the level of car parking considered appropriate. The design of the parking spaces incorporates 4 disabled spaces and a turning head for traffic on Frederick Street. Disabled parking is mainly located outside the security fence to allow ease of access to the main entrance. Parking is set behind the building but is over looked from the building and partly secure.

Access Issues

As stated above level access will be provided from Frederick Street making use of natural gradients with adequate parking.

Other Issues

Concern has been expressed about the security of the building. The South Yorkshire Police Architectural Liason Officer has recommended that the 2.4 metre high boundary fence should be see-through with access gates of the same specification. The front of the building should be kept as open as

38 possible to allow natural surveillance from Staniforth Road, similarly landscaping around the secure car park should be low.

These recommendations are in part incorporated into the design of the proposal and details such as landscaping and the type of fence can be Conditioned.

CONCLUSION AND RECOMMENDATION

The proposal represents development of an Area of Open Space, as identified by the Unitary Development Plan. Its development is contrary to the aims of the Unitary Development Plan Policies in respect of Open Space, and is therefore a Departure from the provisions of the Development Plan. Section 54A of the town and Country Planning Act 1990 requires developments to be in accordance with policies of an adopted Development Plan unless there are material considerations that indicate otherwise. It is not however of a scale, nature or significance to require referral to the Secretary of State.

The proposal will bring substantial benefits to the community in terms of child care for 0-5 year olds and family support and other additional services. This is important for Darnall Ward an area of the City that is particularly disadvantaged at present. It will also foster strong links with the adjacent school.

The proposal is considered to have minimal impact upon the amenities of neighbouring residents and whilst some trees will be lost to the development, the proposals include retention of as many trees as possible with additional planting. Details and location of the building have been significantly amended from the originally submitted proposals and development now consists of a high quality building forming part of the streetscape fronting the main highway. Sustainable features are to be incorporated into the design. The setting of the building will be further enhanced by the above landscape details. One of the aims of the HMR area is new high quality development and this proposal will complement these aims.

The site is in an accessible location, and provides safe access to the highway with an appropriate level of car parking. Disabled persons facilities are also incorporated into the design and layout of the site.

Thus whilst the proposal is contrary to Open Space policies of the Unitary Development Plan, it is considered that in this instance that the benefits to the local community in Darnall and the aims of the HMR represents a material consideration of significant weight for support of the application. The proposal thus concurs with Policies BE5, CF1 of the Unitary Development Plan

A late round of consultations has been undertaken in respect of the amended plans and any late representations will be reported to the Board. Subject to the receipt of any representations it is therefore recommended that the Area Board approve the application subject to conditions

Case Number 06/02627/FUL

Application Type A Full Planning Application

Proposal Erection of 91 residential units, to include 58 dwellinghouses, 24 apartments, 9 bungalows with associated road works and landscaping (Norfolk Park Site 8)(As plans dated 1/11/06)

Location Land Between St Aidans Road And City Road St Aidans Road Sheffield

Date Received 29/06/2006

Team CITY CENTRE AND EAST

Applicant/Agent AXIS Architecture

Recommendation GRA/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 The existing trees within the site of the development, other than the trees indicated for removal on the plans, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree other than the afore- mentioned trees 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.

40 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.

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

In the interests of the amenities of the locality.

5 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.

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

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

7 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.

8 The buildings shall not be used unless provision has been made within the site for accommodation of delivery/service vehicles in accordance with plans to be submitted to and agreed by the Local Planning Authority. Thereafter, all such areas shall be retained free of all obstructions, including the storage, display and depositing of materials, packaging or other objects so that the service yard is fully available for the parking, turning and manoeuvring of delivery/service vehicles.

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

41 9 The dwellings shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the dwellings commencing, and shall thereafter be retained.

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

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

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

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

3. A time bound programme of implementation.

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

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

11 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.

12 Prior to commencement of development, details of the siting and design of bin stores shall have been submitted to and agreed in writing by the Local Planning Authority. Such bin stores shall be implemented prior to the occupation of the houses they would each serve and be retained thereafter.

In the interests of the amenities of the locality.

13 The details of the vehicle turning areas adjacent to the access to Anchor Point and the City Road footpath link respectively, are not approved. Prior to the commencement of development, details of the turning heads shall have been submitted to and agreed in writing by the Local Planning Authority. The approved turning heads shall be implemented prior to the occupation of any dwelling and retained thereafter.

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

42 14 The driveways of plots 50 to 57 inclusive are not approved. Prior to the commencement of development, details of the driveways shall have been submitted to and approved in writing by the Local Planning Authority. Such driveways shall be implemented prior to the occupation of plots 50 to 57 and retained thereafter.

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

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

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

16 Prior to works starting on site construction details of the new highway and existing highway areas, which need to be reconstructed, including lighting and drainage details shall be submitted to and agreed in writing by the Local Planning Authority.

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

17 Prior to works starting on site details of the lighting for the private parking courts 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.

18 The surface water discharge from the site shall be reduced by at least 20% compared to the existing peak flow. Detailed proposals for surface water disposal, including calculations to demonstrate this reduction shall be submitted to and agreed in writing by the Local Planning Authority prior to works commencing on site.

To ensure satisfactory drainage arrangements.

19 No buildings/structures shall be erected within 3.00 metres of the public sewer.

To ensure satisfactory drainage arrangements.

20 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.

43 21 The dwellings shall not be occupied unless the approved sound insulation measures detailed in the noise impact assessment dated 13 November 2006 have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.

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

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

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments H5 - Flats, Bed-sitters and Shared Housing H7 - Mobility Housing BE5 - Building Design and Siting GE15 - Trees and Woodland T8 - Pedestrian Routes

Attention is drawn to the following directives:

1. As the proposed development will involve the closing/diversion of a highway(s) you are advised to contact the Principal Engineer of Highway Information and Orders, Development Services, Howden House, 1 Union Street, Sheffield, S1 2SH, as soon as possible.

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

44 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.

5. The applicant should be aware that a legal agreement has been completed in respect of this proposal.

Site Location

LOCATION AND PROPOSAL

The application site lies at the top end of the Norfolk Park Area of the city, close to City Road. The site is vacant, having been cleared of three tower blocks some time ago. The site is gently sloping, grassed until about halfway across, where it drops down steeply to St Aidans Road. There are trees on the slope that lie either side of St Aidans Road. To the north of the site is housing in the form of private terraced and semi-detached properties and Anchor Court, which is sheltered housing. To the east is housing associated with City Road and St Aidans Drive. However, there are some commercial uses within the housing along City Road, notably a car repairs and dealer and a stone mason. There is a footpath link between City Road and the site at the north-east corner that links in to the footpath

46 network that runs along the north, west and east of the site. Part of this is included in the Norfolk Park Heritage Trail.

To the South is further vacant land and trees, across St Aidans Road and to the west is housing with Norfolk Park beyond, at a lower level. The site slopes down towards the south-west and there are good, long distance views available across the city.

The application before members has been amended a number of times as part of negotiations with your officers. As originally submitted, the proposal was a full planning application for 97 dwellings, being 64 houses and 2, 3 and 4 bedrooms, 24 apartments of 2 bedrooms and 9 bungalows, also having two bedrooms.

The layout, as originally submitted, showed dwellings laid out between St Aidans Way and the houses on City Road. The embankment on the western side, on the opposite side of St Aidans Drive would remain undeveloped apart from six houses at the bottom of the slope fronting on to St Aidans Road. There would be two accesses into the site, from St Aidans Drive and also St Aidans Close, which would both serve a semi-loop road layout, which ends in a cul-de-sac on one side and also serves Anchor Court on the other. Most of the dwellings front onto this internal road loop.

The footpath link between City Road and Norfolk Park has been retained, but it would be longer as it curves around with the loop road, rather than taking the existing, more direct route, across the north of the site.

As part of the proposal, the mature trees on the west facing embankment would be kept.

The original proposal has been amended after negotiations with the applicant and the proposal before members retains the same road layout, with modifications, particularly to the dimensions of turning heads. There have also been improvements to the design of some of the dwellings, but the main feature of the amended scheme is the omission of the six houses at the bottom of the site that fronted onto St Aidans Road. These houses were unacceptable because this part of the site was excluded from development in the Norfolk Park Masterplan and is also considered to be a ‘greenfield’ site that has not been previously developed. Placing housing here would have been contrary to national guidance in PPG3. The amended scheme is now for 58 houses, 24 apartments and 9 bungalows, being 91 dwellings in total.

The applicant has submitted a statement in support of this proposal, which can be summarised as follows:

- There are good pedestrian links and public transport services close to the site. - Supertram is only 500 metres from the site. - Views across the site to the west have been exploited. - Green corridor is established through the site. - A mix of private and social housing is proposed.

47 - Sustainable building materials would be used. - ‘Lifetime’ homes are included for people with disabilities, designed to mobility standards.

REPRESENTATIONS

28 letters of objection have been received from local residents:

- Plots 58 to 63 at the lower end of the site should be deleted as they are outside of the area of former development and this is part of a green space. - Loss of the Norfolk Park Heritage Trail. - House types at plots 58 to 63 are not in keeping with the area. - Extra traffic in the area will make the existing situation worse. - Floods at the lower end of the site can be severe when there is heavy rain and much better drainage is required. - Loss of privacy affecting houses fronting on to City Road because the proposed dwellings are too high. - Proposal is a considerable improvement on the three tower blocks that have been demolished. - Confusion about boundaries of site and concern over ownership of some parcels of land. - This will restrict access by emergency vehicles to Anchor Lodge. - Noise and disturbance.

- The scheme will have a detrimental impact on vehicle and pedestrian safety, particularly during morning and evening peak periods. - Loss of trees, green space and wildlife. - The new road will become a shortcut for cars. - The overall design is out of keeping with the area.

Councillor Julie Dore has written in support of an objection letter from a resident which states:

- Development too high. - Loss of privacy. - Detrimental impact on Norfolk Heritage Trail. - The exploitation of views across the site doesn’t take account of existing residents. - Will houses be suitable for people with disabilities? - Extra pressure on school places. - Increases in crime.

Members should be aware that the vast majority of objections received relate to the impact on the rear of houses fronting City Road and six houses on St Aidans Road.

PLANNINING ASSESSMENT

Policy

The adopted Unitary Development Plan for Sheffield (Unitary Development Plan) shows that the whole of the site is allocated as a housing policy area. Policy H10 confirms that housing is the preferred use in such areas. Also, the Norfolk Park Development Master Plan identifies this site as specifically being for new housing development as site 8.

Policy H14 – Conditions on Development in Housing Areas states:

- New buildings should be well designed in scale and character with neighbouring buildings. - The site should not be overdeveloped or deprive residents of light, privacy or security. - Safe access and appropriate off street car parking should be provided. - There should be no noise, pollution or other nuisance.

Policy H15 – Design of New Housing Developments – states that easy access to homes should be provided, there should be adequate garden space and footpath links.

Policy H16 – Open Space in New Housing Developments expects open space to be provided on site or a commuted sum to be paid to improve existing off-site provision.

Policy H5 – Flats, Bedsits and shared Housing requires living conditions to be satisfactory for occupants and neighbours, there should not be a concentration of flats that would cause a serious nuisance and there should be appropriate off- street parking.

Policy H7 – Mobility Housing – States that a proportion of new development should meet the local needs of people with disabilities.

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

Policy GE15 – Trees and Woodland – encourages the retention of mature trees and hedgerows and replacements to offset losses.

Policy T8 – Pedestrian Routes – encourages the safety, convenience and attractiveness of footpaths.

National guidance in PPG3 states a preference for development on ‘brownfield’ or previously developed sites.

49 The application as amended, proposes development on the site of the three former tower blocks. The six houses on the lower edge of the site on the ‘greenfield’ site have been removed.

PPG3 also encourages new housing to be built at a density of between 30 and 50 houses per hectare. This application as amended, has a density of 30 dwellings per hectare, which is acceptable, given that a considerable part of the site is the embankment and line of trees which will not be developed.

Site Layout

The line of St Aidans Drive remains largely unaltered apart from where a road junction would be created to link into the proposed loop road. St Aidans Drive would continue to serve Anchor Court and a turning area would be enlarged at the entrance to this.

At the end of St Aidans Drive, five bungalows are proposed on the west side, their rear gardens dropping down to the gardens associated with houses on St Aidans Road , which are at a lower level. The gardens of the proposed bungalows are 12 metres deep and there is a distance of 35 metres between proposed and existing dwellings.

The internal loop road mainly serves two and three storey houses, but on the corner, close to the new junction at St Aidans Drive are three blocks of flats of three and four storeys high. A cul-de-sac is created close to the footpath link with City Road. At this point, the flank wall of a two storey house is five metres from the rear garden of 414 and 416 City Road but there are 30 metres from the flank of this to the off-shot extensions of the two existing properties.

Further houses and bungalows are proposed along the boundaries of the long rear gardens. The gardens associated with the proposal range from 9 to 12 metres deep but the gardens of the City Road houses are all at least 29 metres long. The nearest the existing and proposed houses would be is 39 metres.

Local residents on City Road have objected to the proposal stating that there would be a loss of privacy but given the distances involved, it is considered that this would not occur.

Most of the houses adjoining those on City Road are served by the new road extension from St Aidans Close. This road also serves houses between existing dwellings on St Aidans Close and the loop road which are two and three storeys high.

The diverted footpath runs along the loop road before dropping down the embankment towards Norfolk Park. The Norfolk Park Masterplan encourages the incorporation of boulevards, or wide roads with mature trees. This has been achieved along the loop road and this takes advantage of long distance westerly views across the city.

50 The layout is considered to be acceptable. The arrangement of the proposed buildings is good in that there is space around buildings and amenity space. Also, there would be no overlooking or loss of privacy between existing and proposed residents nor would there be within the site.

Design, Massing and External Appearance

A mix of buildings are proposed in the form of bungalows, 2 and 3 storey houses and 3 and 4 storey flats. The highest buildings are concentrated within the site, at the western edge, overlooking the embankment dropping down to St Aidans Road. Lower development tends to be at the edge of the site. This arrangement means that there would be no element of overdominance within the site or affecting existing neighbouring properties.

The surrounding houses on St Aidans Road and City Road are brick or stone terraced or semi-detached houses, built in a traditional approach. The design and external appearance adopts a more contemporary approach similar to that on existing development sites within the Norfolk Park Master Plan area. There is a mix of pitched with shallow mono-pitch roofs, with elevations broken up by varying external treatments, balconies and metal features. The palette of materials includes buff and grey facing brick, cedar boarding, grey roof tiles and aluminium standing seam roof covering. This would closely reflect the design of existing new development in Norfolk Park, so the quality already found to be acceptable would be continued at St Aidans.

It is considered that the design and massing is acceptable in accordance with the policy criteria set out in this report.

Landscaping

There are existing mature trees with additional planting at the top of the embankment that drops down from St Aidans Drive to St Aidans Road. These will not be affected by the development and will be retained. There are groups of semi-mature trees on the opposite side of St Aidans Drive and four trees on the opposite side of the site near to the footpath link with City Road that would be lost as part of the proposal. However their loss would receive adequate compensation in the form of tree planting along the loop road/footpath link leading down towards Norfolk Park. The road would be wider here to allow trees to be planted on either side to create the ‘boulevard’ approach encouraged by the Norfolk Park Masterplan.

Additional planting would be introduced throughout the site which would be controlled by appropriate conditions.

It is considered that the provisions of policy GE15 of the Unitary Development Plan have been met.

Highways, Parking, Access And Transport

51 The site is well served for public transport and there would be footpaths linking the proposal with City Road, Norfolk Park and the open space to the south. Also, Supertram is about 500 metres away.

The specifications of the road layout are acceptable apart from two turning heads, where some detailed improvements are required. However, adequate control can be imposed by way of an appropriate condition. There is one access into the site from St Aidans Drive where a new junction will be introduced and a second access from the end of the existing cul-de-sac at St Aidans Way. The road will link a number of internal junctions that will keep vehicle speeds to a minimum and the new junction on St Aidans Drive will also reduce vehicle speeds.

Car parking is provided at either one or two spaces per dwelling, depending on whether or not the dwelling is a flat or a house, which accords with the Council Guidelines.

The Norfolk Park Heritage Trail runs through the northern part of the site and as part of the proposal, this will be diverted in line with the road system. This would become an attractive, tree lined route incorporating good views across the City and the diverted route is considered to be acceptable.

The highways layout and parking provision are considered to be acceptable.

Open Space Provision

A commuted sum is required under policy H16 of the Unitary Development Plan to provide off site improvements to open space in the vicinity of the site. The sum required in this instance is £101,553. Control of this money will be extended by way of a Planning Obligation and the distribution of the money would be the responsibility of the Area Panel.

Noise & Disturbance

Next to the south eastern boundary of the site, near to the existing cul-de-sac at St Aidans Way, is a memorial trade premises which has a large dust extractor fan, which causes significant noise when in use. This can be heard from the existing houses so would be even louder for future residents because houses are proposed next to this extractor fan.

A noise survey has been submitted that concludes that intermittent noise does cause disturbance, but mitigation measures can be put in place to reduce the noise to an acceptable level. There is also low level noise from traffic and the vehicle repair centre nearby but the noise survey shows that these background noise levels are acceptable.

With respect to the extractor fan mitigation measures can bring the noise down to an acceptable level and these measures would be the installation of an acoustic enclosure fitted around the unit, specific double glazing to nearby houses and acoustic screen fencing to adjacent properties. This action is considered to be acceptable and can be controlled by appropriate conditions, in terms of the

52 proposed dwellings, however the works to the fan are to third party property, and will need to be the subject of a Legal Agreement.

There are no other noise issues.

Affordable Housing

This application was submitted prior to the adoption of the new Affordable Housing Criteria, so that does not apply to this proposal. However, the tenure of 38 dwellings would be social housing, which is a significant contribution to affordability in this area.

Mobility Housing

Nine ‘lifetime’ bungalows are included as part of the proposal. These will be fully accessible by people with disabilities, including wheel chairs and will be specifically targeted for this sector of the community.

Flooding

This is of great concern to people living along St Aidans Road at the lower end of the site and photographic evidence of severe flooding along this road and in existing houses has been submitted. The appropriate authorities have been consulted due to the serious flooding that has occurred. Conditions would be attached to any consent and one would require a reduction in surface water discharge, which would help reduce any future flooding.

RESPONSE TO REPRESENTATIONS

A response to most of the representations has been given in this report. However, a number of comments are still appropriate.

Plots 58 to 63 have been deleted.

It is appreciated that the roads outside the site are well used, particularly during the morning and evening peak periods, but the number of vehicles generated by the application are unlikely to make this significantly worse.

The height of the proposal would not significantly affect the houses on City Road.

Any confusion over site boundaries and land ownership has been resolved.

The new road layout would not affect access by emergency vehicles to Anchor Lodge.

The new road would not be a shortcut for cars as there is no through route.

There would be no pressure on school places because there is sufficient capacity at existing schools.

53 SUMMARY AND RECOMMENDATION

This is a cleared site previously occupied by three tower blocks. The lower part of the site dropping onto St Aidans Road is green space and the earlier proposal for six houses here has been deleted from the application.

The proposal, as amended, is for 91 dwellings being a mix of building types including bungalows, houses and flats, which would be from single to four storeys in height. The design of the dwellings would be contemporary, extending the quality already established in other areas of the Norfolk Park housing redevelopment access and parking provision is safe and acceptable.

The problem with noise from the extractor fan can be resolved by attenuation at source. There would be contributions to social and mobility housing and trees and landscaping would be an attractive feature of the area. A commuted sum for offsite open space improvements would be required and this would be controlled by a legal agreement.

The proposal is considered to be acceptable and meets the policy criteria set out in this report. The application is, therefore, recommended for conditional approval subject to the submission of a legal agreement relating to the off site open space contribution, and the noise attenuation works.

RECOMMENDATION

Grant conditional subject to Legal Agreement

HEADS OF TERMS FOR LEGAL AGREEMENT

1. The developer shall pay, on or before the commencement of development, the sum of £101,553 to be used by the City Council towards the enhancement of Open Space within the vicinity of the site.

2. The developer shall enter into an agreement with K’s Memorial Service of 484 City Road, to effect a scheme of sound attenuation works to the dust extraction fan system within their premises to the south-east of the site

Case Number 06/03010/FUL

Application Type A Full Planning Application

Proposal Erection of 14 flats in 1 x four-storey block with basement parking (Amended scheme)

Location Curtilage Of 268 Ecclesall Road South Sheffield S11 9PS

Date Received 31/07/2006

Team SOUTH

Applicant/Agent Metropolitan Homes Ltd

Recommendation Grant Conditional 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 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 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction 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.

4 No trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub is removed or destroyed or damaged to such a degree that in the opinion of

55 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.

5 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.

6 The apartments shall not be used unless the sight line bearing the dimensions 2.4 x 6.00m has been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 600mm above the level of the adjacent carriageway.

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

7 The flats shall not be used unless the car parking accommodation for 17 cars as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

8 The 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 There shall be no gates or barriers erected at the means of access to the site unless otherwise agreed in writing by the Local Planning Authority.

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

56 prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

11 The access width shall be minimum of 5 metres from the first 5 metres into the site from the highway boundary.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

14 Prior to the commencement of development details of the tree protection zone shall have been submitted to and agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H5 - Flats, Bed-sitters and Shared Housing H14 - Conditions on Development in Housing Areas H16 - Open Space in New Housing Developments BE5 - Building Design and Siting GE15 - Trees and Woodland

Attention is drawn to the following directives:

1. The applicant should be aware that a legal agreement has been completed in respect of this proposal.

Site Location

LOCATION AND PROPOSAL

The application site lies in the Ecclesall area of Sheffield and is occupied by a large, imposing three and four storey Victorian house, which is set back from the road. This siting is typical of houses on this side of Ecclesall Road South where houses are set back from the road frontage with large gardens at the front containing mature trees. The site rises from the front to the rear.

There are mature trees and landscaping along all boundaries and a number of the trees, particularly to the south west of the site, are protected by a Tree Preservation Order.

All neighbouring uses are residential.

The large house at the rear of the site has been vacant for some time and the land in front of it was originally part of the garden but this has been recently covered by a hard surface.

The application, as amended, is for a single block of flats rising to three storeys to eaves with accommodation in the roof, located in the front part of the site. There would be 14 flats within this building and there would also be a basement car park. In front of the proposal there would be parking for 3 visitors. Access to the site would be from the existing access at the front off Ecclesall Road South, which would also serve the development already approved at the rear, on the site of the vacant house.

This proposal represents as variation, by the addition of an extra storey to a planning permission granted in October 2005 for the erection of 10 flats.

RELEVANT HISTORY

99/01493/OUT: Outline application for four houses in front of existing house. Granted.

01/01531/FUL: Demolition of dwellinghouse and erection of seven houses. Refused and dismissed at Appeal.

02/01860/REM: Reserved matters application for four houses in front of existing house. Granted.

02/03032/FUL: Demolition of dwellinghouse and erection of four storey block of flats. Granted.

03/00570/FUL: Amended scheme for erection of four storey block of flats at rear and two storey flats at the front. Refused but allowed on Appeal.

03/02767/FUL: Amended scheme for erection of four storey block of flats. Granted.

04/02643/FUL: Scheme for three blocks of flats at 264 to 268 Ecclesall Road South. 39 flats were proposed and this was Refused. An appeal was submitted against this decision but was Dismissed.

05/01469/FUL: Amended scheme for 10 flats at the front of the site in one block. Granted.

REPRESENTATIONS

Four letters have been received from local residents:

- not enough car parking - cars, particularly visitors, will park on the road - vehicle access is unsafe – not enough visibility – should be two exit - concern over possible loss of trees facing Ecclesall Road South - change to character of the area - loss of privacy/overlooking affecting houses across Ecclesall Road South from the site.

PLANNING ASSESSMENT

Policy Issues

The adopted Unitary Development Plan shows that the application site is part of the housing policy area and Policy H10 states that housing is the preferred use.

The application is for flats and Policy H5 deals with such accommodation, stating that a concentration of flats should not cause serious harm to residents, living conditions should be satisfactory and appropriate off-street car parking should be provided.

Policy H14 deals with conditions on development in housing areas and new buildings should be well designed and in scale and character with existing buildings. The site should not be overdeveloped, deprive residents of light, privacy or security or cause serious loss of garden space that would harm the character of the area. There should be a safe access to the public highway, no danger to pedestrians and appropriate off-street car parking.

Policy BE5 expects a good design and good quality materials. The trees within the garden area of 268 Ecclesall Road South are, in part, covered by a Tree Preservation Order and Policy GE15 encourages the retention of trees and woodland.

PPG3 – Planning and Housing – encourages the development of land that has already been built upon or ’brownfield’ land. This site falls into this category and PPG3 also encourages development to be within a range of 30 to 50 dwellings per hectare. In this instance the amended scheme of 14 flats on the site would result in a density of 54 dwellings per hectare, which although marginally in excess of the PPG guideline is considered acceptable in this instance.

The most important consideration here is the impact of the proposed density upon the character of the area, which is dealt with below.

Siting, Massing, Design and External Appearance

The Board will note from the planning history that the site at 268 Ecclesall Road South has consent for flats at the rear, to replace the existing large house and for

60 two smaller blocks at the front. There is also outline and detailed consent for four detached houses.

There is also planning consent for amalgamating the two smaller blocks at the front into one building (05/01469/FUL). The siting of the proposal is virtually the same as that approved under 05/01469/FUL and the design would also be similar. However, there are differences. The new application shows a building which is three storeys high to eaves with accommodation in the roof and a basement car park. This is in excess of the earlier consents for flats at the front of the site, which were for two storeys of flats to eaves, accommodation in the roof without a basement car park.

In assessing the impact of development at this part of the site (including the land at the rear), a consistent approach has been taken in that the larger block of flats at the rear should dominate the site, with a lower block at the front being subservient. The earlier consents achieve this by the falling land levels towards Ecclesall Road South and keeping the height reduced by one storey. In this new application, the proposed building is three-storeys to eaves with a basement car park, which is the same height as the approved building at the rear. The applicant has submitted information in support of the proposal, which shows that the finished floor level of the ground floor is 2 metres lower than the earlier consents. The basement car park would be dug into the ground. This means that the height of this proposal would be 1 metre higher than the earlier consents. The supporting information includes a detailed comparison between existing consents and the proposal and a three dimensional image of the proposal set against the approved block of flats at the rear with both shown fronting onto Ecclesall Road South.

The applicant has demonstrated that the impact on the street scene would be very similar because the building would only be 1 metre higher than earlier consents, which would be negligible on a building of this size. It is noted that there are mature trees along the frontage that would be retained, which provide screening when viewed from the front. It is therefore considered that the impact on the street scene would be acceptable and that the block of flats at the rear would remain the dominant building.

With respect to the design and external appearance, the principle of the design has already been established by earlier planning consents.

The block rises to three storeys to eaves with a further floor of accommodation in the roof. The front and rear elevations have an expressed gable at either side with a further recessed, centrally located gable. There are eight balconies at both the front and the rear and these elevations are balanced and symmetrical. The side elevations have columns of windows rising to the eaves with two small dormers at roof level and four velux windows. All elevations would be of part natural stone finish with ashlar stone features with some light coloured render.

The proposal would be cut into existing ground levels and, where necessary, light wells would be created to allow natural light into flats at the lowest level. An acceptable amount of communal garden area would be available for future residents.

The design and external appearance is considered to be acceptable, and will not impact adversely on the character of the area, therefore being in accordance with the Unitary Development Plan policy criteria set out earlier in this report.

Impact on the Amenities of Existing and Future Residents

There are windows in all elevations and the main issue in assessing this aspect is loss of privacy. The Council has taken a consistent approach in assessing loss of privacy and has used a minimum distance of 21 metres between habitable room windows facing each other. In this instance, 21 metres lie between the proposed block and the approved block at the rear, within the site, so there would be no loss of privacy here.

Across Ecclesall Road there is in excess of 30 metres between existing and proposed dwellings and a line of mature trees would screen the proposal from Ecclesall Road South. Facing 270A Ecclesall Road South is also a garden of mature trees and landscaping that would not allow views into the garden.

The siting of this building would be very similar to earlier consents and it is considered that this revision is consistent with those and would not result in any loss of privacy.

Landscaping

A Tree Preservation Order exists on trees that lie within the curtilage of 268 Ecclesall Road South. These lie along the boundaries of the site at each side and the trees to be retained as part of this proposal reflect those to be retained as part of earlier planning consents. A small number of trees on the Tree Preservation Order would be lost but, again, this reflects previously agreed tree losses.

There is sufficient distance between the proposed flats and the retained trees to ensure that the roots and canopies would not be affected. The scheme as originally submitted showed light wells too close to the required root protection zone of trees along the side of the site, but this has been amended to an acceptable level.

Also, the applicant has shown on the plans that additional landscaping would be introduced to complement and enhance retained planting. The details of this would be controlled by conditions.

Consequently, it has been demonstrated that the Tree Preservation Order is being respected in line with earlier consents and this will be enhanced by extra planting. There is, therefore, no conflict with Policy GE15 of the Unitary Development Plan.

Highways, Parking and Transportation

Access into the site would be retained at the same point from Ecclesall Road South, although this would be widened to 5 metres to allow two-way traffic to occur. The existing internal driveway would be retained and improved to serve the

62 flats. The residents parking would be contained within the basement and there would be 3 visitor spaces at the front.

The gradient into the basement car park was shown as 1 in 7.5 in the original submission, at its steepest. This has been improved to 1 in 9, as part of the amended scheme and this is considered to be acceptable given the short distance involved.

The access details and parking provision (one space per flat, plus visitor spaces) is considered to be acceptable with parking provision in line with Council guidelines. There are good bus services along Ecclesall Road South into the City Centre and a bus stop is located close to the site.

Open Space

There is sufficient space within the site for private amenity space for the future residents but Policy H16 of the Unitary Development Plan requires that a commuted sum for off-site open space improvements be paid on housing schemes of 5 dwellings or more. In this instance, a sum of £4,975 would be required, the distribution of the money being the responsibility of the Area Panel. The submission of the money would be controlled by a planning obligation.

RESPONSE TO OBJECTIONS

Most of the objections have already been addressed in this report, but a number of responses are still required.

The entrance into Ecclesall Road South is safe, with acceptable visibility in both directions.

The character of the area would not change over and above that agreed as part of earlier consents.

SUMMARY AND RECOMMENDATIONS

This application is for a block of flats and sited at 268 Ecclesall Road South. There is a history of planning consents on this site and the siting, design and external appearance is a close reflection of those previous consents.

The block would be three storeys high to the eaves with a fourth storey of accommodation in the roof space. The design and external appearance of the building is the same as previously approved. There would be windows in all elevations and balconies on the front and rear elevations of both buildings. The external treatment would largely be of stone with some render. The proposal is acceptable in terms of its impact on the amenities of neighbours, the retention of trees is acceptable and additional landscaping will be introduced. The parking and access arrangements are also acceptable. It is noted that the height has been minimised by lowering the finished floor level of an earlier, similar consent by 2 metres, so the impact of this application is comparable with earlier approvals.

63 The application is therefore recommended for conditional approval subject to the signing of a legal agreement controlling the submission of the commuted sum for off-site open space improvements.

HEADS OF TERMS FOR LEGAL AGREEMENT

The developer shall pay, on or before the commencement of development,, the sum of £4975 to be used by the City Council for enhancement of open space within the locality of the site.

Case Number 06/03031/FUL

Application Type A Full Planning Application

Proposal Retention of fence and paved driveway

Location 204 Chippinghouse Road Sheffield S7 1DR

Date Received 02/08/2006

Team SOUTH

Applicant/Agent Mr Nazir

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that owing to their inappropriate design, height and materials the retention of the two side boundary fences, and paved areas within the front garden are detrimental to the character of the Nether Edge Conservation Area, and as such are in conflict with Policies BE15 an BE17 of the Unitary Development Plan for Sheffield.

Site Location

LOCATION AND PROPOSAL

The application site comprises a stone, detached dwelling house and garage and is located within the Nether Edge Housing and Conservation Area, as defined by the Sheffield Unitary Development Plan adopted 1998. This area is covered by an Article 4(2) Direction that restricts certain permitted development rights.

This is a retrospective planning application seeking permission for the retention of 2 wooden fences along the side boundaries of the property, and the paved driveway and path within the front curtilage of the site. Unauthorised works to the steps to the front entrance door have also occurred.

66 The erection of the boundary walls and fences and the construction of the driveway and path were bought to the attention of Enforcement Officers, which resulted in the submission of this application.

SUMMARY OF REPRESENTATIONS

One letter of representation has been received in relation to this application. The objections raised in this representation are as follows:

- The works have materially changed the appearance of the property and have involved the removal of original features such as edging tiles. - The new paving has been constructed using a material that is unsympathetic to the property and covers more area than the original. Similarly, the boundary wall and fencing and the walls enclosing the raised flowerbeds are also unsympathetic. - The development makes a mockery of the Conservation Area and insults the local residents that have complied scrupulously with its requirements.

PLANNING ASSESSMENT

Policy

The application site lies within the Nether Edge Conservation Area and as such has been assessed in line with the following Unitary Development Plan Policies:

Policy BE15

“ Development which would harm the character or appearance of Listed buildings, Conservation Areas or Areas of Special Character will not be permitted”

Policy BE17

“ In Conservation Areas and Areas of Special Character high standard of design using traditional materials… will be expected for: (b) alterations and extensions to existing buildings; and encouraged for: (c) repairs to buildings, walls, roads and footpaths.”

The retention of the boundary fences and paving of the driveway and path, including the steps would not preserve or enhance the character and appearance of the Conservation Area. The fences are stained timber with decorative lattice panels constructed on a low artificial stone wall and the paving, steps and edging tiles are reconstituted stone in a yellow colour. The Nether Edge Conservation Area characteristically has natural stone boundary walls and natural stone paving with traditional edging tiles. Stained wooden fencing with concrete posts and reconstituted stone paving, steps and edging tiles are not traditional to the Conservation Area and do not reflect its special character.

67 The loss of traditional features such as edging tiles and the introduction of foreign materials threatens the character and value of the Conservation Area and is in direct conflict with the purpose of the Article 4(2) Direction.

Design

The fences are approximately 1.2m in height and consist of horizontal wooden panels with lattice tops attached to three vertical concrete posts per boundary. The fences are not of appropriate quality in terms of its design and the materials do not reflect the character of the subject dwelling, street scene or Conservation Area as a whole.

SUMMARY AND RECOMMENDATION

The application for the retention of the boundary fence and wall, paving and edging tiles would detrimentally affect the character of the Nether Edge Conservation Area and would be contrary to Policies BE15 and BE17 of the Sheffield adopted Unitary Development Plan.

It is for the above reasons that this application is recommended for refusal and that Members are requested to authorise the Assistant Chief Executive of Legal and Governance to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the side boundary fences and paving, including steps. Any subsequent replacement boundary treatment and paving would, by virtue of the Article 4(2) Direction, require Planning Permission.

Case Number 06/03263/FUL

Application Type A Full Planning Application

Proposal Improvements/Alterations and Extensions to Crucible Theatre including:- a) Creation of new stage door entrance on Norfolk Street b) Construction of new plant room to eastern roof area (Amended plans received 10/11/06) c) Creation of 1/2 storey extension to Tudor Square elevation with Bar/Restaurant (including mezzanine level) and new main theatre entrance at ground floor and new function room and roof terrace at first floor d) Two-storey addition to Arundel Gate elevation

Location Crucible Theatre 55 Norfolk Street Sheffield S1 1DA

Date Received 25/08/2006

Team CITY CENTRE AND EAST

Applicant/Agent Burrell Foley Fischer LLP

Recommendation Grant Conditionally

Subject to:

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

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

2 Before development commences details of the construction programme between and within the two phases of the development shall have been submitted to and approved in writing by the local planning authority. These details shall specifically include a schedule for the replacement of the proposed temporary roof over the entrance lobby. Should any delays occur within any stage of the implementation of the agreed programme, for the erection of the first floor conference/function room facilities, then a more appropriate and permanent finish for the temporary roof, and timeframe for implementation, shall be agreed in writing by the local planning authority and thereafter carried out within the agreed timeframe.

69 In order to ensure an appropriate quality of development.

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

In the interests of the safety of road users.

4 Before the development is commenced, full details of proposals for the phased 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 relevant phase of 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 Before any phase of the development is commenced the following samples, for that relevant phase of development, shall have been submitted to and approved in writing by the Local Planning Authority:

1) proposed facing materials 2) proposed roofing materials 3) proposed windows and doors 4) proposed fascia materials 5) proposed soffit materials 6) proposed balustrade materials

Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

6 Large scale details, including materials and finishes, at a minimum of (1:20) of the items listed below shall be approved in writing by the Local planning Authority before the commencement of development:

1) Windows 2) Window reveals 3) Doors 4) Eaves and verges 5) External wall construction

70 6) Balconies

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

In order to ensure an appropriate quality of development.

7 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.

8 Prior to commencement of works, details of the extent and specification of brick/stone repair and cleaning shall have been submitted to and approved in writing by the Local Planning Authority and shall thereafter be carried out in accordance with the approved details.

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

9 The rainscreen cladding shown on the proposed plant room is not hereby approved and before development commences revised details, showing a finish to match the existing roof material and pattern, 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 order to ensure an appropriate quality of development.

10 The alterations to the paved and stepped area and urban realm fronting and within Tudor Square, shown on the proposed plans, are not hereby approved and before development commences revised details, including ramps, landings, steps, seating, paving alterations and replacements and gradients 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 order to ensure an appropriate quality of development.

11 Before each phase of development commences relevant details of manifestation to proposed glazing shall have been submitted to and approved in writing by the Local Planning Authority and they shall be in place before the relevant building is brought into use

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

12 The entrance doors to the bar/restaurant are not hereby approved and before development commences revised details shall have been submitted

71 to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with these details

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

13 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 in writing 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

14 The building shall not be used unless the access and facilities for people with disabilities shown on the plans and to be agreed within future details to be approved within the relevant conditions have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

15 Noise from the plant and equipment sited on the roof shall not exceed 10 dB below background, in all octave band frequencies at the nearest noise sensitive building. A written scheme of works shall be submitted to and approved by the Local Planning Authority prior to installation and once in place this standard shall be maintained.

In the interests of the amenities of the locality and surrounding sensitive uses

16 Before the use of the proposed new bar/restaurant fronting Tudor Square for Food and Drink purposes (Use Class A3/A4) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey,

be capable of restricting noise breakout from the Use Class A3/A4 use to the street to levels not exceeding:

( i) the background noise levels by more than 3 dBA when measured as a 15 minute LAeq

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

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

In the interests of the amenities of the locality and surrounding sensitive uses

17 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:

Be carried out in accordance with an approved method statement 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 surrounding sensitive uses

18 Amplified sound or live music shall only be played within the building in such a way that noise breakout to the street does not exceed:

(i) background noise levels by more than 3 dBA when measured as a 15 minute LAeq (ii) any octave band centre frequency by more than 3 dB when measured as a 15 minute Leq when measured at the façade of the nearest noise sensitive building.

Unless otherwise agreed in writing by the Local Planning Authority

In the interests of the amenities of the locality and surrounding sensitive uses

19 The restaurant/bar shall only be used between 0800 hours and 0030 hours on any day.

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

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

73 In the interests of the amenities of the locality and surrounding sensitive uses

21 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 surrounding sensitive uses

22 No amplified sound or live music shall be played nor shall loudspeakers be fixed at any time outside the building within the proposed outdoor eating and/or drinking area.

In the interests of the amenities of the locality and surrounding sensitive uses

23 The fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open.

In the interests of the amenities of the locality and surrounding sensitive uses

24 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; i) been carried out; or ii) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the buildings are brought into use or to an alternative timeframe to be agreed in writing.

Highway Improvements:

The adopted highway adjacent to the building and or to the perimeter of the site should be reconstructed to comply with design criteria provided by either the Urban Design & Environmental Planning section or to comply with Sheffield City Council's 'Urban Design Compendium', to be determined by the Local Planning Authority.

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.

25 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.

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

In the interests of satisfactory and sustainable drainage.

27 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 (three) metres either side of the centre line of the water mains, which cross the site

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

28 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0 (three) metres either side of the centre line of the sewers, which cross the site

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

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

To ensure that the development can be properly drained

30 Unless otherwise agreed in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul water drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

31 Before development commences plan form details of the link junction between the new entrance/conference structure and the existing building shall have been submitted to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with these details thereafter

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

LR3 - Development in Business: Institution: leisure Areas BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest BE19 - Development affecting Listed Buildings SP1 - A City for People SP2 - Sheffield as a Regional Centre SP3 - A City Centre for People

Attention is drawn to the following directives:

You should apply for a consent to:-

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

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

3. 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.

4. The applicant is advised that the signage indicated on the submitted drawings is not approved as part of this permission and will require separate Advertisement consent. To discuss arrangements for obtaining such consent, and to request application forms, the applicant should contact the Planning, Transport and Highways on Sheffield (0114) 2734215.

Site Location

INTODUCTION

Before the Crucible Theatre was built the site comprised relatively modest Georgian and Victorian terraced houses and showrooms. The surrounding context contained the Lyceum Theatre (Grade Two*) and the Graves Art Gallery (Grade Two), both of which are still in evidence today, set to the east of the area now known as Tudor Square.

Renton, Howard, Wood and Associates designed the Crucible Theatre, construction of which commenced in 1969 and was completed in 1971. The building represented an extremely ambitious project at this time and had a significant architectural impact, being unlike anything else created within the city. It was constructed of dense concrete blocks, an innovative and rare use of this material during this period, as was the use of bronze coloured fibreglass panels with an ‘old penny’ metallic appearance.

The form of the building continued the theme of uniqueness, departing from the urban structure of the city, creating a building visible from at least four different sides as a three dimensional composition, with the topography of the land allowing different perspectives from each angle.

From the point of view of post war theatre buildings the Crucible Theatre is widely regarded as the most successful manifestation of Sir Tyrone Gutherie’s internationally acclaimed thrust stage format. This allows the building’s geometry as a whole to emanate from the ‘’point of command’’ on the thrust stage and then manifest through the octagonal geometry of the main auditorium and rear stage, becoming freer as the geometry follows through the foyers.

The Twentieth Century Society and the Theatres Trust, among others, have recently recommended the Crucible Theatre for listing and the assessment of the proposals within the following report are considered in anticipation of this listing being successful.

LOCATION

The site on which the Crucible Theatre is located has a sloping topography, ensuring the three western facing elevations do not share the level of external exposure enjoyed by the three eastern facing elevations. These east facing elevations have historically enjoyed commanding views over the Sheaf Valley, views that can still be gauged from certain areas.

The eastern side of the Crucible is bound by a dual carriageway, Arundel Gate, and by the quieter Norfolk Street to the northwest, on its south side by the Lyceum Theatre and to the southwest by Tudor Square.

The Crucible is unique for many reasons within its locality but at present one of these reasons is that it is currently the only unlisted significant building facing Tudor Square. The Lyceum Theatre (Grade Two*) and the Graves Art Gallery (Grade Two) flank the eastern side of the square whilst the Ruskin Building (Grade Two) flanks the majority of the western side.

Directly facing the Tudor Square elevation of the Crucible is the recently built and inspiring Winter Garden, which, as with the Crucible in the late 1960’s, represent a bold and significant break from established architecture within the city. There are also further listed buildings in the surrounding locality, most notably St Marie’s Church and Presbytery (Grade Two), set across Norfolk Street to the west. The site also forms part of the wider City Centre Conservation Area.

PROPOSAL

The theatre has, over time, become somewhat confused and overshadowed within its more illustrious surroundings and whilst its internal layout is the main catalyst for its recommendation for listing, the external elevations, most notably to Tudor Square, have become tired and low in profile and scale, whilst the enclosing masonry walls and dark tinted glass give the building a somewhat introverted aspect, in conflict with its public role and profile.

The chief design requirement for the external envelope of the building is to create stronger presence on the Tudor Square frontage. It is therefore proposed to erect a single storey restaurant/bar structure with a terrace over facing the Ruskin building. The main purpose of this bar/restaurant is to help ensure the future viability of the Crucible Theatre, as whilst this restaurant can be used in connection with the theatre, it can also operate as a separate unit not bound by the opening hours of the main theatre.

It is also proposed to create a new two-storey entrance/function room facing into the centre of Tudor Square, there is also a single-storey link to join the two proposed Tudor Square additions.

A two-storey extension is to be added to the southern elevation facing onto the tower of the Lyceum Theatre. This element of the proposal will accommodate a new public lift and circulation route. It will result in the existing envelope of the buildings being pushed out by 2.4 metres.

The Norfolk Street elevation will cater for a new stage door arrangement including new copper cladding, in order for equal access to be achieved. The proposal will also incorporate new plant equipment to the roof area fronting Norfolk Street.

It is also a desire to alter the forecourt of the building fronting Tudor Square, the main goal of this would again be to facilitate better access to the building, whilst significant internal alterations will further improve facilities for all users.

The proposal will be carried out as a phased development. The new entrance, plant room and south extension, facing the Lyceum tower, will be carried out within the first phase of the development, with the bar/restaurant and further additions coming within phase two of the scheme. In part the phased approach to the scheme is due to funding but, it also allows for the safeguarding of the World Snooker Championships, a key and prestigious event for the promotion of the city of Sheffield.

SUMMARY OF REPRESENTATIONS

There have been three letters of representation. Two letters raise the following points:

- Noise should not be created outside normal working hours, it was also noted that the Crucible already creates some noise nuisance.

79 - Access should be maintained to the service yard of the Central United Reformed Church

The third letter is in support of the proposal but does ask that the view of the Lyceum tower be retained from Norfolk Row.

English Heritage

English Heritage opposed the scheme in its initial form due to the potential impact on surrounding historic buildings and the Crucible Theatre itself.

Comments included

‘The proposed architecture’s vocabulary does in some respects follow the original aesthetic of the building, such as the use of fair-faced block work. However, in other respects the use of currently fashionable detailing, such as frameless glass curtain walling, fails to harmonise. We would question the desire to make a distinction between new and existing. The new aesthetic appears to dominate the existing palette, especially to Tudor Square’.

Since these comments the proposal has been amended (refer to plans received on 10 November 2006) and it is anticipated that these amendments will allow for a more positive response from English Heritage. Revised comments will be presented at Area Board.

Conservation Advisory Group (CAG)

CAG stated that the new extensions could reduce weaknesses to the building. Concern was expressed however in respect of the initial scheme, particularly relating to the damage to the integrity of the existing building, and the unsuccessful fusion between the old and new. Concern was also expressed regarding he impact on the Lyceum tower.

As with English Heritage comments the scheme has been amended, with CAG comments informing the direction of these amendments. Due to timeframes it has not been possible to present the alterations to CAG.

The Theatres Trust

The Theatres Trust has written in support of the proposed scheme. Comments included:

‘ The Trust recognises that ancillary functions such as proposed here provide valuable additional income and the improvements will make the theatre appear more inviting and encourage pedestrians into the square’.

‘ We are particularly pleased to see that some attention is to be given to improving front of house accommodation, which currently is rather inadequate. These works will provide much needed upgraded facilities’.

80 The Twentieth Century Society

Comments included that the society was not overly concerned with the exterior and felt that the extension and more pronounced entrance was not objectionable.

Sport England

‘The applications involves a number of alterations to improve the functioning and overall appearance of the Crucible Theatre’.

PLANNING ASSESSMENT

Policy Issues

The site is identified as lying within a Business: Institution: Leisure Area. Policy LR3 Development in Business: Institution: Leisure Areas sates that the provision of a bar/restaurant (Use Class A3/A4) is acceptable in this locality.

Policy BE16: Development in Conservation Areas states that new development will preserve or enhance the character or appearance of the Conservation Area.

Policy BE17: Design and Materials in Areas of Special Architectural or Historic Interest, explains that, in conservation areas, a high standard of design using traditional materials will be expected.

The Urban Design Compendium identifies the theatre as a non-listed significant building, contributing to the character of the area, however as the building is in the process of being assessed for listing, and due to the number of listed buildings within the vicinity, it is also felt necessary to take account of Policy BE19: Development Affecting Listed Buildings.

Policy BE19 states that proposals for internal or external alterations to a listed building will be expected to preserve the character or appearance of the building.

Policy BE19 also states that development affecting the setting of a listed building will be expected to preserve the character and appearance of the building and it’s setting.

One of the main aims of the Unitary Development Plan is to bring about the regeneration of the City Centre. The City Centre is seen as 'a focus for regeneration, promotion of investment and improvements to the environment'. This is formalised in Policy SP2(A) which states that the regeneration of the City Centre as the major commercial and cultural centre of the City will be promoted and SP3 'The City Centre' will be encouraged as a focus for the social, economic and environmental regeneration of the City.

Design Issues

The initial design raised some issues particularly in respect of the visual impact of the plant room and the integration of the new entrance and particularly the

81 bar/restaurant with the original architectural grain of the theatre. Following negotiations with the applicants revised details have been submitted to address some initial concerns.

Phase One

Entrance/Function Room

As previously identified the original architectural impact expressed by the external elevations of the theatre have suffered. This is most apparent on the Tudor Square elevation, which has become increasingly tired and low in profile and scale. This elevation can also be criticised due to its enclosing masonry walls and dark tinted glass, creating an introverted aspect, and a confused perception for users of the building. One reason for this confusion is a lack of a clear hierarchy, particularly in respect of the entrance onto Tudor Square.

As well as alterations to rationalise internal spaces, phase one incorporates a structure that is to provide a new entrance at ground floor with a conference/function room above, the first floor is also to incorporate a small terrace.

The ground floor entrance will be recessed and will project into Tudor Square one metre less than the existing entrance lobby, the first floor will then project a further 4.4 metres into the square. One of the key requirements for this function room is the potential to create an audition room in the future, this has defined the square footage required for this space.

It is considered vital to ensure the external fabric of the building, in terms of both materials and form, informs and significantly influences the proposed extensions, this is least evident within the entrance structure which gives a clear but measured distinction between old and new.

The lower floor provides for a high level of glazing, allowing the building to open itself to Tudor Square and present a clear entrance route into the building, further improved by internal alterations. The oversailing first floor presents much needed height and presence to Tudor Square, which was previously lacking, this is further achieved by subtle backlit signage, which in addition reduces the heat gain into this south facing conference area.

In respect of detail this element, as with the overall scheme, is considered to be of the highest quality with varying glazing sizes and details and materials reflective of the City Centre Conservation Area and potentially listed Crucible Theatre.

The structure, as well as creating a much more distinctive and welcoming presence onto Tudor Square, also allows for a much stronger and complimentary relationship to be drawn with the surrounding buildings, whilst in partnership with the Winter Gardens provides both the northern and southern ends of Tudor Square with striking contemporary architecture.

Arundel Gate Extension

This extension will face onto the corner tower of the Lyceum Theatre, although a ten metre gap between these structures will be retained. This addition will result in the existing envelope of the building being pushed out by 2.4 metres and will present a coherent extension in terms of reflecting the external language of the building, although the architect does achieve a subtle contemporary statement with the use of a motif of horizontal cut-out slot windows, allowing light into and out of circulation areas.

The structure wraps around the building in a way that reflects the existing geometry, whilst a simplified palette of materials will ensure an extension, which again increases the profile of the building, but also integrates with ease.

The Plant Room

The initial plant room design caused officers concerns in respect of its prominence, particularly from Norfolk Street. The applicants have subsequently revised this element of the scheme and the new plant room now sits much more comfortably in its proposed location. This plant room will sit below the eaves of the main roof section and in from the main Norfolk Street elevation. This plant room will also reflect the form of the existing roof and be clad in matching copper oxide.

Whilst plant rooms are not the most desirable additions to buildings their necessity has resulted in the architects achieving a minimal impact upon the building whilst reflecting the form and detail of the existing roof.

Phase Two

Tudor Square Bar/Restaurant

As with the proposed new entrance/function room extension the bar/restaurant is designed to give the Crucible Theatre strong and welcoming presence to Tudor Square. This element of the scheme is single storey with a roof terrace above, connecting with the new conference facilities at first floor, whilst also retaining the ability to operate separately from the theatre use, ensuring maximum flexibility.

This addition creates some extra height through the balustrade serving the terrace but also ensures that it does not challenge the new entrance feature in terms of the elevation’s architectural hierarchy. The addition carries through much of the already established themes, in terms of building form and design and is reflective of the Arundel Gate extension, again reflecting the existing geometry, with a simple palette of materials already evident on the building.

The extension does present some varying detail and articulation to ensure visual interest is created and some contemporary touches, although modest, are in place to create some distinction between old and new, again the use of horizontal cut-out slot windows is a welcome approach, whilst the recessed glazing within the bar/restaurant frontage softens this elevation.

Stage Door Extension

The alterations to the stage door will allow level access, whilst again reflecting the form and material already evident throughout the building. It therefore represents a welcome addition.

Impact on Lyceum Theatre

Care has been taken to ensure that the integrity of views to the Lyceum Theatre, particularly the tower, are not significantly interrupted by the proposed extensions. The architect has turned the new function area 90 degrees to reduce its projection and therefore allow some breathing space, although minimal, between the structures when viewed from Norfolk Row.

It is acknowledged that this relationship is sensitive and with the aid of the visual image provided by the applicant, it is on balance considered to be acceptable.

Design Summary

Individually and collectively the additions are welcomed, they not only improve the profile and external perception of this key building but also present vast improvements to the accessibility and sustainability of the theatre.

In addition it is also proposed to give existing elements of the building a face lift, which includes re-cladding areas of the building that have become tired or weathered and cleaning the existing brickwork.

Conservation Area Consent

The amount of demolition proposed is minimal and necessary to accommodate the proposed additions and improve access for all users. For the reasons highlighted above it is viewed that the proposals are of a quality worthy of this sensitive location and therefore the limited demolition work is justified.

Advertisement and Signage

The authority has not received an advertisement application but from the visuals and supporting statements it is clear that promotional displays and Crucible signage will be proposed on elements of the new elevations. Whilst the principle of this is understood and welcomed a full assessment will need to be made when the relevant applications are submitted.

Sustainability

The applicants have incorporated sustainability measures within their supporting statement. The report highlights the features that will be incorporated within the building to ensure, for example, water conservation and that flue emissions will be limited. The report also identifies that new plant equipment will be selected to ensure noise impact is minimal and below existing background noise.

The incorporation of such features and the obvious thought that has been given to sustainability measures is welcome and reflective of the continuing importance placed on such issues within the city.

Effect on residential amenities

There are some residents within the vicinity most notably across Norfolk Street. The incorporation of modern plant and equipment will reduce any noise created by the site to acceptable levels, which will be welcome. This will be secured through a planning condition.

Conditions will also be imposed on the bar/restaurant use to limit the noise impact on residents to acceptable levels, most notably through the control of hours.

Highway Issues

The existing building provides no parking and the additions will also not result in available spaces. It must be noted, however that the land in ownership of the applicant is restricted to an extent that makes this provision unobtainable. The site however is highly sustainable in a prominent city centre location with several public car parks and individual parking bays in the locality, as well as easy access from several modes of public transport.

In relation to the increased demand for parking spaces the additions to the theatre, except for the bar/restaurant are not envisaged as generating a significant number of new users due to the nature of the alterations. The bar/restaurant is also not viewed as creating many new vehicle movements, as it is likely to be used by people already using other facilities within the area.

Public Realm Issues

The scheme also incorporates several alterations to the private forecourt and public realm fronting Tudor Square. The final layout details of this area have not yet been finalised. It is hoped that this issue can be resolved before Area Board. If necessary, given the limited about of works, the local planning authority is confident, that this matter can be resolved within the planning conditions.

These alterations will ensure a greater ease of access into the building and through Tudor Square.

Public Art

A condition will be attached requesting details of proposed public art in connection with the carrying out of the different phases of development.

RESPONSE TO REPRESENTATIONS

Whilst it is not anticipated that works will commence outside reasonable hours, powers under the Control of Pollution Act 1974 ensure the relevant environmental section can control this issue, a directive will be attached to any approval.

Vehicle access to surrounding service yards through the blocking up of Norfolk Street is again not considered to be an influence on the outcome of this application and falls within the control of the councils highways section should it become an issue. Given the scale of development it appears unlikely.

SUMMARY AND RECOMMENDATION

The Crucible Theatre, although architecturally significant, has over a period of time become confused and overshadowed within its more illustrious surroundings and, whilst its internal layout is the catalyst for its recommendation for listing, the external elevations, most notably to Tudor Square, have become tired and low in profile and scale.

The proposed additions will create a careful balance between conservation and contemporary architecture, whilst improving the profile of the building, particularly to Tudor Square. The design also creates an identifiable hierarchy of architecture ensuring a greater sense understanding for users.

The scheme also allows for vastly improved access facilities, ensuring its continued use as a significant national venue, whilst the incorporation of a restaurant will allow a degree of flexibility and ensure much needed revenue.

The scheme will also provide public art and public realm improvements, whilst given its highly sustainable location, it is not envisaged to cause any highway issues.

The proposals will enable the Crucible Theatre to expand its activities and ensure its long-term future, thereby maintaining its status as one of the leading theatres in the country. The proposals are therefore recommended for approval subject to the listed conditions.

Case Number 06/03270/CHU

Application Type Planning Application for Change of Use

Proposal Use of land as external eating/drinking area in connection with Class A3 use (units 8 & 9)

Location The Plaza 8 Fitzwilliam Street Sheffield S1 4JB

Date Received 18/08/2006

Team CITY CENTRE AND EAST

Applicant/Agent Rosalynn Try-Hane

Recommendation Grant Conditionally

Subject to:

1 The use shall cease on or before the 13th of November 2008 unless otherwise authorised in writing by the Local Planning Authority

In order to reassess the use and the impact on the amenity of nearby residents.

2 Within two months of this decision, details of a management strategy shall be submitted to and approved in writing by the Local Planning . The strategy shall include:

(a) A management regime to include details of staff monitoring of the outside seating area; (b) Details of furniture storage.

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

3 The external seating areas identified on the approved plan shall only be used between the hours of 0800 and 2230 hours on any day and the furniture shall be stored away by 2300 in accordance with the details required by Condition 2(b).

In the interests of the amenity of the area.

4 Amplified sound or live music shall only be played within units 8 and 9 in such a way that noise breakout to the Plaza or the street does not

87 exceed: a) background noise levels by more than 3 dBA when measured as a 15 Minute LAeq, and b) any octave band centre frequency by more than 3dB when measured on a 15 minute Leq, when measured at the facade of the buildings opposite.

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 permissin 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

Site Location

LOCATION AND PROPOSAL

The Plaza is the ground floor retail/commercial centre at the northern end of the largely residential West One complex, which is prominently located to the west of the City Centre within the Devonshire Quarter. It fronts Fitzwilliam Street to the east, Cavendish Street to the West and Convent Road/Glossop Road to the north. There are currently twelve units facing onto The Plaza and a thirteenth located at the junction of Convent Walk and Cavendish Street. Of the 13 units, six are in A3/A4 (restaurant/café/bar) use with the remainder benefiting from retail use.

This is a full planning application for change of use of part of the Plaza to provide outdoor seating to units 8 and 9, Las Iguanas, although there is a recent approval for outdoor seating for the Plaza as a whole (see below). The proposed outdoor

89 seating area reflects the existing situation which is broadly defined by the landscape treatment within the Plaza as there is a change in paving materials from the areas immediately adjacent to the units to the main thoroughfare through the Plaza.

This application follows planning approval in August 2003 for outdoor seating to units 1/2, 8/9, 10, 13 and 15, which was granted for a temporary period of one year. The approval expired on 30th September 2004 and since that time, the outdoor seating was provided without the benefit of planning permission.

RELEVANT PLANNING HISTORY

There is an extensive planning history relating to West One and the Plaza, the most relevant of which is summarised below:

06/03155/CHU An application for change of use of part of the Plaza to provide outdoor seating to unit 3 (Bar 23), units 8 and 9 (Las Iguanas), unit 10 (Antibos) and unit 15 (Utopia) was approved on 14 November 2006.

06/02865/CHU An application for the use of the Plaza adjacent to units 1 and 2 (Vodka Revolution) as an outdoor seating area with 8 tables is awaiting determination.

06/02884/CHU The change of use of units 11 and 12 from retail (use class A1) to uses A3 and A4 (restaurant and drinking establishment) was refused in October 2006 on the basis that additional food and drink uses within the Plaza would lead to unacceptable noise and disturbance.

06/02190/FUL An application to vary condition no. 2 (as imposed by planning permission 05/03077/FUL) to extend the opening hours of the bar/restaurant at unit 3 (Bar 23) until 0000 hours was approved in August 2006.

05/03077/FUL Permission was granted in September 2005 for the use of unit 3 as a restaurant (class A3) and bar (class A4) with a 2300 hours closing time.

05/01183/CHU The use of unit 3 and part of unit 2 as restaurant (class A3) was approved in July 2005 (2300 hours closing time).

05/00561/CHU Consent was granted for the use of West One’s former leisure and fitness suite (The Cage) as offices (use class B1) in June 2005.

03/01573/CHU An application for outside seating areas in association with class A3 uses (food and drink) within the Plaza was approved in August 2003. Conditions were imposed requiring the seating areas to units 1 and 2 to be used only between 0900 hours and 1930 hours on any day and, at units 8/9, 10, 13 and 15 to be used only between 0800 hours and 2230 hours on any day.

00/01269/FUL Consent for the erection of flats, basement car parking, retail units (A1), offices (A2), restaurants/bars (A3), leisure (D2) medical centre (D1) and crèche (D1) (amended scheme) was granted in February 2001.

SUMMARY OF REPRESENTATIONS

2 objection letters were received in connection with the proposed outdoor seating area. The concerns raised include:

- the noise generated by people eating and drinking within the Plaza is disturbing to residents, particularly during the summer months when it is necessary to leave apartment windows open. - time restrictions imposed on the use of the outdoor seating area are unlikely to be adhered to as it is difficult to move people indoors during a meal. - Las Iguanas outdoor seating area continued to be used, late into the evening, after the previous planning permission had lapsed.

PLANNING ASSESSMENT

Policy Context

While part of the Plaza lies within the Central Shopping Area, the application site lies within a designated Housing Area and a Housing Priority Zone as defined in the Unitary Development Plan. Policy H10 of the Unitary Development Plan (Development in Housing Areas) identifies housing as the preferred use of land in such areas. Food and drink uses are considered to be acceptable provided that they are not so large or numerous that they cause disturbance to people living there.

Policy H14 of the Unitary Development Plan (Conditions on Development in Housing Areas) states that new development or changes of use will be permitted provided that they: occupy only a small area and will not lead to a concentration of non-housing uses, which would threaten the residential character of the area; not lead to air pollution, noise, smell, excessive traffic levels or other nuisance or risk to health and safety for people living nearby; and be on a scale consistent with the residential character of the area.

The Unitary Development Plan pre-dates the approval and construction of West One and it is for this reason that the Plaza lies within both the Central Shopping Area and a Housing Area. However, West One was intended as a mixed-use development that incorporated both housing and commercial uses at ground floor.

This application relates only to the provision of an outdoor seating area in connection with units 8 and 9, Las Iguanas. This unit has been operational as a restaurant for some time and the principle of its use is not an issue for consideration as part of this application, albeit that it is entirely appropriate in this location. Given that the provision of outdoor seating is ancillary to the main use of the units, the principle of external seating is also considered entirely in accordance with current planning policy.

West One lies within the Devonshire Quarter and the Urban Design Compendium notes the vision for this area is to create a vibrant urban village with a mix of uses.

91 It is also relevant to acknowledge the City Centre Living Strategy, adopted by the Council in April 2004, which seeks to address the shape and direction of residential development within the City Centre. Section 4.8 of the CCLS relates to the living conditions for residents and acknowledges the possible tension between housing and night-time uses.

Guideline 10 of the CCLS relates to the residential amenity of residents in relation to extension of hours to A3 hours and notes that in certain Quarters, the amenity of residents during night-time hours is considered to be important. Within the Devonshire Quarter, the guidance recommends that bars only open until 0030 and restaurants to 0100. The CCLS guidelines pre-dated the most recent licensing laws and did not anticipate the current licensing situation. However, in October 2005 the Council adopted Interim Planning Guidance on Night Time Uses, which sought to pre-empt the introduction of the Licensing Act 2003 and its intention that no closing hours should be specified unless there are exceptional circumstances to limit the hours of opening. The IPG identifies two areas where time limits should be placed, in the Heart of the City/Cathedral and the Broomspring Area of the Devonshire Quarter. This application lies within the Broomspring Area of the Devonshire Quarter where it is determined that hours of use should be specifically restricted to no later than 12.30am. Whilst this is not an hours of use application, it is relevant to acknowledge that this area is sensitive to late-night uses.

Impact on the Amenity of Adjoining Residents

It is acknowledged that West One was intended as a mixed-use development and bars and restaurants within the Plaza are important in this regard, adding to the vitality and viability of the complex as a whole. However, this must also be balanced with preserving an acceptable level of residential amenity for those living in West One.

Outdoor seating within the Plaza has been operational since planning permission was granted in 2003, which permitted outdoor seating to units 1 and 2 (now Vodka Revolution) between the hours of 0900 and 1930 and to units 8/9 (Las Iguanas), 10 (Antibos), 13 and 15 (Utopia) between the hours of 0800 and 2230.

The Environmental Protection Service have considered the proposal in the context of the potential for noise and disturbance and advise that they have no objection to the principle of continued outdoor seating within the Plaza, subject to a condition restricting their hours of use to 11pm. They have also provided a list of complaints received in respect of units within the Plaza, which is summarised in the table below. It is acknowledged that these complaints relate to those issues that can be addressed by EPS so that complaints regarding general noise and disturbance are not recorded:

Complaint Number Date Premises Description of complaint

213201 26/08/2003 Revolution Noise breakout from bar 231560 05/07/04 Las Iguanas Acrid smell from extract system 232495 15/07/04 Antibos Odour and noise 265583 25/10/04 Antibos Odour and noise from extract fan 7 days a week until 2am 257117 19/07/05 All restaurants Odour and noise 248257 30/03/05 Las Iguanas Cooking odours making clothes smell 274492 09/03/06 Antibos Odour and noise can’t open windows 281481 13/06/06 Bar 23 Noise from customers using external seating area 284935 21/07/06 Las Iguanas Noise from customers using external seating area

It is evident that of the nine complaints in three years in relation to premises within the Plaza, seven relate to noise in general and only two specifically to noise from the outdoor seating areas.

It is considered that the proposed outdoor seating area adds to the vitality and vibrancy of the Plaza and is appropriate within this mixed-use city centre location. It is reasonable to assume that residents within city centre locations cannot expect suburban standards of quietness, especially at night although it is still necessary to have regard to their amenity. With appropriate management and conditions limiting the hours of use, it is considered that outdoor seating areas are appropriate in this locality and will not be sufficiently detrimental to the amenity of residents within the Plaza to warrant their removal.

EPS recommend that the proposed seating area is restricted to 2300 but in the interests of balancing the needs of residents, and given that the previous permission granted approval subject to their use between 0800 and 2230, a condition is recommended to limit the hours of use of the proposed outdoor seating to between 0800 and 2230 with all seating to be removed by 2300. It is also recommended that planning permission be granted for a temporary period of two years to allow the Council to monitor the situation with regard to noise and management. This replicates the conditions imposed by application 06/03155/CHU for outdoor seating to units 3 (Bar 23), 8 and 9 (Las Iguanas), 10 (Antibos) and 15 (Utopia) (approved on 14 November 2006).

Access Issues

The Council’s Access Officer raised no objection to the outdoor seating areas given that they are currently in operation and raise no specific issues.

SUMMARY AND RECOMMENDATION

The proposed outdoor seating area is considered to enhance both the vitality and viability of the Plaza, while the introduction of conditions in respect of hours of use and management will ensure that the outdoor seating is not detrimental to the

93 amenity of residents within West One. It is therefore recommended that members grant consent subject to the following conditions.

Case Number 06/03351/CAC

Application Type Conservation Area Consent Application

Proposal Partial demolition to accommodate improved disabled facilities and extensions to building

Location Crucible Theatre 55 Norfolk Street Sheffield S1 1DA

Date Received 16/08/2006

Team CITY CENTRE AND EAST

Applicant/Agent Burrell Foley Fischer LLP

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

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

Attention is drawn to the following justifications:

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

BE16 - Development in Conservation Areas

95 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

For report see 06/03263/FUL

Case Number 06/03430/LBC

Application Type Listed Building Consent Application

Proposal Alterations and extensions to hotel including demolition of 2 no. conservatories

Location Mosborough Hall Hotel High Street Mosborough Sheffield S19 5AE

Date Received 13/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mr John Lee

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 This development shall be carried out in complete accordance with the approved plans 05-104 (01) 001 Rev PL0, 05-104 (02) 001 Rev PL0, 05-104 (06) 001 Rev PL1, 05-104 (07) 001 Rev PL1, 05-104 (08) 001 Rev PL1, 05- 104 (09) 001 Rev PL1, 05-104 (07) 002 Rev PL1, 05-104 (04) 001 Rev PL0, (received 13th November 2006) unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

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 the following items shall have been submitted to and approved by the Local Planning Authority:

97 a) Schedule of repairs - specification of any repairs to the existing Listed buildings including walls, rainwater goods and other building elements and features; b) Abutment of the extension to the walls of the Listed Building; c) Rainwater goods; d) Areas of hard landscaping including footpath/roadway surfacing; e) External fixtures (e.g. lighting, security systems, ventilation fittings, etc.).

The development shall be implemented in accordance with the details hereby approved and thereafter retained.

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

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

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

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

Site Location

LOCATION AND PROPOSAL

Mosborough Hall Hotel is a Grade II Listed stone building that dates back to the mid seventeenth century. It was significantly remodelled in the early eighteenth century with additional mid nineteenth and twentieth century alterations and was converted to a hotel in 1976. The buildings are set within extensive grounds with mature planting to the boundaries with the trees protected by a Tree Preservation Order. It is accessed from a driveway from Hollow Lane via Mosborough High Street, which bounds the site to the north and west respectively. To the south and east, the site is adjoined by the gardens of properties on Hayes Drive.

99 The hotel comprises a series of individual buildings that are connected by extensions, which form a line of development adjacent to the northern boundary of the site. At the entrance to the hotel is the main building; a dominant 3-storey block constructed in stone with significant detailing and attractive sash and French window details to the south elevation. The east elevation to this building is also attractively detailed with sash windows and is highly visible to residents entering the hotel from the car park. Adjacent to this block is the ‘old hall,’ which is connected via a modern conservatory of domestic appearance that projects from the east elevation of the main building to the corner of the old hall. A modern two- storey stone built extension with a flat roof extends eastwards form the old hall from which a second modern conservatory projects adjacent to the existing entrance. A blue fabric ‘entrance’ canopy has been sited above the main entrance.

This is an application for Listed Building Consent for works to the Grade II Listed Mosborough Hall Hotel comprising the demolition of two conservatories to the front elevation and the erection of a new single storey link.

The structure is of a contemporary design comprising floor to ceiling glazing with alternating fixed and sliding panels set within an oak frame. It has a standing seam lead roof with a shallow sloping eaves pane clad in dressed lead sheet with traditional standing seam joints. The new hotel reception is accessed by a solid oak-panelled door with a secondary oak door to the restaurant reception. As well as providing new reception areas, the extension incorporates a new conservatory/lounge/bar area. Rather than abut the Old Hall, a frameless glazed courtyard is introduced to provide a separation between the new conservatory and the historic building. This area will be hard landscaped with natural stone paviors with climbing planting to grow up the façade of the Old Hall as currently exists.

RELEVANT PLANNING HISTORY

There is an extensive planning history to this property, the details of which are summarised below:

03/02451/FUL Alterations and extensions to hotel building to form 03/02452/LBC additional bedrooms. Refused on 16th September 2003 on the grounds of over-development and over-bearing impact on neighbouring properties. 03/00614/FUL Alterations and extensions to hotel and function 03/00615/LBC suite (Amended scheme). Refused on the basis of an over- intensive use of the site on 25th June 2003. Decision appealed and appeal allowed on 2nd December 2003.

01/01167/FUL Alterations and extensions to hotel and function 01/01168/LBC suite. Approved 2nd July 2002.

96/00170/FUL Alterations and extensions to entrance foyer 96/00080/LBC Granted 11th March 1996

91/02019/FUL Erection of conservatory 91/02020/LBC Granted 18th March 1992

100

SUMMARY OF REPRESENTATIONS

The Listed Building application was advertised by site notice, press notice and neighbour notification. No specific comments were received in respect of the Listed Building application.

The following statutory consultations were received:

Conservation Advisory Group: The Group welcomed the loss of the existing conservatories, but felt that the footprint and scale of development and the design of the submitted scheme were inappropriate and the scheme would destroy the relationship of the outbuildings to each other.

PLANNING ASSESSMENT

Mosborough Hall Hotel was formerly a country house located at the centre of a group of historic buildings, which also includes Mosborough Hall Farm. The Listing details the interior and exterior of the main stone building and the old hall as well as the entrance gateway and boundary wall. They are generally in a good state of repair and have been used as part of the hotel since 1976.

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

The Listed Building Consent relates to the construction of a single storey extension to the south (front) elevation of the hotel. It is of contemporary design constructed in glass and oak with a natural metal standing seam roof. The extension projects from the east elevation of the main building and then extends in front of the old hall but is separated by an open courtyard area. It then re-connects with the bedroom wing, the modern two-storey stone built annexe to the west of the old hall. It projects to a maximum depth of 8.7 metres from the existing front façade of the old hall and extends to a width of approximately 19.5 metres across the south elevation. It is recessed to both the restaurant entrance, to ensure that the sash window to the east elevation is visible, and to the hotel entrance, to ensure an appropriate pedestrian space in front of the extension.

101 There are currently two modern domestic style conservatory structures attached to the east elevation of the main building and also to the bedroom annex, adjacent to the old hall, both of which detract from the character and appearance of the Listed Building. The proposed extension will facilitate their removal and in this respect, it will enhance the character and appearance of the Listed Buildings. Additionally, the extension has been designed to respect the form and appearance of the hotel in terms of both its construction and siting: i. The revised scheme is of a reduced depth to the extension originally proposed to ensure an appropriate relationship to the existing building. The restaurant entrance in particular is recessed to ensure that the ground floor sash window to the east elevation remains visible. ii. The extension is separated from the ‘old hall’ by an open courtyard area to minimise the impact on this historic part of the hotel. iii. The use of extensive glazing will ensure layered views of the historic building framed by the oak form of the extension. It is therefore considered that the proposed extension is constructed using high quality materials that will preserve the setting of the Listed Buildings.

It is therefore concluded that the extension will preserve and enhance the character, appearance and setting of the Listed Building, particularly in comparison to the existing conservatory structures and is a significant improvement upon the existing conservatory structures, which will be removed.

SUMMARY AND RECOMMENDATION

The proposed extension will preserve and enhance the character, appearance and setting of the Listed Buildings at Mosborough Hall Hotel. It is considered to comply with Policies BE15 and BE19 of the Unitary Development Plan and advice contained within PPG15 and is recommended for approval subject to the conditions listed.

102

Case Number 06/03431/FUL

Application Type A Full Planning Application

Proposal Alterations and extensions to hotel including demolition of 2 no. conservatories

Location Mosborough Hall Hotel High Street Mosborough Sheffield S19 5AE

Date Received 13/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mr John Lee

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.

4 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority, to include details of hard and soft landscaping. The scheme shall be carried

103 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.

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

In the interests of the amenities of the locality.

6 Prior to the commencement of development, a noise management plan shall be submitted to and approved in writing by the Local Planning Authority, which shall include at least the following details:

(a) The level of acoustic glazing to be installed to the extension; (b) The location and direction of any loudspeakers installed within the extension; (c) Provision of any conditioning units and details of any attenuation barrier, if required; (d) Repositioning of the existing noise limiter; (e) Details of noise monitoring in relation to functions/use of the proposed extension.

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

In order to protect the residential amenity of neighbouring occupiers.

7 Amplified sound or live music shall only be played within the extension in such a way that noise breakout to the street does not exceed:

i) Background noise levels by more than 3dB(A) when measured as a 15 minute LAeq,

104 ii) Any octave band centre frequency by more than 3dB when measured as a 15 minute Leq, when measured at the boundary of the site to the nearest properties on Hayes Drive.

In order to protect the residential amenity of neighbouring occupiers.

8 Prior to the commencement of development, further details of any external lighting to the extension shall be submitted to and approved in writing by the Local Planning Authority. Any lighting shall be designed in such as way as to not cause undue glare or reflection to any nearby properties. The lighting shall be implemented in strict accordance with the approved details and thereafter retained.

In order to protect the residential amenity of neighbouring occupiers

9 Prior to the commencement of development, details of the extent and specification of any brick/stone repair and cleaning following the removal of the existing conservatory structures shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the Listed Buildings is not damaged.

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

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas BE5 - Building Design and Siting BE15 - Areas and Buildings of Special Architectural and Historic Interest BE19 - Development affecting Listed Buildings

105

Attention is drawn to the following directives:

1. The applicant is advised that this permission relates to the construction of the extension and the immediately adjacent landscape works. The applicant is advised to contact Development Control to determine whether any further permission is required, with particular regard to the proposed decked area adjacent to the function suite on Sheffield 0114 273 4215.

Site Location

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LOCATION AND PROPOSAL

Mosborough Hall Hotel is a Grade II Listed stone building that dates back to the mid seventeenth century. It was significantly remodelled in the early eighteenth century with additional mid nineteenth and twentieth century alterations. It was converted to a hotel in 1976. The buildings are set within extensive grounds with mature planting to the boundaries with the trees protected by a Tree Preservation Order. It is accessed from a driveway from Hollow Lane via Mosborough High Street, which bounds the site to the north and west respectively. To the south and east, the site is adjoined by the gardens of properties on Hayes Drive.

The hotel comprises a series of individual buildings that are connected by extensions, which form a line of development adjacent to the northern boundary of the site. At the entrance to the hotel is the main building, a dominant 3-storey Georgian block constructed in stone with plinth, lintel and sill band detailing and attractive sash and French window details to the south elevation. The east elevation to this building is also detailed with sash windows and sill banding and is highly visible to residents entering the hotel from the car park. Adjacent to this block is the ‘old hall,’ and the two buildings are connected via a modern domestic style conservatory structure that projects from the east elevation of the main building to the corner of the old hall. A modern two-storey stone built extension with a flat roof extends eastwards form the old hall from which a second modern conservatory is sited adjacent to the existing entrance. A blue fabric ‘entrance’ canopy has been sited above the main entrance.

Vehicular access extends from Hollow Lane in front of the south elevation of the hotel buildings to a car park at the western end of the site.

This application proposes the removal of the two modern domestic style conservatories and their replacement with one single storey extension that joins the main building with the old hall and the modern two-storey bedroom wing. The extension is single storey and conceals the majority of the east elevation to the main building and projects to a maximum depth of 8.7 metres from the existing front façade of the old hall and extends to a width of approximately 19.5 metres across the south elevation. It is recessed to both the restaurant entrance, to ensure that the sash window to the east elevation is visible, and to the hotel entrance, to ensure an appropriate pedestrian space in front of the extension.

The depth of the extension has been revised since the original submission to ensure a more appropriate relationship to the Listed Building. The overall depth of the extension has been reduced by approximately 1 metre on the main facade and the restaurant entrance has been recessed to protect the adjacent sash window to the main building. The part of the extension comprising the hotel entrance has also been reduced in depth to ensure that an appropriate route through the site to the car park at the rear is maintained.

107 traditional standing seam joints which overhangs the glazed facade. The new hotel reception is accessed by a solid oak-panelled door with a secondary oak door to the restaurant reception. As well as providing new reception areas, the extension incorporates a new conservatory/lounge/bar area. Rather than abut the Old Hall, a frameless glazed courtyard is introduced to provide a separation between the new conservatory and the historic building. This area will be hard landscaped with natural stone paviors with climbing plants to grow up the façade of the Old Hall, as currently exists. The area immediately adjacent to the extension will also be re- landscaped to include improving the existing lawns and re-paving.

RELEVANT PLANNING HISTORY

There is an extensive planning history to this property, the most relevant of which are summarised below:

03/00614/FUL Alterations and extensions to hotel and function 03/00615/LBC suite (Amended scheme). Refused on the basis of an over- intensive use of the site on 25th June 2003. Decision appealed and appeal allowed on 2nd December 2003.

01/01167/FUL Alterations and extensions to hotel and function 01/01168/LBC suite. Approved 2nd July 2002.

96/00170/FUL Alterations and extensions to entrance foyer 96/00080/LBC Granted 11th March 1996

91/02019/FUL Erection of conservatory 91/02020/LBC Granted 18th March 1992

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. One letter of concern has been received from the occupier of 38 Hayes Drive, whose garden adjoins the hotel site to the south. The occupier advises that there is no objection to the principle of a scheme to improve the bar and restaurant areas but there are concerns regarding the on-going management of the hotel, as follows:

- The function room and barbeque area is still a focus for people to congregate on the outside of the building, which increases the noise and disturbance to residents. As a consequence, a number of conditions were proposed to the previous appeal approval requesting acoustic glazing, silent air-conditioning, noise limiting and cut-off devices to exterior doors etc and suitable management arrangements for people leaving the site at night.

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- The occupier therefore seeks suitable conditions should the proposal be approved.

The following statutory consultations were also received:

Environmental Protection Service: EPS have raised some concerns regarding the possibility of noise affecting the residential premises as a result of this development and the increased likelihood of disturbances arising from people arriving and leaving the premises. However, it is advised that should permission be granted, conditions are required seeking a noise management plan.

PLANNING ASSESSMENT

This application proposes the demolition of two modern conservatory additions to the front south elevation of Mosborough Hall Hotel and their replacement with a modern single storey glazed extension that links the main building with the old hall and the modern two-storey stone-built bedroom wing. The principle issues to consider in the determination of this proposal include the following:

- Principle of development: Policy and land use; - Impact on the Grade II Listed Buildings that comprise Mosborough Hall Hotel; - Design considerations; - Noise.

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

Principle of development

The application site lies within a designated Housing Area, as defined in the Unitary Development Plan. Policy H10, which relates to development in such areas, advises that housing is preferred but hotels are also acceptable and as such, the principle of extending the hotel to provide ancillary facilities is considered acceptable.

Impact on the Grade II Listed Buildings

The key issue in determining this proposal is the impact of development on the buildings that comprises Mosborough Hall Hotel, which are Grade II Listed. The Listing extends to the various historic buildings within the site and also to the entrance gateway including the wall and gate piers. Internally, the Listing also refers to a variety of features including eighteenth century fireplaces, panelled doors and wall panelling.

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Policy BE15 of the Unitary Development Plan advises that buildings and areas of special architectural or historic interest will be preserved or enhanced and development that would harm their character or appearance will not be permitted. Policy BE19 requires that internal and external alterations and new buildings within the curtilage of Listed Buildings should preserve the building’s character, appearance and setting. These policies reflect guidance contained in Planning Policy Guidance Note 15: Planning and the Historic Environment and S66 of the Planning (Listed Buildings and Conservation Areas) Act 1990, which states that in considering whether to grant planning permission for development which affects a Listed Building or its setting, the local planning authority must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

This application proposes the removal of two existing domestic style conservatory extensions and their replacement with an extension of contemporary design constructed in glass and oak with a natural metal standing seam roof. The extension connects the main building and then projects in front of the old hall, which is visually separated by an open courtyard area. It then re-connects with the bedroom wing, the modern two-storey stone built annexe to the west of the old hall. The extension is of a significantly superior design and appearance in comparison with the two existing conservatory structures and in this respect, will certainly enhance the appearance of the Listed Buildings. It is constructed in high quality materials comprising glass, lead and oak, which are acceptable in relation to the Listed Building. Given the contemporary design, it is considered that the proposed extensions will be a significant improvement on the appearance of the existing hotel as the two domestic style conservatories and the entrance canopy will be removed and replaced with a coherent structure. This will not harm either the character or appearance of the Listed Buildings and will, in fact, enhance their character in accordance with BE15 and BE19 of the Unitary Development Plan and advice contained within PPG15. It is therefore considered acceptable on this basis.

The application indicates the improvement of landscaped areas immediately adjacent to the extension to include some areas of repaving and the improvement of existing lawns. The landscape improvements are welcomed and are considered to enhance the character and appearance of the Listed Buildings albeit that it will be subject to a condition to ensure the submission of details prior to the commencement of development.

Design considerations

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

As noted above, the contemporary design approach to the proposed extension is considered entirely appropriate in relation to the Listed Building and considerable

110 thought has been given to the construction of the extension to ensure a relationship between the new and historic buildings. The use of extensive glazing will ensure layered views of the historic building framed by the form of the extension. The use of glass, oak and lead are high quality materials that will ensure an appropriate finish. It is therefore considered that the proposed extension complies with the principles established in Policy BE5.

Noise

The Mosborough Hall Hotel is in relatively close proximity to residents on Hayes Drive and the Environmental Protection Service (EPS) has advised that the premises has been the subject of complaints in the past with regard to noise affecting local residential premises. The hotel is, however, in new management and EPS has advised that there has not been a complaint for some time.

It is acknowledged, however, that the introduction of the glazed extension to the front of the premises, which includes a bar area, may result in visitors/residents of the Hotel congregating in this area for short periods of time and it is therefore necessary to address the issue of noise breakout. The construction of a properly designed extension, rather than the existing domestic style conservatories, provides the opportunity to ensure that it is built and glazed to appropriate standards. To this end, a condition is proposed that requires a noise management plan to be submitted to the Local Planning Authority, which will include a description of the use of the area in terms of both hours of use and capacity, the location and direction of loudspeakers, the need to reposition an existing noise limited and the introduction of noise monitoring during its use. It is considered that the appropriate construction of the conservatory and management of the hotel will ensure that the proposed extension is not detrimental to the amenity of nearby residents.

RESPONSE TO REPRESENTATIONS

It is considered that the concerns highlighted by the neighbour in the consultation process, principally with regard to noise and disturbance, have been addressed in the report above. Additionally, it is perhaps relevant to note that the resident has advised that people currently congregate outside the existing building during functions etc, which causes disturbance. It is considered that the creation of the bar space as a result of this extension may alleviate this issue to a degree as people will congregate within the extension, where the noise can be more easily managed.

SUMMARY AND RECOMMENDATION

The proposed extension is of a contemporary design using high quality materials that will, it is considered, preserve the character, appearance and setting of the Listed Mosborough Hall Hotel buildings and boundary. The extension will facilitate the removal of the two existing domestic style extensions and reception canopy, which are poor in quality and appearance and detract from the quality of the existing buildings. The construction of a new extension will also provide the opportunity to consider appropriate levels of glazing and openings to ensure that

111 there is no detrimental impact to the amenity of nearby residents by means of noise and disturbance. The application is therefore considered to comply with relevant policies within the Adopted Unitary Development Plan and is recommended for approval subject to the conditions listed.

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Case Number 06/03451/FUL

Application Type A Full Planning Application

Proposal Erection of a 105 bedroom hotel in 1 X 5 storey block and associated car parking accommodation

Location Land Between Barrow Road And Meadowhall Road Barrow Road Sheffield

Date Received 04/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Refuse

For the following reason(s):

1 The proposed development does not protect the existing disused railway alignment, which crosses the site. As such the Local Planning Authority consider that the proposed development is contrary to the aims of Policy T5 of the Unitary Development Plan and to the aims of the Local Transport Plan and the Regional Spatial Strategy as it would remove the opportunity to provide an expanded rail network in this locality, contrary to the sustainability objectives outlined in Planning Policy Statement 1 and Planning Policy Guidance 13.

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Site Location

LOCATION AND PROPOSAL

The site of the application is a former scrapyard to the east of Barrow Road. The site is elevated from Meadowhall Road but is fairly level from north to south. Barrow Road is at a higher level at the northern end of it. The site is currently untidy and has the remains of the former use scattered over it

The adjoining land uses are the Meadowhall Transport Interchange and industry, Henry Bingham and Sons, Chesterfield Special Cylinders and Firth Rixsons. Meadowhall Centre and Junction 34(N) of the M1 in close proximity to the site.

The courses of two former railway lines cross the site where the track has been taken up. A north-south route, currently in use as the Trans-Pennine Trail and an

114 east-west route, known as the Barnsley - Rotherham Link which used to link the Sheffield/Rotherham, Sheffield/Barnsley lines. The bridges have also been demolished in the case of the latter route.

The plans show a building in a contemporary design positioned at the southern end of the site adjoining the entrance to the interchange and directly on the alignment of the Barnsley - Rotherham Link referred to above. This building is in the elevated part of the site where it would have considerable impact. The remaining land is a landscaped car park on the current route of the Trans-Pennine Trail. The Trans- Pennine Trail is shown diverted around the site boundary along the western edge of the site.

SUMMARY OF REPRESENTATIONS

Two letters from adjoining companies have been received, with the following observations.

- A letter from MB Advertising & Marketing does not object to the hotel but is concerned about the impact it will have on the already congested state of Barrow Road. They suggest some improvements to the road network should be made in conjunction with the development or the situation will worsen.

- The other letter objects on behalf of Firth Rixson on the following grounds

- The development will impact on their commercial interests. The close proximity of the accommodation will give rise to complaints. Legal action against these complaints could result in the reduction of working hours or constraints on vehicles entering and leaving the site. The long-term future of the firm in the city could be threatened.

- No noise assessment report has been submitted to assess this problem.

- The applicants have not demonstrated the hotel is commercially viable.

- No environmental impact assessment has been submitted, although the proposed development would appear to fall within Schedule 2 of the Regulations as holiday villages and hotel complexes.

PLANNING ASSESSMENT

Policy Issues

The development of this site raises a number of complex policy issues. The site is in an area indicated on the Unitary Development Plan Map as a Fringe Industry and Business Area. In Policy IB6 “hotels “ are an acceptable use. The government’s Planning Policy Statement 6 has superseded Policy IB6 and tests should be applied to the proposal, such as need/market demand, scale, sequential tests for alternative sites, impact and accessibility.

115 The key issue is whether it will it impact on any other centre, especially the City Centre and prevent the development of a similar scheme on a more appropriate site.

The conclusion reached is that the development is not likely to impact on any other centre or adversely affect the city centre. It is close to the M1, Meadowhall Shops and the transport interchange, and to one of the city’s major industrial areas in the Lower Don Valley, so will serve a recognised need.

Other policy considerations are the detailed design of the building and the site, traffic impact which may involve junction improvements, and the impact on adjoining land uses. The site is within a Housing Market Renewal Area and it may have a positive impact on regeneration. The site is a former scrapyard near to housing and its reclamation would be of some benefit to residents. Policies BE5 (Building Design and Siting) and BE9 (Access for Vehicles) are a major consideration for detailed design.

However, the site, as set out above contains the Trans-Pennine Trail route and also, contains a former railway line running east/west. The route of this line is protected by Policy T5, Protecting Rail Routes, and has been identified as a potential link in a study being carried out for the South Yorkshire Passenger Transport Executive to improve links from Barnsley to Doncaster and then to the Robin Hood Airport. The use of the link could open up a direct route for a service which would not involve passengers changing trains at Meadowhall.

This study is due to report in the next two months and consequently the current application is considered to be unacceptable on the basis that the hotel building is proposed directly over the route of the Barnsley - Rotherham Link..

Further support for the reservation of this route is found within the Local Transport Plan. The Plan intends these reservations to be kept open for future transport uses, one of which may be identified shortly.

There is support for this position from the Regional Spatial Strategy (RSS) which has identified the issue of public transport access to airports as an issue. A rail station is proposed for the airport and one of the criterion of RSS Policy T10 aims to increase the use of public transport to airports. In 2004 only 3% of airport users came by public transport. A target of 20% for the Yorkshire and Humber Region is envisaged. Local Transport Plans should indicate how this can be made possible and improvements to rail services are one means.

Having regard to the above considerations and in the interests of protecting sustainable forms of transport it is considered that the proposed development is inappropriate.

Outstanding Issues

Considering the prematurity of this application, reservations on the detailed design of the site and the building have not been resolved. Similarly no final agreement exists on other transportation issues. No information has been received in respect

116 of specific noise attenuation issues, although noise has been identified by the architects as a matter for them to resolve as part of the design as a consequence of traffic and industry. These issues and others raised by consultations can be resolved in the future. Design is particularly important because of the prominence of the site and the distances over which it can be viewed.

The building proposed is located on the exact line of the Barnsley - Rotherham Link and cannot be moved to another part of the site. Furthermore, the proposed car parking requires the Trans-Pennine Trail to be diverted around it, which is not considered to be desirable on the basis of these two fundamental concerns it is considered that the proposal is fundamentally flawed.

RESPONSE TO REPRESENTATIONS

It seems unlikely the development of the site would prejudice the operations of Firth Rixsons. Residents of hotels seldom stay long enough to complain about noise, even if heard outside a building, and a permission would not be granted which constrained their vehicular access. Sound proofing for the hotel is intended to be part of the design package.

The financial viability of the hotel would not seem in doubt considering the investment which would be necessary to build on the site. The developers would be sure there was the market for the rooms. Some assessment of this has been provided by the applicants in a supporting statement.

This proposal is for a hotel on a small site to be reclaimed from industrial land and is not within the scope of a holiday village or a complex of hotels, covering a large site on previously undeveloped land.

SUMMARY AND RECOMMENDATION

The site has been identified as affected by a potential rail link. This would be strategically important for South Yorkshire and possibly have regional consequences, as it is part of a system linking the Robin Hood Airport to a much wider area. The study to identify the new rail link across the County will be complete in the near future. At such time further advice on the development of this site could be given to the owners.

Until the report of this study is complete, the application cannot be determined favourably as it has the potential to adversely affect an important public transport route. It is therefore recommended for refusal.

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Case Number 06/03493/REM

Application Type Approval of Reserved Matters

Proposal Erection of rail connected distribution centre with offices, car parking accommodation and service yards

Location Former Tinsley Marshalling Sidings Europa Link Sheffield

Date Received 11/09/2006

Team CITY CENTRE AND EAST

Applicant/Agent PDP Architects Ltd

Recommendation Reserved Matters Approved Conditionally

Subject to:

1 The detailed Travel Plan, required by condition 19 of the Outline Planning Permission for the site (ref: 01/05082/OUT), shall include measures designed to reduce the impact of traffic generated by the development upon air quality.

In order to minimise the impact of traffic generated by the development upon air quality.

2 The development shall be carried out in accordance with the Conclusions and Recommendations of the SIRFT Sustainable Review by Enviros Consulting Limited dated March 2006 and submitted as part applications 06/02641/REM and 06/02645/REM.

In order to ensure an appropriate form of development, and to minimise its environmental impact.

3 The service yard areas within the site shall not be used for car parking.

In order to ensure the service yard operates effectively and appropriate levels of car parking provision are maintained.

4 Notwithstanding the details shown on the approved plan the areas of blister paving shall be designed as specified in the Department for Transport's 'Guidance on the use of Tactile Paving Surfaces' and dropped kerb and tactile paving shall be provided between each access zone adjoining the car

118 parking bays and the pedestrian area, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of facilitating access by disabled people.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas T27 - Freight

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Site Location

INTRODUCTION

Members may recall that reserved matters consent was granted for the erection of a rail connected distribution centre with offices (unit 1), car parking, service yards and access road in May 2006, 05/01192/REM. Two further consents for similar facilities were granted consent in September 2006 (units 2 + 3), 06/02641/REM, 06/02645/REM. The permission for Unit 2 (06/02645/REM) overlaps with the permission for unit 1(05/01192/REM), this is because the applicants have changed their view of the size of units they wish to develop. Consequently permission is needed for a revised (smaller) unit 1.

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LOCATION AND PROPOSAL

The application sites are located within the former Tinsley Marshalling Yards, which lie to the north of Europa Link, are bounded to the north by the M1 Motorway, and to the south by the large industrial complex of Outokumpu.

Outline Planning permission was granted in July 2002 for the ‘Use of land as a railfreight distribution centre and intermodal facility with warehouses/ancillary offices’ (01/05082/OUT). An Environmental Statement, required under the terms of the Environmental Assessment Regulations 1999, accompanied the Outline Application. Indicative layouts submitted with the outline application demonstrated that the site could accommodate 96,151 square metres (1,000,000 square feet) of distribution units, in large warehouse structures. Reserved matters consent was granted for one warehouse in May 2006, which comprises of 396,500 sq ft in total. Unit 2 and Unit 3 were granted consent in September of this year for 289,500 sq ft and 280,000 sq ft respectively.

This application seeks approval of matters reserved by the outline permission, excluding landscaping for a revised unit 1 comprising of 332,500 sq ft. The warehouse building is 240m long by 120m wide with an attached 2-storey office building positioned at the southeast corner of the building. The proposal incorporates extensive balancing ponds along the southern boundary of the site, serving also as a wildlife habitat, in addition to landscaping on the eastern edge of the site. Substantial servicing provision (32 service lorry bays) is incorporated to the south of the building along with an area of car parking accommodating 192 cars. The warehouse building is served by a rail connection, in the form of a spur from the EWS rail sidings, which lie immediately to the north. The plans show a possible railway line entering the northeast corner of the building.

The assessment section of the report concentrates upon the reserved matters element of the proposal and will not therefore reconsider the principles of the development that were established by the outline permission. Where appropriate however, to serve as background information, reference will be made to some of the conclusions reached at that time.

RELEVANT PLANNING HISTORY

Outline Planning Permission was granted in July 2002 for the Use of the land as a rail freight distribution centre and intermodal facility with warehouses and ancillary offices (Ref: 01/05082/OUT).

Reserved Matters approval for the Landscaping element of the development of unit 1 was granted in November 2005 (Ref:05/03324/REM).

Reserved Matters approval for the construction of the site access and associated landscaping was granted in February 2006 (ref:05/00485/REM).

Full Planning Permission for the construction of a drainage connection from the wider site, to Shepcote Lane was approved in June 2005 (05/01611/FUL).

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Reserved Matters approval for the siting, design, access and external appearance of unit 1 was granted in May 2006 (Ref 05/01192/REM).

Reserved Matters approval for the siting, design, access and external appearance of units 2 and 3 was granted in September 2006 (Ref 06/02641/REM, 06/02645/REM).

SUMMARY OF REPRESENTATIONS

Rotherham Borough Council has raised no objections to the proposal.

Tinsley Park Action Group have objected to the proposal on the grounds that the area is already heavily polluted.

PLANNING ASSESSMENT

Policy Issues.

The principal policy issues were assessed under the Outline Permission, however the following policies contained within the Unitary Development Plan for Sheffield are relevant to the consideration of the detailed reserved matters submission.

Policy IB9 seeks to ensure that buildings in General Industry Areas are well designed with buildings of a scale and nature appropriate to the site, and to provide safe access and appropriate car parking provision.

Policy T27 encourages the development of rail freight facilities, and the provision of a rail connection to the building is clearly in support of the aims of this policy.

Building Design/Site Layout/Visual Impact

The building is a substantial warehouse structure; the overall dimensions are 244m x 122m with an overall height of 18m. This unit is of a similar scale to the other units approved on the overall site and is smaller than the previously approved unit 1 which was 295m long but with an overall height of 15m. Unit 1 is the most prominent building as it will be seen from Europa link and the business park adjoining the airport. The mass of the building is such that it will be visible from a number of viewpoints in the locality, including glimpsed views from the M1 motorway and also from Tinsley Hill.

The Environmental Statement (ES) submitted with the Outline application assessed the sensitivity of those viewpoints, and the visual impact of shed structures up to 40m high. At that time, officers concurred with the view expressed in the ES that the visual impact was not harmful, and this view remains relevant in the case of this application. The proposed buildings are less than 50% of the height of those identified in the outline and their visual impact will therefore be significantly reduced.

122 The building design is very functional as may be expected for such large warehouse structures. They are predominantly clad, with the principle cladding colours being Albatross Grey and Merlin Grey, and with Bahama Blue cladding serving as an accent colour. The darker Merlin grey provides a plinth to the building and some vertical emphasis. The two coloured cladding elements differ in profile to provide further visual interest. The design and materials of unit 1, permitted in May of this year, and unit 2 and 3 in September are similar although the use of colour varies. They will therefore form a family of units with a common appearance.

The office element to the building is an attached two-storey block faced in matching cladding materials but with significant use of glazing to both emphasise its function and to create visual interest. It is considered that the building design is acceptable and maintains the character of buildings in the immediate locality, which is dominated by large industrial structures and business units, which employ similar materials. The office building has been positioned to address a roundabout on the internal access road.

The site layout for both buildings makes sensible use of the location of the existing rail sidings, and this largely dictates the position of the building. Whilst the service yard is large it will be screened to some extent from the spine road by existing development and the landscaping and balancing ponds along the southern boundary will soften its appearance. It provides for simple efficient parking and servicing areas. In this context the site layout is considered to be acceptable and does not differ significantly from the scheme granted consent in May of this year.

Access Issues.

The ES submitted with the Outline application contained a Transportation Assessment that assessed the likely impact of traffic generated from the site, the benefits and potential for rail transportation of goods, and the sites accessibility.

At that time the traffic generation and impact was considered to be acceptable, even based on a worst-case assumption that all traffic associated with the site would be road based. This development follows the principles of the indicative layout submitted with the outline, and upon which those assessments were made.

The presence of a direct rail connection to the unit is therefore a positive element of the scheme, which will assist in encouraging less road-based traffic connected with the use of this particular building.

The car parking ratio is one space per 160 sqm of floorspace, which falls within the Council’s parking guidelines for warehousing development.

Detailed vehicle access arrangements and servicing facilities are considered acceptable, as is the pedestrian provision within the site.

Ecology.

123 The provision of the balancing ponds over a significant area is considered to be a positive element of the scheme. Significant measures are being put in place by the applicant, including the retention of an existing pond, protection of amphibians within the pond during construction, and amphibian culverts to allow safe foraging.

These matters were however contained within the landscaping reserved matters application for unit 1 (ref;05/03324/REM) and are not for consideration as part of these proposals. A separate reserved matters application for the landscaping works for units 2/3 and the rest of the site is has been submitted and is being assessed.

Drainage

Flood Risk and surface water run off issues were considered at outline stage and considered to be satisfactory. There have also been recent permissions granted for the implementation of drainage infrastructure across the wider site, which have set appropriate discharge rates, in order to avoid potential flooding problems downstream.

On a more detailed level the proposals include measures to minimise the level of run-off and to utilise the water in a sustainable way (e.g. feeding into balancing ponds (via interceptors) and re-using roof discharge).

Sustainability

The applicant has submitted a ‘Sustainable Construction Review’ of the performance and viability of a range of techniques and products for the development. The report identifies that specifically for this project, a package of measures will be incorporated into the final development.

These include:-

- solar panel water heating for the office element, - micro wind turbine (roof or mast mounted), - collection of roof water run off for vehicle washing, - permeable surfacing in car park areas, - low energy lighting, - low flow taps/urinals, - maximising solar gain through rooflights,

These are considered to be worthwhile measures that will reduce the environmental impact of the development, and it is therefore considered appropriate to impose a condition to secure their inclusion.

Air Quality

As with the traffic generation issue, this matter was considered in detail at the outline stage, with a worst-case assumption of wholly road based travel to and from the site, and it was concluded that the impact on local air quality would be minimal and not sufficient to warrant refusal of permission.

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The scheme proposed makes provision for direct rail access to the warehouse buildings and therefore provides the potential for reductions in the predicted impact upon air quality by reducing road based traffic levels.

The occupier of the unit will also be bound by the requirements of the outline permission, to operate a Travel Plan, which will seek to contain mitigation measures to minimise this impact further. This issue can be reinforced with a more specific condition requiring the Travel Plan to include measures that reduce the impact of traffic generated by the development on air quality.

The objection received relates to pollution and as referred to above this issue was assessed at the outline application stage and considered to be acceptable. The current scheme falls within the framework agreed at the outline stage and therefore there is no case for resisting this scheme on pollution grounds.

SUMMARY AND RECOMMENDATION

The proposal represents an amendment to the substantial warehouse unit already approved on this site. The amended scheme does not raise any new issues and there has been no significant change in circumstances since the previous consent. The development that reflects the principles established in the Outline Planning Permission, and will provide a major catalyst for the development of the site as a whole. The building design and site layout reflect that established in the outline permission, with a reduction in visual impact due to the reduction in the height of the building from that previously envisaged.

The site access, car parking and servicing arrangements are now considered acceptable, and the development incorporates a number of worthwhile sustainability measures.

In this context the proposals are considered acceptable and it is therefore recommended that Reserved matters approval is granted subject to the following conditions. Conditions imposed on the Outline Permission will remain relevant to the development of this part of the site.

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Case Number 06/03655/FUL

Application Type A Full Planning Application

Proposal Retention of boundary walls and alterations to garden

Location 48 Cortworth Road Sheffield S11 9LP

Date Received 20/09/2006

Team SOUTH

Applicant/Agent Bryan J Frewin MRTPI

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the raised garden levels, retaining wall, and terrace in the south eastern corner of the site, result in an unacceptable loss of privacy for the occupants of No. 50 Silverdale Road, with a direct line of sight into the first-floor window of that property. As such the proposal is contrary to the aims of Policy H14 of the Unitary Development Plan for Sheffield

Attention is drawn to the following directives:

1. The applicant is advised that in the event of any tree covered by the Tree Preservation Order being removed because it is dead, dying or dangerous he has a duty under the Town and Country Planning Act 1990 Section 206 (1) to plant another tree of appropriate size and species as near as possible to the original tree.

2. The applicant is advised to contact the Local Planning Authority in the event of the wall being rebuilt or replaced, due to structural instability, in order to a) Ascertain whether Planning Permission is required for the work; and b) To seek advice on preventing damage to the trees covered by the Tree Preservation Order

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Site Location

INTRODUCTION

The site has been the subject of investigation since December 2005 when an application requesting permission for the retention of a wall was submitted. Following initial enforcement officer involvement further investigation of the site and comments raised by neighbours established that there were more significant works undertaken to the site than the erection of one small area of wall. A period of several months has elapsed in the process of submitting a revised application, which covers all necessary aspects. The areas covered in this revised application have been agreed in conjunction with both Council’s enforcement officer and the new agent for the application.

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There have also been issues raised with the build quality of the walls and retaining walls, which are the subject of this application and this matter is currently under investigation by Building Standards.

LOCATION AND PROPOSAL

The subject property is located within the former grounds of Holmwood House, towards the upper end of Cortworth Road. The site consists of a two-storey dwelling house with conservatory to the rear and two detached units, which provide garage accommodation. However, permission has recently been granted to convert one of the garage units into a granny flat. The dwelling house is set within its own grounds and is accessed via a private driveway. Due to the topography of the site the property is set higher than the properties to Silverdale Road and Close, but follows the incline of Cortworth Road, causing a step between properties.

The site is subject to a Tree Preservation Order (808/189). This order protects the trees along the Eastern boundary of the site, and any Quercus species (oak)located within a block to the Southern boundary.

The application seeks to authorise the erection of a wall and infill to the eastern boundary of the site, infill and the construction of a terrace to the south-eastern corner and a retaining wall and infill to the southern boundary of the site.

RELEVANT PLANNING HISTORY (optional) - 02/01297/TPO Pruning of 2 trees (Tree Preservation Order No.808/189) AR 25/06/2002

- 92/01751/FUL Erection of dwelling-house and double garage GC 04/05/1993

- 97/02383/FUL Single storey rear extension to form conservatory GC 22/01/1998

- 97/02989/FUL Erection of garage block in accordance with the (amended plan received on 12th January 1998) GC 13/01/1998

- 99/00784/TPO Pruning of Trees GRA 06/12/1999

- 05/04610/FUL Retention of 2.1m high boundary wall INV

- 05/04656/FUL Erection of 2.1m high boundary wall INV

- 06/00400/FUL Alterations to garage to form granny flat GC13/04/2006

- 06/03051/FUL Single storey front/side extension to dwelling house, to form gymnasium, swimming pool, changing room and garage. REF 26/09/2006

128 SUMMARY OF REPRESENTATIONS

Three letters of objection have been received. One objection referred to previous information submitted, which has not been received by the Planning department. Any further submission of information shall be reported at the Board Meeting. Objections have been made regarding the following planning related points:

- The height of the walls - Inaccuracy of the application, which states that only the Southern boundary was remodelled. - Inaccuracy of the application in stating that no trees were removed. - Damage to trees protected by Tree Preservation order 808/189 - There is no objection to a wall of a maximum of 2m, provided that it is of a suitable build quality, does not encroach beyond the boundary and that the Lime Trees, protected by the TPO are not damaged by the works. - Loss of privacy caused by the infill and erection of boundary wall on gabions with railings which has brought the garden level of No. 48 up to the level of the bedroom window of No.50

Non planning objections were made with regard to the following non planning points: - Build Quality and construction methods of the wall - Party Wall Act - Sheffield City Council’s duty of care to protect its residents from unsound building works. - If the wall were to collapse and the retained earth collapse and cause damage to person or property, who would be legally responsible for the damage or injury caused? - Location of the wall, with regard to the location of the boundary.

PLANNING ASSESSMENT

Policy Issues

The subject property is located within a wholly residential area, designated as a Housing Area within the adopted Unitary Development Plan. Policy H14 Conditions on Development in Housing Areas states that:

In Housing areas, new development or change of use will be permitted provided that: c) The site would not be overdeveloped or deprive residents of light, privacy or security…”

The trees to the Eastern boundary and a block to the Southern boundary are protected by Tree Preservation Order 808/189. Policy GE15 Trees and Woodland states that:

“Trees and woodland will be encouraged and protected by: b) Requiring developers to retain mature trees, copses and hedgerows wherever possible and replace any trees which are lost”

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Retention of Wall to Eastern Boundary

There is a current dispute regarding the height of the wall above original ground level to the Eastern elevation. The submitted land survey shows that there has been only a minimal height difference for the land on the Subject site. However, from investigations by the City Arborist and officer notes from a previous application for the conservatory, it is considered that the survey plans submitted are not a true representation of the site. The Arborist notes that in places the infill is up 1m in depth. Whilst this infill does not necessarily require permission it does impact upon the height of the wall. The application states that the wall is only marginally over 2m in places. However, the natural land level of the site would (if presumed at a maximum depth of infill) mean that the wall is up to 3m high in places.

The wall erected does have a strong visual impact upon the facing properties of Silverdale Road and Silverdale Close. The height of the wall is well above any structure, which could be constructed, as a screen, under Permitted development rights.

The wall is approximately 23m from the dwelling of No.9 Silverdale Close to the boundary wall, which is of sufficient distance to overcome the potential for overbearing to this property. Whilst to No.50 Silverdale Road the wall is approx 8m away; however, this impact of the wall is minimised by the existing planting to the boundary, within the garden of No. 50.

It is considered that, whilst not desirable, the wall is not more visually dominating than the existing structure of 48 Cortworth Road. The wall is therefore considered acceptable in terms of its impact upon the visual amenities of the neighbours.

The lime trees, which are located along the boundary and protected by TPO 808/189 have been assessed by the Arborist and Landscape Officer, and are not showing any apparent evidence of stress or decline. However, it is not possible to tell whether any root severance has occurred during the construction of the wall and the trees will need to be monitored over time to establish whether any damage has occurred. It is not therefore, appropriate to take any action over potential damage to the TPO trees at present, however the applicant has a duty under Section 206(1) to plant replacement trees of appropriate size and species in the event of longer term failure requiring removal of TPO’d trees

Whilst it is also noted that there are concerns with regard to the build quality of the wall this is not a planning matter and has been referred to Building Standards.

Decking and Pond to South Eastern Corner

The graded land to the South Eastern corner of the site falls to the lowest ground level of the site. Decking and a pond area occupy this corner. It is not considered that the works undertaken in this corner are detrimental to the amenities of the neighbouring properties.

130 In terms of the impact to the TPOs, the Sycamore (Acer pseudoplatanus) located within this corner is showing signs of decline. There is significant defoliation within the crown (40% of a typical specimen in good health) and the remaining leaves are smaller than expected for a tree of this age. It is suggested that the root system has been significantly damages as a result of this work and further decline and death may occur within 2-4 years. At present however, it is not appropriate to take further action, any action taken will be subject to monitoring the tree, as with the lime trees above.

Raised Terrace, Infill and Gabion Wall to South Eastern Corner

To the south eastern corner of the site there has been significant infill, which has been retained by gabion blocks, and a stone wall with black metal railings erected over. This development gives a height of approx. 3m to ground level and an ultimate height of approx.4.5m high to the top of the wall/railings.

The significant level differences between the new ground level created by the infill and the ground level at No.50 Silverdale Road, have resulted in the terraced area of No.48 being at approximately the same level as the first floor of No.50 Silverdale Road. The terraced area now offers sightlines into the first floor bedroom windows of No.50, which is only approx. 10m away.

It would be unacceptable for a structure at this height or a two-storey structure built from the original ground level to be constructed (provided it required permission) in this location, due to the potential for overlooking. It is therefore considered that the gabion wall, infill and terrace over would result in an unacceptable loss of privacy and overlooking which would be contrary to the aims of Policy H14 of the adopted Unitary Development Plan.

To alleviate this overlooking, it is considered that the removal of this infill is required to restore this area of the site to its previous state.

Infill and Retaining Wall to Southern Boundary

To the southern boundary there has been further infill of a previously graded area. Gabion blocks and stonework retain this infill with railings over. It is acknowledged that due to the natural topography of the site, the dwelling of No.48 is set higher than the most affected property, No.44 Cortworth Road, and the works undertaken have resulted in the whole garden area being re-graded to the existing level of the house.

It is noted that whilst gabion blocks are not a desirable domestic building material, they are now in part screened by the growth of a beech hedge in the ownership of No.44, which limits the visual impact of the wall.

It is further acknowledged that No.44 Cortworth Road has an extensive garden of approx. 70m in length. The area of garden most affected by the wall is towards the rear of the garden which is not directly visible from the dwelling house, nor is it the main garden area directly in front of the dwelling house; therefore the wall and

131 associated infill is not considered to affect the amenity of No.44 and is deemed to be acceptable.

Removal of Oak (Quercus) species within TPO block to Southern Boundary

TPO 808/189 includes a number of small oak trees referred to as Area A4 along this boundary, which have been removed and are no longer present. Investigations have been inconclusive as to when, and by whom, these trees were removed. The applicants refer to six silver birch trees being removed from their land along this boundary that were protected by TPO 808/189 and a neighbour makes reference to trees on their land at 44 Cortworth which have been disturbed and one which fell over as a consequence of the construction of the southern boundary retaining wall. However, it is not considered that there is sufficient information, or that it is appropriate to begin legal action with regard to their removal in this instance.

The trees, in any event, were small species and not of significant value.

RESPONSE TO REPRESENTATIONS

Whilst it is noted that there has been no definitive height established of the wall to the eastern boundary it is considered that due to the infill of land established by the Arborist and Landscape survey and evidence from previous applications that the height of the wall, taken from the highest natural point exceeds the ‘nominally over 2m’ in height stated on the application forms and the assessment is made on the basis of this.

The trees that are alleged to have been removed from the eastern boundary are not protected by a TPO and the applicant was therefore entitled to remove these. A justification for the works undertaken and the impact upon the trees protected by the Tree Preservation Order, can be found earlier in this report.

Build Quality cannot be controlled by Planning, however, the matter has been referred again to Building Standards.

ENFORCEMENT

As the works have already been carried out, it is necessary to seek Members authority for the Assistant Chief Executive, Legal and Governance, to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the retaining gabion wall, stonework and associated infill to the South Eastern corner of the site, along with the terraced area over.

SUMMARY AND RECOMMENDATION

The application for the retention of the wall and infill to the eastern boundary and the infill and retaining wall to the Southern boundary is deemed to be acceptable. It is considered that the wall would not result in unacceptable overbearing or loss of amenity to the neighbouring properties. However, the infill, retaining wall and terrace over creates a defined living area on this the garden which encourages use

132 and is in close proximity to No.50 Silverdale Road giving sightlines into the first floor windows of No.50 which is an unacceptable loss of privacy and contrary to the aims of Policy H14 of the adopted Unitary development Plan, with regard to privacy.

It is for the above reasons that this application is recommended for refusal and that the Assistant Chief Executive Legal and Governance be authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, to secure the removal of the infill, retaining wall and terrace over, to the south eastern corner of the site.

It is further recommended that, for the reasons outlined above, no further action be taken against the retention of the areas of infill and retaining wall to the eastern and southern boundaries of the site.

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Case Number 06/03924/FUL

Application Type A Full Planning Application

Proposal Three-storey extension to police station and provision of additional car parking (Amended plan 08AP06-211 Rev A)

Location 60 Attercliffe Common Sheffield S9 2AD

Date Received 13/10/2006

Team CITY CENTRE AND EAST

Applicant/Agent LHL Architects

Recommendation Grant Conditionally

Subject to:

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

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

2 The proposed facing materials shall match the facing materials to the existing building.

In the interests of the visual amenities of the locality.

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

In the interests of the amenities of the locality.

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

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1. The number and design of cycle stands and covers. 2. Additional disabled parking. 3. The design of the ramps to the principle entrance.

The approved details shall be implemented before the extension is brought into use.

In the interests of the amenities of the locality.

5 The design of the boundary treatment round the extended parking area shall match the existing boundary treatment.

In the interests of the visual 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

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.

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Site Location

LOCATION AND PROPOSAL

The application site comprises of the existing Attercliffe Police Station and a small grass area adjoining Old Hall Road. The Police Station is situated approximately 250m east of Attercliffe Centre on Attercliffe Common. The site adjoins the English Institute of Sport, which is to the east, the Don Valley Stadium to the south, purpose built small industrial units to the west, and commercial/industrial uses on the north side of Attercliffe Common.

The Police station is a 3-storey red brick building with a pitched slate roof that faces onto Attercliffe Common. It has wings that extend along the frontages of

136 Howden Road and Whitworth Lane and a hard core parking area that is contained with a brick wall and railing boundary.

The application proposes the erection of a three-storey extension (approx. 1000 sqm) along part of the Whitworth Lane frontage. This will be erected above an existing two-storey building and on the site of some demolished garages. It will provide office accommodation for administrative staff being relocated out of the City Centre as part of their wider estate management review. The new extension will match the existing building in terms of design and materials. It is also proposed to resurface and extend the existing car park onto a mounded grass area approximately 40m wide and 20m deep that adjoins Old Hall Road. The car park extension will accommodate 22 extra spaces.

RELEVANT PLANNING HISTORY

Planning permission was granted for a similar 3-storey extension in April of this year, application number 06/00876/FUL. Part of this development involved building on an existing two-storey extension. This aspect has proved to be too expensive and would be disruptive to operations. Therefore the scheme has been amended so that instead of building above the existing building the new extension will be lengthened by approximately 9m.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in a Fringe Industry and Business Area in the Unitary Development Plan. Preferred uses are Business (B1), General Industry (B2) and warehousing (B8). Police Stations are not referred to in the policy and will need to be considered on their merits.

Policy IB9 states that development should not lead to a concentration of uses that would prejudice the dominance of preferred uses or lead to the loss of important industrial sites.

The proposed extension is accommodated within the existing site and therefore there are no significant policy considerations in respect of the intensification of the existing use. The extension of the car parking area only affects a small area of additional land and will not affect the balance of uses in the policy area or result in the loss of an important industrial site. It is therefore considered to be consistent with Policy IB9.

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Design Issues.

The existing Police Station is built close to the back edge of the footpath, as was much of the historic development in the area. The extension is located on the footprint of existing buildings to a height of three-storeys. It is positioned on the back of footpath on Whitworth Lane, which means that it will reinforce the existing street pattern.

The side elevation of the English Institute of Sport faces onto the opposite side of Whitworth Lane. This is a blank elevation of a similar height to the three-storey extension proposed. The scale of the extension is therefore considered to be in keeping with adjoining development, will not appear excessively overbearing or dominant and will not impact significantly on the amenities of neighbours.

The extension will mainly be viewed by passing motorists using Attercliffe Common. The design of the extension matches the existing building exactly. The building is to be faced in red brickwork and the ground floor is windowless however brick banding and brick piers help to break up the elevation, introduce rhythm and create interest. The upper floors are multi-windowed, the windows being grouped in threes and fours. The window cills and jambs are chamfered which creates an extra level of interest in the elevations. Overall the appearance of the extension is satisfactory and relates well to the existing building.

The previously approved scheme presents a shorter façade to Whitworth Lane however it has a continuous three storey eaves and ridgeline. The current proposal incorporates a two-storey link block between the three-storey Attercliffe Road block and the three-storey extension. This creates a more varied and visually interesting eaves and roofline. As a consequence the elevation to Whitworth Lane appears less monumental and more visually pleasing.

The grassed mound that is to be incorporated into the site for parking does not add significantly to the amenity of the area. Therefore there is no strong case for resisting the development of this area of land. A brick wall and railing will surround it, which matches the boundary treatment of the rest of the site. It has also been agreed that some tree planting will be introduced along the Old Hall Road frontage to soften the appearance of the site and enhance the environment.

Access Issues. The access to the extended car park will be from the existing access points off Whitworth Lane and Howden road. There is already a significant amount of on street parking on the above roads some of which will be associated with the Police Station. The resurfacing of the car park and the extension of the car park allows the number of spaces to be increased from approx. 70 to just over 100. Taking account of the overall floor space on the site and the Police need for operational vehicle parking the proposals are considered to be consistent with the Councils parking guidelines.

The extension will be accessed through the existing building and also through a new entrance. There will be a ramp to serve the new entrance however additional

138 disabled parking needs to be provided and an area for cycle parking has also been allocated.

SUMMARY AND RECOMMENDATION

The proposal is considered to be consistent with the Councils land use policies. The design of the scheme is satisfactory and it does not raise any highway safety concerns. It is therefore recommended that planning consent be granted.

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