SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH DATE 13/02/2007 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 John Williamson TEL NO: 0114 2734944

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/04609/FUL Court House 2-6 Town End Road 5 Ecclesfield Sheffield S35 9YY

06/01694/LBC 2-6 Town End Road Ecclesfield 16 Sheffield S35 9YY

06/02017/OUT 22 Stannington Road, Malin Bridge Sports And Social Club And Land To The Side And Rear 18 Sheffield S6 5FL

06/02711/FUL Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road 37 Sheffield

06/02712/CAC Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road 61 Sheffield

06/03034/FUL Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road 63 Sheffield S10 3LL

06/03168/FUL Land Rear Of 2-10 Mount Pleasant Close And Loundside 78 Chapeltown Sheffield

06/04129/FUL 21 Whiteways Close Sheffield 89 S4 8FN

06/04153/FUL 162 Walkley Lane Sheffield 94 S6 2PA

06/04844/CHU 22 Oakbrook Road Sheffield 99 S11 7EA

3 4

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 13/02/2007

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 05/04609/FUL

Application Type A Full Planning Application

Proposal Alterations to shops to form 4 dwellings (Amended plans received 5th May 2006 and 5th January 2007 and Noise report received 25th August 2006)

Location Court House 2-6 Town End Road Ecclesfield Sheffield S35 9YY

Date Received 02/12/2005

Team NORTH & WEST

Applicant/Agent A P Doughty Design Consultant

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the bedroom windows to be inserted in the side elevation on the site boundary facing No. 8 Townend Lane would lead to unacceptable amenity implications to the detriment of future occupants of the proposed development and the occupants of No. 8 Townend Lane.

2 The submitted plans do not include details of the velux roof lights shown to be inserted in the Listed building. In the absence of such detail the Local Planning Authority must assume the proposed development would have a detrimental impact on the Grade II Listed Building and the Ecclesfield

5 Conservation Area. As such the proposal is deemed contrary to Policies BE15, BE16, BE17 and BE19 of the Sheffield Unitary Development Plan.

3 The Local Planning Authority consider that the proposed development which includes the use of the internal court yard for parking would be detrimental to the amenities and living conditions of the future residents of the development owing to noise and disturbance generated by manoeuvring vehicles. The proposal is therefore contrary to Policy H14 of the Unitary Development Plan.

4 The Local Planning Authority consider that the use of the proposed site as detailed would result in an unacceptable living conditions to occupiers of the resulting development. In these respects the proposal is contrary to Policy H14 of the Unitary Development Plan.

Site Location

LOCATION AND PROPOSAL

The application site relates to 2–6 Townend Road, Ecclesfield. The site currently operates as Court House Antiques shop. The site has a traditional domestic style frontage to Townend Road, an access from the highway leads to an internal courtyard. The premises has been altered and extended significantly in the past. The part of the site fronting the highway is a Grade II Listed Building. The site is also located within the Ecclesfield Conservation Area.

The applicants are seeking consent to change the use of the building to form 4 residential dwelling houses. Physical alterations include inserting new windows and

7 carrying out internal alterations to facilitate the formation of the dwellings. A planning application and a Listed Building application have been submitted and are both assessed in this joint report.

RELEVANT PLANNING HISTORY

80/00860/FUL, 2 and 4 Townsend Road. Use of premises as DIY Store Refused. 13.08.1980

86/00633/LBC 2,4,6 Townend Road including part demolition of buildings for use as two dwellings and studio flat and three garages. Granted. 10.09.1986

86/02516/FUL Alterations and extensions to premises to form a restaurant was granted 25.03.1987

87/02869/FUL 2, 4 AND 6 Townend road, Ecclesfield, 30 - alterations and extension to ground floor of premises for retail use and to form garage and to first and second floors for use as living accommodation was granted 08.03.1988

92/02266/FUL Use of building as bed and breakfast accommodation and provision of car parking accommodation was granted 15.04.1993

92/02270/LBC Use of building as bed and breakfast accommodation and internal alterations was granted 27.04.1993

96/01691/LBC Alterations and erection of first floor conservatory (as amended 14.07.1997) 21.10.1997

96/01692/FUL Alterations and extension to form a first floor conservatory for use as a coffee shop (USE CLASS A3) (AS AMENDED 14.07.1997) was granted 21.10.1997

99/00002/FUL Use of second floor flat as additional retail floorspace (CLASS A1) was granted 10.06.1999

99/00214/LBC ground floor extension to reception area and alterations to part of first floor of building was withdrawn 10.06.1999

SUMMARY OF REPRESENTATIONS

Three letters of representation have been received following publicity on this application. Two letters have been received from The Stocks, public house and 1 letter from the occupants of 17 Priory Road. The following points are raised;

- Concern is raised from the occupants of The Stocks Public House that the application site is no more than 10 metres away from the pub at the nearest point, concern is raised regarding the impact of the noise of people leaving the pub, and noise from inside the pub such as music on the occupants of these dwellings which would be in extremely close proximity. The new licensing laws have extended drinking hours to mid night so its approximately 00.30 hours when people leave the

8 pub on weekend nights. Concern is raised that the occupants of these dwellings may object to this noise. The Griffin pub across the road was forced to close two and a half years ago due to residents objecting about noise.

- As the present coffee shop extension is in the closest proximity to adjacent residential properties, it is requested that no changes are made to the external fabric and appearance and that all windows will remain fixed and obscure glazed to maintain the current level of privacy currently afforded by residents.

- The current facilities create minimal noise pollution and certainly none following 5.30 pm when the premises closes. It is requested that this level of noise pollution is maintained following redevelopment, particularly as the area surrounding consists of stone walls and paving with no opportunity for sound absorption. Consideration must be given to this as the resulting echo effect will cause noise pollution for new and existing residents.

- Concern is raised regarding the lack of car parking facilities. Four new residential properties would need a minimum allocation of four off street parking spaces together with visitor parking. It is understood that the proposed plans indicate two parking spaces within the site which is insufficient. Lack of parking will increase illegal parking on the Priory and other adjacent roads. The increase in the numbers of residential properties would heighten the present inadequacies in this respect. It is requested that the case is referred to the highways department for their comments together with how alterations may be made to the proposal to minimise the impact.

PLANNING ASSESSMENT

Policy Issues

The application site is located within a housing area. Policy H10 lists Housing (C3) as being the preferred use in this area.

Policy H14 - Conditions on Development in Housing Areas states, amongst other things, that development will be permitted provided:

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

- The site would not be overdeveloped or deprive residents of light, privacy or security,

- It would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

Policy BE15 relates to areas and buildings of special architectural or historic interest. The policy is concerned with ensuring that these areas are preserved and enhanced. Development which harms the character or appearance of Listed Buildings and conservation areas will not be permitted.

Policy BE16 states that permission will be only given for proposals which contain sufficient information to enable their impact on an area to be judged and which would preserve or enhance the character or appearance of the Conservation Area.

Policy BE17 relates to the design and materials in areas of special architectural or historic interest and requires high standards of design traditional materials.

Policy BE19 relates to development affecting Listed Buildings and expects proposals to preserve the character and appearance of the building and where appropriate preserve or repair original details and features of interest. This policy also states proposals for change of use will be expected to preserve the character of the building. The original use of the building will be preferred but other uses will be considered where they would enable the future of the building to be secured.

The principle of the use of the properties for residential purposes is acceptable in principle and complies with Policy H10. In addition the original use of the Listed Building was residential. The proposal is subject in principle subject to compliance with the other policies listed above.

Design

Minimal changes are proposed to the exterior of the building. On the south western elevation 2 new windows are proposed to be added to serve bedrooms. The windows have been improved in design during the course of the application with stone heads and cills and a vertical element to reflect the style of others used in the existing building. These windows would be inserted in an existing wall which faces onto the rear of the former Griffin pub, that is now used as office accommodation. The area which the windows would face over is a car parking and yard. These windows would be reliant on light from another property which is unacceptable, not just due to overlooking issues but in case the occupants of this land ever wish to develop the site or the use of it was to ever change. These windows are also shown to open and unless they opened inwards they would overhang neighbouring land. It is noted that the neighbouring property of No 9 Priory Road has windows that virtually abut this land. Although this situation exists on the neighbouring property it is unacceptable to intensify this issue. It is considered that this element of the proposal would be unacceptable. The agent has been made aware of this issue and has failed to reach an alternative solution.

The other external change is proposed within the courtyard area. These alterations are proposed to affect previous extensions to the building. At present there is a stepped access which leads to the upper floor café area. The applicants are intending to extend the floor over the stairs to create a larger living room area. A wooden / gazing panel is proposed at first floor level to complete this elevation. This is acceptable as it would match the existing. Also within the internal court yard the doors on the conservatory are proposed to be removed to prevent access to the roof terrace. The elevation will be completed to match the existing this is acceptable.

10 Within the amended plans the agent has incorporated velux roof lights in the roof of the listed building to facilitate additional ventilation. Whilst this may be acceptable in principle, no elevational details have been provided to enable full assessment to be carried out, this is unacceptable as there is insufficient information to assess the visual impact on the Listed Building and the Conservation Area. This would be contrary to Policies BE15 – BE17 and Policy BE19 of the Unitary Development Plan.

Some of the glazing is proposed to be altered to be obscured to prevent overlooking between the different dwellings and secondary glazing is proposed to achieve the required acoustic protection. The glazing within the development is not original. The replacement glazing would not be detrimental to the Listed Building, as the specific details could be conditioned.

Within the amended plans the applicant has detailed a bin store within the court yard, this is positioned immediately against the rear of the listed building and it is considered that its location would be unacceptable as it would detract from the listed building and the character of the court yard. Furthermore no details of the appearance of the bin store have been provided to enable full assessment of the impact of this. It is concluded that this would be contrary to Policies BE15 – BE17 and Policy BE19 of the Unitary Development Plan.

Internal works

Within the listed building the cruck construction is an original feature of the building as is a chimney piece and fire place. The building involves extensive subdivision throughout the whole of the existing buildings. The agent has submitted a statement that confirms that the new dwellings would be formed without moving, damaging or concealing any features, that consist of crucks, beams and fireplaces that are part of the Listed Building.

The original plans did not detail the position of the crucks and original features. These have been included in the amended plans and the agent has removed previously identified conflicts with the crucks on the upper floor in dwelling 3 and on the lower floor has altered the kitchen layouts so they do not interfere with the stone window cills.

The amended plans detail the location of existing timbers and now demonstrate new stud walls and cavity being placed in close proximity to these. Whilst this may be acceptable in principle, given the relationship of the new walls to these features, sufficient detail, eg cross sections have not been submitted to allow the full extent of the impact on the listed building to be assessed.

The amended plans also detail ventilation ducts that would be run through original walls internally to terminate externally in the form of a tile vent. An internet page has been submitted to detail how this may appear externally has been submitted. Elevational details have not been submitted to demonstrate this in the context of the site, Furthermore details of the appearance and size of this ducting have not been detailed.

11 Amenity

Amenity for future residents of the development

The majority of the windows face the road frontage and into the courtyard which is of restricted dimension. Due to the nature of the site it is not possible to achieve ideal minimum separation standards. The agent has detailed amendments to the original scheme which include obscure glazing to remove significant overlooking issues between the 4 proposed dwellings, in addition the layout of rooms is such that the main habitable rooms benefit from maximum achievable privacy within the constraints of this site. The agent has also removed access to the first floor terrace area associated with dwelling 2 and shows obscure glazing to the side elevation of the conservatory to prevent views into dwelling 2. Despite the fact that minimum distances cannot be achieved, adequate privacy could be achieved within the scheme, subject to requiring some glazing facing the courtyard to be obscured.

There is approximately 100 square metres of amenity space in the court yard area. This level of amenity space is low, as usually new dwelling houses should have approximately 50 square metres of garden space. However it is also acknowledged that it is not uncommon for modern flats and apartment developments to have no outdoor amenity space. Given the particular nature of this site it is considered that the level of amenity space shown would be acceptable in principle. In this instance some amenity space can be provided and should be incorporated into the scheme. The applicant has also confirmed that they would be prepared to resurface this area so it is more appropriate to the site. This is welcomed, however the applicant has also detailed that two car parking spaces could be accommodated within the court yard. It is considered that the provision of parking in this area would reduce the amenity space available and the presence of manoeuvring vehicles would detract from the internal amenity of the dwellings and the usability of this amenity area. It is concluded that the use of this area for parking would be contrary to Policy H14 of the Unitary Development Plan.

The site is located on a busy road between Ecclesfield and Grenoside and is in close proximity to a number of public houses. The issue to be assessed is whether the dwellings would have unacceptable living conditions as a result of the surrounding noisy uses. The applicants have submitted a noise assessment that details a number of recommendations including introducing secondary glazing and glazing with a sound reduction index appropriate to the findings of the noise survey, a ventilation system to ensure that the windows can remain closed, acoustic doors, and improvements to the roof construction. Due to the proximity of the proposed dwelling to the public houses and the busy adjacent highway then the Environmental Protection Officer considers it essential that the measures detailed within the noise assessment are implemented on site and required through condition. Without the measures the Environmental Protection Officer objects to the principle of the scheme. Representation has also been received regarding this issues from the land lady of the Stocks Public House.

It is not possible to condition all of the measures detailed within the noise report due to the nature of the building. The specific issue is the fact that the report states that to maintain the acoustic integrity of the windows system, then the windows

12 must remain closed, and consequently an alternative form of ventilation would be required. It is considered that a mechanical ventilation system serving the whole of the listed building would have an unacceptable impact on the fabric of the building. No details have been provides of such a ventilation system, which is unacceptable in itself, however this in principle would not be suitable in terms of the character of this building.

It is noted that there are residential properties in the immediate vicinity along Townend Road and the properties were historically houses, taking this into account and also the limitations of the building it is considered that there is scope to relax Environmental Protection Officer’s requirements with relation to the acoustic standards of these dwellings. It is considered that the bedrooms are the most noise sensitive rooms in the dwelling and that there is a need for ventilation. In principle it is considered that if the bedrooms have an alterative opening window other than on the frontage then this would be acceptable.

It is the proposed dwellings 3 and 4 that front onto Townend Road which are most sensitive, dwellings 1 and 2 have are less sensitive as the windows face into the courtyard rather than the highway. The applicant has responded to these concerns by adding alternative openings in the roof facing into the court yard, which would provide natural ventilation, allowing the most sensitive windows in the frontage to remain closed. However in dwelling 4 the bedroom is shown to have only one window that would face Townend Road and would not be able to achieve adequate ventilation and noise attenuation. This window is located approximately 7.7 metres from the closest point of the Stocks Public House and would be extremely noise sensitive. It is considered that it would have been more appropriate to switch the bedroom and the study as the study as alternative openings in the rear elevation. For this reason it is considered that there would be unacceptable noise implications for residents of this dwelling.

At the ground floor both dwellings 3 and 4 have the main living accommodation facing Townend Road. The applicant has shown ventilation ducts that would terminate on the sloping roof of the rear extension. Sufficient detail of these has not been submitted to assess the impact of these on the listed building, however they would provide suitable ventilation. Even without these it is considered that although the amenity of these rooms would be reduced if the windows or doors were opened, this would still be acceptable as the noise level would be less sensitive than a bedroom.

The noise assessment also indicates that an absorbing layer of insulation should be placed above the ceiling. It has been queried with the applicant as to whether this can be achieved. This applicant as not been able to confirm this at this point and suggests whether it would be possible to underdraw the ceiling if this cannot be achieved. This alternative would be unlikely to be feasible due to the nature of the building.

The applicant has not demonstrated that suitable living conditions can be achieved through the amended plans. The proposal would therefore be contrary to Policy H14 of the Unitary Development Plan

13 Surrounding residents

Due to the nature of the building usual standards of amenity required for the formation of new dwellings cannot be achieved. Usually a 21 metre distance is required to be provided between main windows, though if there is an angle involved a smaller distance is acceptable. To the north west of the site are residential properties immediately abutting the site. At present the existing café / Kitchen and stairway associated with the antiques shop is a first floor conservatory that has obscure glazed high level openings in the rear and larger obscure glazed windows in the side elevation. These windows abut the parking area / yard of properties to the rear. This conservatory / cafe is proposed to be extended over the existing fire escape bringing the usable floor space up to the glazing. The rear yard to the rear of the site has a number of windows from various properties facing into it. The existing obscured glazing would remain. It is not considered that the use of this room, taking into account the internal alterations would lead to significant loss of privacy to neighbouring properties. The main outlook from this room would be through glazing facing into the internal courtyard.

To the north east of the site are flats. There are two windows at first floor in the gable ends that appear to serve a kitchen and a bedroom. The kitchen window is visible from the conservatory and is located approximately 15.5 metres at the closest point. The living room and bedroom windows of this dwelling also face the kitchen and bedroom window in the neighbouring flats but at varied distances. It is acknowledged that the separation distances are substandard, however this relationship is established at present with the existing shop and café use and in addition there is an outdoor terrace area, which is to be removed as part of this application. It is considered that the change of use would not significantly intensify overlooking issues to these properties to the extent that refusal could be justified.

The frontage of the property faces onto the road junction. The Stocks public house is angled almost at a right angle and has windows in the front elevation, although these windows are visible from the windows in the front of the site and the separation distance is only 10 metres, the properties are located at such an angle that direct overlooking would not arise to an extent that there would be concerns regarding loss of privacy.

Highway Issues

Two parking spaces have been detailed within the courtyard. The conversion of the building to 4 dwellings utilises the existing building and the footprint of this building covers most of the site. There is no scope to increase the amount of parking on site beyond that shown. However when comparing the existing demand for parking associated with the antiques shop and associated café with the proposal for 4 dwellings then there would not be any noticeable changes in traffic generation. In addition it is noted that there is an existing car park to the south of the site and on street parking opportunities exist on adjacent side roads. The concerns raised through representation are noted however it is considered that highway safety issues would not arise as a result of this scheme.

Access Issues

The applicant has submitted an access statement. It is stated that as the building is listed it is not possible to make the necessary structural alterations that would enable the property to meet current legislation for mobility standards. It is concluded that it is not possible to meet these standards in this instance due to the fabric of the building.

RESPONSE TO REPRESENTATIONS

Many of the issues raised have been addressed in the above assessment. Concern has been raised regarding noise arising from the development due particularly due to the materials around the site. The development is for residential use in a residential area. The materials on site are a feature of the area and exist beyond the site. It is not uncommon to hear occasional noise from neighbouring properties when in close proximity. It is concluded on balance that the proposal would not lead to significant noise and disturbance to other properties.

SUMMARY AND RECOMMENDATION

The principle of converting this Listed Building within a Housing Area to back to living accommodation, which was both part of the original use, and the preferred use in this area is acceptable. Significant attempts have been made to resolve these issues with the agent and many issues have been resolved, however a number issues are still unacceptable.

The introduction of windows reliant on the amenity of land outside the application site is unacceptable for both the future occupants of the development and neighbouring land owners. The inclusion of parking within the courtyard amenity space would lead to unacceptable living conditions due to noise and disturbance of manoeuvring vehicles. These issues mean that the proposal is not consistent with the aims of Policy H14.

There is significant conflict between the proposals and the impact on the Listed Building and the Conservation Area. The lack of information regarding external alterations such as the introduction of velux roof lights and tile vents does not allow the impact on the Listed Building and Conservation Area to be assessed. Sufficient detail of new walls on the internal cruck frame and proposed ventilation mechanisms have not been supplied to enable a full assessment to take place on the resulting impact on the inside of the building. Externally the bin store is inappropriately positioned detracting from the character and setting of the listed building and courtyard.

The nature of the building means that the measures detailed within the noise report are not acceptable within this Listed Building and conflict with the historic and architectural significance of the site, as these cannot be allowed as proposed the proposed use is unacceptable as residential due to the impact of surrounding noisy uses of the living conditions of future occupants.

15 Consequently for the reasons outlined above the proposal is considered to be contrary to Policies H14, BE15, BE16, BE17 and BE19 of the Sheffield Unitary Development Plan and the applications should be refused.

Case Number 06/01694/LBC

Application Type Listed Building Consent Application

Proposal Alterations to shops to form 4 dwellings (Amended plans recieved 05/01/07)

Location 2-6 Town End Road Ecclesfield Sheffield S35 9YY

Date Received 05/05/2006

Team NORTH & WEST

Applicant/Agent A P Doughty Design Consultant

Recommendation Refuse

For the following reason(s):

1 The submitted plans do not include elevational details of the velux roof lights shown to be inserted in the building, or sufficient detail of the internal subdivision and proposed ducting and ventilation measures to enable full assessment to be made. In the absence of such detail the Local Planning Authority must assume the proposed development would have a detrimental impact on the Grade II Listed Building. As such the proposal is deemed contrary to Policy BE15 and BE19 of the Sheffield Unitary Development Plan.

2 The Local Planning Authority consider that the proposed bin store by virtue of its siting would detract from the special architectural and historic interest of Nos. 2-4 Town End Road a Grade II Listed Building. In this respect the proposal is contrary to Polices BE15 and BE19 of the Unitary Development Plan.

3 The Local Planning Authority consider that the proposed ventilation methods would detract from the special architectural and historic interest of Nos 2-4 Town End Road a Grade II Listed Building. In this respect the proposal is contrary to Polices BE15 and BE19 of the Unitary Development Plan.

Site Location

For report please see 05/04609/FUL

Case Number 06/02017/OUT

Application Type Outline Planning Application

Proposal Erection of 127 residential units and associated car parking accommodation and car parking accommodation for adjacent club and dental practice (As amended by letter and plans of 30/01/07)

Location 22 Stannington Road, Malin Bridge Sports And Social Club And Land To The Side And Rear Sheffield S6 5FL

Date Received 05/06/2006

Team NORTH & WEST

Applicant/Agent Landtask

Recommendation Grant Conditionally subject to Legal Agreement and the resolution of the outstanding issue regarding the loss of the sports facility

Subject to:

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

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

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

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

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

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

4 As part of any reserved matters application, full details shall be submitted to and approved in writing by the Local Planning Authority showing a minimum of 25% of the units provided shall be designed and constructed to mobility housing standards as set out on "Mobility housing - Supplementary Planning Guidance" and "Sheffield Mobility Housing, Lifetime Homes Standard" ( November 2006) unless otherwise agreed in writing by the Local Planning Authority.

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

5 The development shall not be begun until either :

a) improvement works to the highways specified below have been carried out to enable such highways to perform safely when subjected to the traffic which, in the opinion of the Local Planning Authority will be generated by the development, or

b) details have been submitted to and approved in writing by the Local Planning Authority of arrangements which will have been entered into which will secure that such improvement works will be carried out before the development is brought into use:

The works:

i) creation of a new junction to serve the development site and widening of Stannington Road in the vicinity of the new junction (such that traffic waiting to turn right into the site does not block southbound traffic); provision of new realigned footway across development site frontage; accommodation works to highway drainage; review of street lighting and possible accommodation works; review/promotion of possible Traffic Regulation Orders that might be desirable as a consequence of development (waiting/loading restrictions) entailing advertising, making and implementing the TRO subject to usual procedures (including provision and installation of regulatory traffic signs and road markings in accordance with Traffic Signs, Regulations and General Directions 2002); any other accommodation works on Stannington Road associated with road markings and traffic signs.

ii) a review of lowered kerb locations within the vicinity of the development proposal and provision of lowered kerbs where necessary (to assist pedestrians crossing the road)

iii) review of the Stannington Road highway boundary (to accommodate the widening) and dedication of land to Sheffield City Council at no cost to Sheffield City Council

iv) provision of a cycle/footbridge crossing the River Loxley connecting a riverside cycle/walkway which will pass through the development site to the

19 footpath on the opposite side of the River Loxley (to include the submission of structural calculations for the bridge)

Unless otherwise agreed in writing by the Local Planning Authority

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

6 Prior to the improvement works in the above condition being carried out, full details 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.

7 Prior to any works commencing next to the banks of the River Loxley, full details of the retaining structure shall have been submitted to and approved in writing by the Local Planning Authority. If alterations to the structure are required, the following shall also have been submitted to and approved in writing by the Local Planning Authority prior to any works commencing next to the banks of the River Loxley: Cross sectional drawings, structural calculations, long sections, materials specifications, mounting details for railings, railings details, drainage details/arrangements, coping details and method statement for construction. Prior to any of the residential units becoming occupied, the above works shall have been provided in accordance with the approved details.

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

8 Before development is commenced, full details of a riverside walkway/cycleway shall have been submitted to and approved in writing by the Local Planning Authority (including submission of longitudinal sections, cross sections, drainage details, direction signing, materials and specifications as the route progresses through the site). The riverside walkway/cycleway shall be provided in accordance with the approved details and thereafter retained.

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

9 Prior to work commencing on the provision of the riverside walkway/cycleway, details shall have been submitted to and approved in writing of the method of illumination, either in the form of columns or attached/hung from the development. The method of illumination shall have been provided in accordance with the approved details prior to the route becoming available for use and shall thereafter be retained.

In the interests of pedestrian safety.

10 The development shall not be used unless and until all redundant vehicular accesses have been permanently stopped up and provided as footway and the means of vehicular access shall be restricted solely to those points indicated on the approved plans.

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

11 Before the development is commenced, full details of suitable and sufficient sheltered bicycle, motorcycle/moped parking shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the cycle/motorcycle/moped parking has been provided in accordance with the approved details and shall thereafter be retained for the sole purpose intended.

In order to encourage the use of alternative modes of transport.

12 Before any of the residential units are occupied, a Travel Plan to reduce dependency on the private car, which shall include clear and unambiguous objectives and modal split targets, together with a timebound programme of implementation, monitoring and regular review and improvement, shall have been submitted to and approved in writing by the Local Planning Authority and thereafter operated.

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

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

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

14 At all times that construction works are being carried out, equipment shall be provided, in accordance with details that shall be approved by 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. The equipment shall be provided in accordance with the approved details and shall be retained and maintained and used for the sole purpose provided.

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

15 The development shall not commence unless and 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.

In order to ensure that the development can be properly drained.

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 that no piped surface water discharge takes place until proper provision has been made for its disposal.

17 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority. Roof drainage should not be passed through any interceptor.

To prevent pollution of the Water Environment.

18 The surface water discharge from the site is subject to a reduction of at least 20% compared to the existing peak flow and detailed proposals for surface water disposal, including calculations to demonstrate the reduction shall be submitted to and approved in writing by the Local Planning Authority prior to work on site commencing.

In order to reduce the impact on the receiving watercourse of the discharge of surface water.

19 No development shall take place until the Local Planning Authority has approved a report provided by the developer identifying how the predicted CO2 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment. The carbon savings that result from this will be above and beyond what is required to comply with Part L of the Building Regulations. Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out in accordance with the requirements of the report and the provisions therein shall be provided and thereafter retained.

In the interests of reducing the energy requirements of the building.

20 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3 (three) metres either side of the centre line of the sewer that crosses the site.

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

21 Finished floor levels shall be set no lower than 73.54 metres above Ordnance Datum.

22 To reduce flood risk as recommended by the Flood Risk Assessment dated December 2004 (Capita Symonds Structures).

22 As part of any reserved matters application details of areas of open space, which shall be no less than 10% of the site area shall be included. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the open space either on site or by way of a contribution towards the provision or improvement of facilities on another site.

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

23 Notwithstanding the indication on the submitted plans, the riverside walk should be constructed on top of the existing bank, away from the base of the trees.

In order to preserve more of the trees on site.

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

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.

GE4 - Development and the Green Belt Environment GE13 - Areas of Natural History Interest and Local Nature Sites H4 - Housing for People on Low Incomes H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE19 - Development affecting Listed Buildings LR4 - Open Space LR7 - Development of Recreation Space for Non-Recreational Uses

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

23 Attention is drawn to the following directives:

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

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

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

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

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

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

3. 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 Planning, Transport & Highways Howden House 1 Union Street Sheffield S1 2SH

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

4. As the development is likely to involve the erection of hoardings to enclose the site during construction, the developers attention is drawn to the Councils strategy to control fly-posting.

24 Part of the strategy is to accept fly-posting on such hoardings under the terms set out in the Council statement below. The aim is to avoid fly-posting in more sensitive locations and you are asked to support this objective by not taking action to prevent such bill-posting, though you may wish to direct the activity to specific hoardings at the site.

STATEMENT OF SHEFFIELD CITY COUNCIL

UNAUTHORISED BILL POSTING - CIRCUMSTANCES IN WHICH THE COUNCIL WILL NOT TAKE ACTION TO REMOVE, OR OBSCURE POSTERS, OR TO PROSECUTE THOSE RESPONSIBLE

1. This statement is made solely in respect of the Council's function as a Local Planning Authority and the powers thereby conferred upon it. It does not relate to any other powers possessed by the Council or its actions in respect of any property in which it has an interest.

2. This statement does not confer any legitimacy on the sticking of posters/bills on structures or property without the consent of the owner or other person having an interest in that property, nor legitimacy under the Town and Country Planning Acts or any other relevant legislation.

3. This statement does set out, as far as possible the locations, and circumstances in which bill-posting may normally take place without the adverse affect on public amenity or highway safety being of such a degree that the Council would deem it necessary to take action against those carrying out, or benefiting from, the activity or to remove or deface the offending advertisement.

4. Given that it is not possible to specify every location or circumstance which may occur in practice the Council reserves the right to take whatever action it deems necessary without notice in respect of unauthorised bill- posting notwithstanding part 3 above.

5. Bill-posting on the following structures would not normally result in action being taken under the Planning Acts.

(a) Hoardings screening development sites.

(i) Only bill-posting on hoardings to sites where building work is underway shall be generally exempt from action being taken by the Council. In all other cases bill-posting shall not take place unless the Council have been notified and subsequently confirmed that they are not minded to take action in respect of a specific site.

(ii) The posters shall be displayed and maintained in a neat and tidy manner with a border left above the posters and at least 0.5 metre between the bottom of any poster and ground level.

(iii) Existing authorised advertisements or artwork shall be respected.

5. As the proposed development has a highway structural implication next to the River Loxley, the applicant is advised to contact Mr M Wilson (0114 2736295) (City Council Structures Group) prior to any works commencing on site.

6. The development will require the issuing of a formal address(es) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox (0114 2736127) for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to contact services.

7. Advice on the preparation of Travel Plans is contained within the document "Guidelines for the preparation of Transport Assessments and Travel Plans" and from Paul Sullivan (0114 2736677).

8. The applicant's attention is drawn to Section 59 of the Highways Act 1980, which enables the Highway Authority to recover expenses due to extraordinary traffic. Contact Paul Turner (0114 2736127).

9. 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.

26 Site Location

LOCATION AND PROPOSAL

The application relates to land on the west side of Stannington Road, close to the gyratory road system at Malin Bridge. To the north of the site are the tree-lined banks of the River Loxley with the former Corn Mill, a Listed Building, on the other side of the river. To the west is woodland, with playing fields and housing to the south on Stannington Road.

Part of the site was formerly used for car sales on Stannington Road, with small industrial units and storage yard to the rear. A number of temporary cabins have been erected on this part of the site. The site also includes the Malin Bridge Sports and Social Club building, car park to the front and a surfaced games area to the rear. A dental surgery at No. 22 Stannington Road also forms part of the site.

The Green Belt boundary, as currently identified in the Unitary Development Plan, runs through the surfaced games area and part of the club building.

This outline planning application proposes redevelopment of the site involving the clearance of all existing buildings apart from the Malin Bridge Sports and Social Club building and the dental surgery. The application proposes the erection of 127 2-bed flats with associated parking and new parking for the remaining Malin Bridge Sports and Social Club building and the dental surgery.

The application seeks approval for details of siting and means of access at this stage. The applicants have submitted a design statement that gives indicative details relating to density, massing, usage, car parking and access. They have also submitted details relating to trees, flood risk, traffic impact and ground conditions.

The indicative details show the siting of 3 blocks of flats along the northern boundary of the site, close to the River Loxley. The western most block is shown also extending along the western boundary. A riverside walk is shown between the flats and the river, stretching the length of the northern boundary from Stannington Road.

The blocks appear to be a minimum of 4-stories high. There are no details of design or appearance.

There are currently 4 access points on the Stannington Road frontage of the site. It is proposed to close these and serve the whole site, both new development and retained uses, from a single access point. This would lead into the proposed parking areas.

The revised indicative details show that for the flats, undercroft car parking would provide 100 spaces and surface parking 27 spaces (a total of 127 spaces). The surface parking area, as originally proposed, would have extended over the existing surfaced games area which, as previously stated, is predominantly within the Green Belt. Revised details have been submitted that now indicate the area of car parking removed from the Green Belt and this land now indicated as green open space. The proposal also includes a revised car parking area, 12 spaces, for the existing dental practice and 20 spaces for the retained sports and social club.

No details of landscaping have been submitted at this stage.

RELEVANT PLANNING HISTORY

An application for the siting of temporary cabins on part of the site was granted on 07/10/2005. (Ref:05/02632/FUL).

SUMMARY OF REPRESENTATIONS

8 letters, most not objecting to the principle of residential development but expressing concern/ objecting on the grounds:

- lack of proposed parking leading to more on-street parking - traffic safety problems as a result - need to improve public transport - out of keeping due to proposed size - impact on listed building - loss of trees - not enough local facilities - impact on Green Belt - overdevelopment - concerns about the future of the Sports and Social Club

Bradfield Parish Council recommends refusal on the grounds:

- poor access - highway capacity - part of site in Green Belt - part Greenfield, used for recreation - adjoins Loxley Valley Area of Special Character - adjoins an Area of Natural History Interest - protected species on site - contrary to Council and Government policy

A copy of the revised proposals have been forwarded to the Parish Council bit no response had been received at the time of writing the report

The Loxley Valley Protection Society has no objection in principle to the brownfield element of the site being used for housing. They make the following comments:

- welcome the retention of the club - possibly accept use of the hard surface if no objections from locals - should not touch trees at the rear - cannot say if overdevelopment, numbers should be left to details - footpath along river welcome, providing it is public

The Malin Bridge Sports and Social Club have made observations on the proposal. They state that in principle they are not opposed to the planning application. However, in view of the fact the club would lose their recently refurbished enclosed all-weather floodlit training facilities, in the green belt, they stress they are only able to support the application if a number of points are fully addressed by the applicants so that the club is not prejudiced by the development.

They consider:

- the boundary of the Green Belt is currently unusual but all the club should be included within it

- the development proposed requires the land occupied by the surfaced games area which is used by all ages during most evenings, to be replaced with a car park. To date, the applicants have not submitted firm proposals with regard to

29 relocation/compensation for the club. Consequently, they ask that provision for this relocation at the cost of the developer be made by way of a section 106 agreement prior to the grant of planning permission.

- the proposed lease agreement offered by the applicant is unacceptable in view of the cost involved in their demands that the club be visually improved and the term of 25 years currently on offer is insufficient for the club to seek long term funding. A prohibition on assignment is also not acceptable, as it is their intention to establish some form of Trust to enable the retention of this site as a Sports and Social Club Facility for the long term benefit of the community, which would include those living in the proposed development.

PLANNING ASSESSMENT

Policy Issues

Part of the application site is within a Housing Area as defined in the UDP and the proposed development of this area is therefore in accordance with Policy H10, as housing is the preferred use in such areas.

The proposal has to be considered in the light of Policy H14 that states, amongst other things, that new buildings should be well designed and in scale and character with neighbouring dwellings, that the site should not be over-developed or deprive residents of light or privacy and provide appropriate off-street parking and not endanger pedestrians. It also states that it should provide an environmental buffer and comply with Policies for the Green Environment.

Most of the application site is considered to be previously developed land (often referred to as brownfield land). The development of that part of the site would be acceptable, in principle, in the light of Government guidance relating to housing (PPS 3).

Part of the application site is also within the Green Belt as currently identified in the UDP although the revised indicative details now show there to be no development within the Green Belt.

Policy GE4 states that the scale and character of any development permitted in or conspicuous from the Green Belt should be in keeping with the area and conserve and enhance the landscape.

Policy GE 13 looks to protect Areas of Natural History Interest (ANHI). The River Loxley adjoining the site is an ANHI.

Part of the application site is an existing surfaced games area and the proposal should therefore be examined in the light of policies relating to leisure and recreation. Policy LR4 refers to protecting open space where it is needed for outdoor recreation. Policy LR7 seeks to retain recreation space.

30 Policy BE19 states that development affecting the setting of a listed building will be expected to preserve the character and appearance of that building. The Corn Mill on the opposite bank of the river is a Grade 2 listed building.

National planning guidance, PPG 2 Green Belts, contains a general presumption against inappropriate development within Green Belts and states they are, by definition, harmful to the Green Belt.

Impact on the Green Belt

The proposed development would result in the construction of a block of accommodation and some car parking, related to the proposed residential accommodation, towards the edge of but outside the Green Belt.

The provision of the green space on the site of the tennis courts will enable a softer edge to be given to the Green Belt boundary. This will reduce the impact of the building by the Green Belt boundary

The proposed car park would introduce attendant lighting, noise and activity that could have more of an impact on the Green Belt than the existing floodlit training facilities. Whilst the existing floodlights do have an impact on the visual character of the Green Belt they are not permanently lit and relate to a recreational use. However, the removal of the parking area from the Green Belt and its use as a green space will form a buffer between the site and the rest of the Green Belt in this location.

It is considered that the proposal does not contravene Policy GE4.

Loss of Recreational Facilities

The proposed development would result in the loss of a surfaced games area.

Sport England has considered the application in the light of their Land Use Planning Policy Statement Planning for Sport and Active Recreation: Objectives and Opportunities. The overall thrust of the statement is that a planned approach to the provision of facilities and opportunities for sport is necessary in order to ensure the sport and recreational needs of local communities are met. Sport England has adopted the following policy objective, in order to protect existing places for sport:

“To prevent the loss of facilities or access to natural resources which are important in terns of sport development. Should redevelopment be unavoidable, an equivalent (or better) replacement facility should be provided in a suitable location”

Sport England has also considered its comments in light of Central Government in PPG17: Planning for Open Space and Sports and Recreational Facilities on maintaining an adequate supply of open space and sports and recreational facilities. This states, amongst other things, that:

31 “Existing open space, sports and recreational buildings and land should not be built on unless an assessment has been undertaken which has clearly shown the open space or the buildings and land to be surplus to requirements. For open space, 'surplus to requirements' should include consideration of all the functions that open space can perform. Not all open space, sport and recreational land and buildings are of equal merit and some may be available for alternative uses. In the absence of a robust and up-to-date assessment by a local authority, an applicant for planning permission may seek to demonstrate through an independent assessment that the land or buildings are surplus to requirements. Developers will need to consult the local community and demonstrate that their proposals are widely supported by them…”

Paragraph 13 goes onto provide advice on substitute facilities, where these are proposed, stating that:

“Equally, development may provide the opportunity to exchange the use of one site for another to substitute for any loss of open space, or sports or recreational facility. The new land and facility should be at least as accessible to current and potential new users, and at least equivalent in terms of size, usefulness, attractiveness and quality. Wherever possible, the aim should be to achieve qualitative improvements to open spaces, sports and recreational facilities….”

The revisions to the current application indicate the current tarmac surfaced courts to be used as green open space with a replacement facility in the form of an all weather artifical grass court being provided next to the site of the football pitch. Sport England’s views have been requested on this revised proposal. An oral update will be given at the Board meeting.

Retention of sports and social club

The submitted plans show that the existing club will be retained. The club is owned by the applicants. The applicants have confirmed that they have written to the club outlining their proposals for the long term retention of the club and facilities. All of their proposals are conditional on planning approval for their submitted scheme.

As may be seen from the representations from the Malin Bridge Sports and Social Club, in principle they are not opposed to the planning application but there are a number of issues that still give them concern. Some of these are not planning issues but do relate to the retention and future funding for the club.

Should permission be granted it is considered that the applicants should enter into a Legal Agreement that would secure a satisfactory future for the club.

Affordable Housing

The applicants have confirmed that they will provide 6 units of affordable housing. The previous Affordable Housing Supplementary Planning Guidance, published in 1998, required between 5 and 20% of units to be affordable (between 6 and 25 units, subject to negotiation).

32 The applicants have suggested that they should not be obliged to provide a higher level of affordable housing requirement as their proposal provides other benefits, for example the retention of the club, which itself has reduced the likely developable area of the site to a degree calculated at greater than the affordable housing requirement.

The level of affordable housing that would normally be required is around the 20% level, however, as the suggested provision does comply with the, then, guidance and other benefits are provided as part of the scheme, it is considered that this level of affordable housing is acceptable in this instance and complies with Policy H4.

Highway Issues

The application has been supported by the submission of a transport assessment, which highlights the existing and projected vehicular movements in and out of the site. TRICS has been used to determine the projections. TRICS is a national computerised database, which contains actual survey information for different types of development. When selecting sites from the database, care must be taken to replicate the local characteristics (location with respect to shops & public transport, etc) such that realistic projections can be gleaned. TRICS predicts that the development proposal would result in the following peak hour movements: AM, 6 arrivals & 29 departures; PM, 25 arrivals & 11 departures.

These figures are less than 5 % of the existing traffic flows along Stannington Road and Holme Lane. The Institute of Highways & Transportation Guidelines states that only increase in excess of 5 % are considered as having a material impact (as flows tend to vary from day to day by 5 % or more). It is therefore considered that raising an objection to the development proposal on the basis of traffic generation would not be possible to defend. The existing uses on the site are dental practice, sports & social club, car repair workshops, car sales and small manufacturing units. Surveys have shown that the existing peak hour movements in and out of the site are as follows: AM, 18 arrivals & 6 departures; PM, 9 arrivals & 24 departures.

There are no objections in principle to the proposal therefore from a highway point of view but if members were minded to support the proposal a number of conditions relating to highways should be considered.

The South Yorkshire Passenger Transport Executive has no objection to the proposal in view of its proximity to Supertram and bus routes.

Drainage

The proximity of the site to the River Loxley, requires the developer to investigate and define the extent of the site that could fall within the floodplain of the River. The Environment Agency (EA) has suggested that the development could be affected by the floodplain of the River Loxley as identified on the EA indicative flood plain maps.

The applicant is required to demonstrate the protected nature of the proposed

33 development from floodwater and review the floodplain in terms of floodwater hydraulics and risk to life. The applicant does not propose any structure that will cross or permanently restrict the River Loxley.

The redevelopment of the site does not impair the hydraulic continuity of the River and the current ‘‘local hydraulics’’ of distributing watercourses / outfalls. Should impact onto the existing regime be unavoidable, Land Drainage Consent would be required from the EA.

During flood events of higher order than the 100-year design event, the Proposal will experience flooding and will rely upon the Flood Water Warning Strategy of the EA. Access and egress to the building are exclusively above the 100-year flood level, removing the risk to general use.

The proposed development footprint does not cross or cover any existing or declared future catchment flood defences. Consequently, the applicant does not propose to augment or compromise the current catchment defences.

Future foul drainage from the site will discharge to the existing adopted sewers in Stannington road. Surface Water will discharge directly to the River Loxley via new outfalls in line with Building Regulations and in consultation with the EA. The applicants state that minimal impact will take place to the existing river due to the size of the development and the fact that the existing site already discharges into the river. It is not envisaged at this time that any flow restrictions will be required.

The Environment Agency has no objections to the proposal and accepts the findings of the applicants flood risk assessment. They have suggested conditions that should be imposed on any permission granted.

Landscape and Ecology Issues

The applicants have submitted a tree survey for the site. All of the trees are on the boundary of the site, with most along the banks of the river. It considers that the majority of these would need to be removed. The need to install a retaining structure along the river and the provision of the footpath would result in removal of many of these. The applicants state that planting new trees would compensate this loss. Along the western boundary are a number of Lombardy Poplars that are not considered, by the applicant, suitable for retention due to age and condition.

It is considered that some of the trees on the riverbank should be retained and the blocks moved to accommodate their canopies. By constructing the riverside walk on top of the existing bank away from the base of the trees, it is considered that more could be retained.

Open Space Issues

The site is within a catchment area deficient in both formal and informal recreation space. However, the indicative plans and confirmatory statement from the

34 applicants show open space being provided within the site, a riverside walk being created and the residents having access to the playing fields. The amount of open space within the site would be within the region of 15% of the site. Policy H16 requires an area of 10% of the site to be set aside for open space use, or a contribution be made to the provision of new or enhanced facilities within the vicinity of the development site. In this respect, the provision of open space within the site complies with Policy H16.

Impact on a Listed Building

The former Corn Mill, a Grade 2 Listed Building is situated on the other side of the River Loxley to the application site. The Corn Mill has been extended previously, adding an unsympathetic modern brick built addition in the 1970’s, which was used as a clothing store. The building is now derelict and in a state of disrepair. The Corn Mill still has an intact water wheel served by a short millrace (now disused). Planning permission has already been granted for the demolition of the modern addition to the Corn Mill and the restoration/conversion of the original mill into 8 apartments. Two additional blocks of residential development are also to be erected within the site.

An application for the erection of 12 apartments in 1 x 4 storey block and associated car parking accommodation was refused permission at the last Board (9th January 2007) on the grounds, amongst others, that the scale and massing of the building would be out of character in the street scene and would detract from the setting of the listed building.

Policy BE19 of the UDP states that development affecting the setting of a listed building will be expected to preserve the character and appearance of that building. The application under consideration is an outline application with matters of design and external appearance reserved for future consideration.

It is considered that given the separation distance between the Corn Mill and the proposed siting of the closest block of flats (over 25 metres), with the River Loxley in between, that the impact on the setting of the listed building would not be significant. Details of the design and external appearance of the closest block could also be made to reflect the character and therefore reduce the impact on the listed building.

LEGAL AGREEMENT

In order to ensure the provision of and retention in perpetuity of the units of affordable housing offered, a legal agreement will need to be provided to the Local Planning Authority indicating the Registered Social Landlord the applicant will be working with, the nature of the type and tenure of the units.

It will also be necessary to include a provision ensuring the retention of the Sports and Social Club.

SUMMARY AND RECOMMENDATION

35 There are a number of issues relating to this proposal.

Part of the application site, where it is proposed to provide one of the residential blocks and a surface car park for the proposed residential development is on the edge of the Green Belt, as currently identified by the UDP. The application should therefore be assessed in the light of existing policies relating to the Green Belt, and in this instance, is not felt to be contrary to the policy.

The proposed residential development and associated surface car parking area would also result in the loss of an existing surfaced games area. The loss of this sports facility is in an area that is well below the minimum guideline requirement for both formal and informal open space but is to be replaced elsewhere within the sports club grounds with an all-weather artificial grass pitch.

The amount of affordable housing proposed by the applicants is within the range of provision expected for a development of 127 flats under the affordable housing policy in force when the application was submitted. A larger provision would be negotiated under the current policy but in this case, the amount is mitigated by the applicant’s decision to retain the sports club facility and the provision to the lower end of the range is felt appropriate.

The application has been presented as a vehicle for ensuring the retention of, and therefore the future of the Malin Bridge Sports and Social Club, now in the ownership of the applicants. The retention of the club is welcomed, in view of the role it plays in the local community, but the application also now does not contravene policy and so the recommendation is to Grant conditionally subject to a legal agreement and the resolution of the outstanding issue of the loss of the sports facility.

Case Number 06/02711/FUL

Application Type A Full Planning Application

Proposal Erection of 35 apartments in four 3/4-storey blocks with associated car parking and landcaping (In accordance with ecological and historic landscape assessments dated 27/09/06, shade diagrams dated 08/12/06, amended plans 1280-A-002/007/008/009/010 dated 19/12/06 and amended plans 1280-A- 001/003/004/005/006/011/012 dated 23/01/07)

Location Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road Sheffield

Date Received 11/07/2006

Team SOUTH

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Grant Conditionally 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 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 1:20 of the items listed below shall be approved in writing by the Local Planning Authority:

Windows Window reveals Doors Eaves, soffits and verges External wall construction

37 Brickwork detailing Balconies Entrance canopies Rainwater goods

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

5 Before the development commences, details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall have been approved in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

38 8 Before any work on site is commenced full details of the measures to be taken to protect the existing trees/hedges within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

9 The existing trees, shrubs or hedges within the site of the development, other than the trees indicated for removal on the plans, shall not be destroyed or otherwise removed and no trees shall be lopped or topped, without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree, hedge, part of a hedge or shrub other than the 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.

10 Silt traps shall be installed to the ponds prior to construction works commencing and retained during works.

To ensure that run off would not affect the pond.

11 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3.0metres either side of the centre line of the sewer which crosses the site.

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

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

In the interest of satisfactory and sustainable drainage .

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

39 14 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 that the development can be properly drained.

15 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.

16 The surface water discharge from the site shall be limited to a maximum rate of 30l/s. Details of how this is to be achieved are to be submitted to the Local Drainage Authority for approval prior to the commencement of building.

To ensure that the development can be properly drained.

17 Notwithstanding the submitted plans, 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.

18 The apartments shall not be used unless the sight lines, as indicated on the approved plans, have been provided. When such sight lines have been provided, thereafter the sight lines shall be retained and no obstruction to the sight lines shall be allowed within the sight lines above a height of 1 metre.

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

19 Before the development is commenced full details of the proposed refuse facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority and the approved facilities shall have been implemented prior to the occupation of the buildings and shall thereafter be retained.

In the interests of the amenities of the locality and occupiers of the proposed dwelling.

20 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.

21 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.

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 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.

23 Prior to the development commencing, fencing shall be erected around the woodland to the southwest of the site and retained during works.

To protect the established woodland.

24 The schedule of measures outlined in the submitted ecological survey to preserve or enhance any identified habitat of a protected species shall be carried out in accordance with the approved schedule.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development, in accordance with Policy GE11 of the Sheffield Unitary Development Plan and National Planning Guidance as set out in Planning Policy Guidance Note 9 (Nature Conservation).

25 The new access shall be provided prior to any demolition or construction works commencing on-site.

In the interests of the safety of road users.

26 The development shall not be used unless an extension of the pedestrian footway from the woodland/pond area has been provided connecting to the existing footway system on Storth Lane.

To allow public access to the pond and woodland features.

41 27 Before the development is commenced, details of the proposed layout and marking out of 25% of the car parking accommodation to be designed to mobility standards shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the mobility and standard car parking accommodation 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.

28 Before the development is commenced, details of the means of ingress and egress and haulage routes 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.

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

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

30 The development shall not be used unless turning space for vehicles including a pantechinon has been provided within the site, in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such turning facilities shall be retained.

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

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

32 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.

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

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

34 Prior to any works commencing on-site a joint dilapidation survey shall be carried out and agreed with the Local Planning Authority and any remedial works required as a result of the development shall be completed to the satisfaction of the Local Planning Authority prior to the occupation of the apartments.

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

Attention is drawn to the following justifications:

H5 - Flats, Bed-sitters and Shared Housing H7 - Mobility Housing H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments BE5 - Building Design and Siting BE16 - Development in Conservation Areas GE15 - Trees and Woodland GE16 - Lakes and Ponds

Attention is drawn to the following directives:

1. Prior to the commencement of development and if any alteration or diversion of Northern Electric apparatus is required, the applicant is advised to consult:

NEDL Call to quote 98 Aketon Road Castleford WF10 5DS

2. There shall be no additional culverting to the watercourse that passes through the site, and no building within 3metres of the channel or banks. Any proposals to alter the watercourse should be submitted to the Local Drainage Authority for approval under Section 263 Public Health Act 1936.

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

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

6. 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.

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

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

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

8. Section 80 (2) of the Building Act 1984 requires that any person carrying out demolition work shall notify the local authority of their intention to do so. This applies if any building or structure is to be demolished in part or whole. (There are some exceptions to this including an internal part of an occupied building, a building with a cubic content of not more than 1750 cubic feet or

44 where a greenhouse, conservatory, shed or pre-fabricated garage forms part of a larger building). Where demolition is proposed in City Centre and /or sensitive areas close to busy pedestrian routes, particular attention is drawn to the need to consult with Environmental Protection Services to agree suitable noise (including appropriate working hours) and dust suppression measures.

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

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

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

You should apply for a consent to: -

Assistant Head of Highways Planning, Transport & Highways Town Hall Extension Sheffield S1 2HH

For the attention of Mr J Fawcett Tel: (0114) 2736132

10 The applicant is advised that under Section 59 of the Highways Act 1980 the Highway Authority may recover any expenses resulting from the extraordinary traffic use of the adopted highways which result from the construction of the development.

45 Site Location

LOCATION AND PROPOSAL

The application site relates to land to the rear (south) of Ranmoor Hall which is subdivided from the site. The site currently accommodates a number of buildings used as a conference facility and associated hardstanding forming car parking areas. There is an ornamental pond and associated mature landscaping at the south edge of the site adjacent to Stumperlowe Crescent Road which extends into a woodland area towards the southwest edge of the site. The site is largely enclosed by landscaping and properties.

The site is currently accessed off Belgrave Road to the north which is a private road and exit from the site is onto Storth Lane to the east which is one way in part. The overbridge carrying Stumperlowe Crescent over Storth Lane is Grade II Listed

46 and is sited to the southeast of the site. The surrounding area is predomianantly residential in nature comprising of large dwellinghouses characteristic of the area. The adjacent sites to the northeast and southwest have been developed as Dalebrook Court and Storthwood Court apartments within the grounds of Victorian mansions.

There are a number of land level changes within the site but overall the site slopes steeply southwards from Ranmoor Hall towards Storth Lane.

The application site falls within a designated Housing Area as defined in the adopted Sheffield Unitary Development Plan. The site also lies within the Ranmoor Conservation Area and the trees on the site are also covered by Tree Preservation Orders.

The scheme originally comprised of 39 apartments and associated car parking (38 spaces) and landscaping. Amendments have been carried out to the scheme which now seeks full planning permission for the erection of 35no, 2-bedroomed residential apartments and 51 car parking spaces. Communal gardens will be provided throughout the site and the woodland area and pond features will also be maintained to form additional amenity space. Vehicular access to and from the site will be from Storth Lane.

RELEVANT PLANNING HISTORY

An alternative option for the redevelopment of the site is also pending consideration and is for the erection of 8 detached dwellinghouses and associated landscaping (application 06/03034/FUL refers)

Conservation Area Consent is required for the demolition of the existing conference facility building in connection with the redevelopment of the site. This application is considered in the following planning assessment (application 06/02712/CAC refers).

Ranmoor Hall is separate from the development and not included within the application site. Planning permission has recently been granted for the demolition of existing three-storey office block (Rivelin Hall) and for alterations and extensions to the hall to form a single dwellinghouse (application 06/04122/FUL and 06/04287/CAC refers)

SUMMARY OF CONSULTATIONS

Environment Agency – Raised no objections to the proposed development and consider that the Flood Risk Assessment (FRA) is appropriate to the scale and nature of the development.

Yorkshire Water – Recommended conditions and indicated that a water main crosses the site and there is a public surface water sewer also across the site.

SUMMARY OF REPRESENTATIONS

47 There have been 24 letters of representation received from local residents in connection with the two planning applications as originally submitted and 17 letters specifically relating to the apartment scheme. The issues raised are summarised below:

- Concern as to access and egress to site via Storth Lane which is steep and narrow and partially one-way only and cannot cope with increased capacity and links to surrounding roads are also poor (Belgrave Road is unadopted) – has feasibility study been carried out as to the appropriateness of this vehicular access and possible implementation of speed restrictions or traffic management methods such as Home Zones along the length of Storth Lane or for the adoption of Belgrave Road (should be paid for by the developer) - Development is of poor quality design which is inappropriate in its context with flat roofs considered impractical and fails to take the opportunity for improving the character and quality of the area especially due to the location of it in a Conservation Area - No objection to principle of modern architecture but consider the elevations to look forbidding and great care needs to be taken to the quality of materials and workmanship - The design should be improved to a higher quality such as Merlin Estates development on Snaithing Lane - The surrounding area is dominated by apartment blocks and therefore, a development for flats does not positively add to the housing mix - Will cause an increase in parked cars likely on Storth Lane as there are insufficient parking spaces within the site detrimentally affecting pedestrian safety especially children and increasing the risk of accidents - Additional traffic congestion and increase in noise and pollution from vehicles eroding the quality of life for surrounding residents - Traffic (especially heavy lorries during construction) may also have an adverse affect on the preservation of the Storth Lane overbridge which is of architectural and historical value (Grade II Listed) – this traffic should be diverted via the Belgrave Road access - Loss of trees which form part of townscape and visual amenity and habitats and resultant detrimental impact/loss of wildlife such as owls, bats; replacement planting could possibly compensate for loss of mature trees - Emphasise importance of retaining as many trees as possible especially in woodland/pond area - Is a Conservation Area and should be treated as Green Belt and protected and not considered as brownfield land - Loss of view - Will detrimentally affect the setting of the surrounding flats - Do not currently experience high traffic volumes from the current use of the grounds and therefore, there would be a worsening of the existing situation - Consider there to be a glut of flats in the area and feel more would be unnecessary as no demonstrable need for apartments in the area especially as would not be affordable units which are needed in the area

48 - Will result in loss of character to the area and erosion of balance between development and the essence of the area which is quiet with a rural feel - Consider houses may be appropriate if laid out sympathetically in respect of the trees and using the extant access/egress - Consider by reason of the height and density of development, that they will not sit well within the Conservation Area or the surrounding landscape and will result in an overdevelopment of the site with poor provision for private amenity space - Lead to overcrowding and urban encroachment for existing residents and there is not the necessary infrastructure to support it - Devaluation of property - May impact on the appearance of the nearby University of Sheffield Conservation Area off Belgrave Road - Should preserve grounds of Ranmoor Hall for other purposes - Disturbance during demolition of the buildings and construction - Support from the Magnolia Court area

In further consultation on the amended scheme, a further 8 letters were received referring to the two applications and 8 letters specifically related to the apartment scheme and many of these confirm that their views remain unchanged from the comments raised above and reinforced these with comments that as Sheffield’s greenest city, the wildlife and green space should be protected. Also suggested a solution to the traffic issues of blocking the passage of road traffic at that bridge so two-way traffic is available either side (a model visible at the junction of Botanical Road and Brocco Bank). Dalebrook Court Residents Association stated a preference for houses over flats and consider the proposal to be well planned and attractive although raised the issue of impact of the increase in traffic.

Correspondence has also been received from Nick Clegg M.P. for Sheffield Hallam and based on the original plans, he supports the objections raised by one of his constituents about the extra traffic the scheme will generate both during the building of development and from the number of new residents in the area and considers that the current state of the road would be unable to sustain the increased volume in traffic and also raises concerns about parking in the area. A further letter was submitted following consultation on the amended plans maintaining the above concerns of the constituent to which the M.P also supports.

An initial letter from Councillor Janice Sidebottom has also been received objecting to the application as considers it to constitute overdevelopment of the site which will affect the amenity of new and existing residents on the adjacent Storthwood Court. The site is to be accessed off Storth Lane which is poor as it is narrow and steep and which currently does not carry vehicles into the site and increasing the amount of traffic which will also have to pass under the Grade II Listed road bridge. Also, considers insufficient parking levels are provided, there will be an unacceptable loss of trees and the scheme comprises of buildings of a design which will not enhance the Ranmoor Conservation Area. A second letter has been received based on the amended plans raising the same objections as previously made and also re-emphasised concern about increased traffic on the upper part of

49 Storth Lane and using the junction with Belgrave Road which is often ignored. Also considers that public access should be made possible to the pond and

Correspondence has been received from a local ecological group stating that after carrying out an independent survey at the site, several locations were found where a protected species had made places of residence. The Group therefore object to the proposals due to disturbance and loss of habitat for the protect species.

A letter has been received from the Ranmoor Society protesting about the development as the building of high density apartment blocks will threaten the ambiance and nature of this Conservation Area with insufficient parking spaces accommodated within the site resulting in inappropriate on-street parking on Storth Lane and the proposed access will result in an increased hazard. Consider that profit should not override the need to preserve the character of Ranmoor. A letter was received on the amended plans stating that the revisions do not materially affect the Society’s concerns about this development and specifically raises issues of too high density development, insufficient parking provision and that Storth Lane is dangerous and this will detrimentally affect the character of the Conservation Area.

The following key statutory consultation responses have been received:

Conservation Advisory Group: The Group felt that the scheme would be overdevelopment of the site and the design and density of the residential blocks was inappropriate for this Conservation Area. The Group felt that there was no objection in principle to the erection of two or three blocks of apartments, with a managed landscape to retain the historic setting and that an appropriate design could locate the residential blocks in better juxtaposition with the landscape and minimise any tree loss. The layout, design and materials needed improvement. It was also recommended that more work be carried out on the historic landscape which showed some interesting features.

English Heritage: Do not wish to offer any comments on this occasion and recommended that the application should be determined in accordance with national and local policy guidance, and on the basis of your specialist conservation advice.

PLANNING ASSESSMENT

Policy Issues

UDP Policy H10 ‘Development in Housing Areas’ states that housing (Use Class C3) is the preferred use of land within such areas meaning that the principle of redevelopment of the site for residential use is acceptable. As it is a site which has been built upon, it constitutes previously developed brownfield land ensuring that the proposal is in accordance with the objectives of national guidance found in PPS3 Housing.

Furthermore, it is considered that the developable area is 0.8hectares approximately meaning that the development of the site for apartments makes a

50 density of 44 dwellings per hectare. This is in line with PPS3 Housing which advises that housing development in urban areas should range between 30 and 50 dwellings per hectare.

UDP policy H5 Flats, Bed-sitters and Shared Housing states that planning permission will be granted for the creation of flats only if; a concentration of these uses would not cause serious nuisance to existing residents; living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours and there would be appropriate off-street car parking for the needs of the people living there.

Policy H14 ‘Conditions on Development in Housing Areas’ also lists criteria which should be met for development to be permitted and states amongst other things that; development should be of an appropriate scale, character and design and that the site should not be overdeveloped, or result in detrimental amenity issues for residents and provide appropriate off-street parking and comply with policies for the Built and Green Environment.

The application was validated before the new Affordable Housing Interim Planning guidance was approved and therefore, the development falls below the threshold for requiring a contribution to affordable housing outlined in the previous planning guidance.

Policy H7 Mobility Housing states that in all new housing the provision of a proportion of mobility housing to meet local need will be encouraged except where the physical characteristics of a site of existing buildings make it impracticable.

Design details for housing developments should also comply with Policy H15 Design of New Housing Developments by providing; adequate private gardens or communal open space to ensure basic standards of daylight, privacy, security and outlook are met for residents and provide easy access for people with disabilities.

Policy H16 ‘Open Space in New Housing Developments’ requires developers to provide adequate open space within developments to meet the local needs of people living there, and for sites of less than one hectare which involve the construction of five or more houses, the developer is expected to make an appropriate contribution to the provision or enhancement of open/recreation space in the catchment area of the site.

Other elements of the scheme are also to be assessed against Policy BE5 Building Design and Siting which expects the use of good design and good quality materials. This policy states amongst other things; that new buildings should complement the scale, form and architectural style of surrounding buildings and that materials shall be varied and the overall mass of buildings broken down. Policy BE12 Public Art states that the provision of works 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

UDP policy BE16 Development in Conservation Areas states that buildings which make a positive contribution to the character or appearance of a Conservation

51 Area will be retained. Consideration should also be given to developments which affect the setting of a Conservation Area or significant views into, or out of, the Area. It also states that redevelopment of sites which detract from a Conservation Area will be encouraged where it would enhance the character or appearance of the Area.

The southern and western part of the site contains mature trees and ponds. Policy GE15 ‘Trees and Woodland’ and Policy GE16 ‘Lakes, Ponds and Dams’ therefore also apply. Protection of mature trees, wildlife, and other ecological issues should therefore be taken into account. As part of the creation of the Green Network, ponds should be protected and enhanced as wildlife habitats and, where appropriate, for public access and recreation.

Impact on the Conservation Area and the Historic Landscape Character

An assessment of the landscape character has been submitted with the application which also makes reference to the historic use of the site and the buildings and includes maps of the grounds. The earliest map record between 1854 - 1901 shows the house Snaithing Brook (Ranmoor Hall) within considerably smaller grounds with half the current site being fields subdivided as separate housing plots. By 1915, substantial landscaping had taken place and the site was divided into the enlarged house and upper gardens with lower open grounds which later developed in part into woodland.

The house changed hands a number of times and in the 1950s was used as offices by the National Coal Board and the gardens were replaced by car parking and in the 1970s the site was comprehensively redeveloped by the Government Property Services Agency as a residential and training centre. The current buildings on the site were constructed under Crown Immunity and therefore were not subject to the input or controls of the planning process. They take the form of large three-storey blocks in the main built into the slope of the land forming three terraces with associated car parking and ground cover shrubs and small ornamental trees were introduced as landscaping.

As such, currently the 1970s buildings and car parks dominate the site with corridors interlinking the terraces eliminating much of the previous landscape and segregating the remaining landscape features. In earlier times, the landscape would have flowed through the grounds.

The built form and the extent of hardsurfacing for car parking do not currently present a positive contribution to the Conservation Area. The buildings are to be demolished as part of any redevelopment scheme and it is considered that the loss of such buildings will not detrimentally affect the character of the Conservation Area. Of course, the principle of demolition is only appropriate if the quality of the buildings that replaces them would be suitable and effectively preserve or enhance the character of the Conservation Area in accordance with UDP policy BE16

The existing landscaped grounds are characteristically institutional with modern ground cover shrub planting and small trees of little heritage value or contribution to the Conservation Area. In contrast, the broadleaved woodland and pond and

52 watercourse provides high biodiversity and are significant historic landscape features.

The woodlands, ornamental ponds and existing landscape also significantly contribute to the character and appearance of the Conservation Area and it is proposed that these features will be retained in the proposal and maintained as part of the future development. It is evident that there are also a number of mature trees which positively contribute to the screening of the site and character of the area; the majority of these are to be retained and incorporated into the development ensuring that the historic landscape context will remain and positively contribute to the development.

Design and layout

It is necessary that the development sits appropriately within this valuable setting and is characteristic of the Conservation Area. The apartment scheme proposes four apartment blocks; 2 ‘L-shaped’ blocks and 2 rectangular blocks. They have been sited in relation to the existing footprint of the buildings and hard standing and although it may be argued that utilising the layout of the conference buildings and parking areas may not be the optimum layout of development, it is acknowledged that by proceeding in this manner, the scheme will result in minimal damage to the valuable surrounding landscape and historic context.

Furthermore, It is demonstrated in plans submitted that the apartment scheme would represent a reduced footprint in the extent of hardstanding on the site over the existing situation with an increase in landscaping which should improve the overall appearance of the site in the Conservation Area. The scale of the apartments have been reduced in amended plans to all be 3 storeys in height with the roof area on blocks 1 and 3 used as a roof terraces/sun garden with an element of living space at a fourth storey.

The buildings have been sited to utilise the changing land levels to make efficient use of the built form and therefore, ensures that the scale is appropriate within the site with buildings which are not dissimilar in height from the height of other flat complexes in the surrounding area or from the buildings they replace. Furthermore, there is more than sufficient separating distance and change in land levels between the development and Ranmoor Hall to the north such that they will not be seen in the same context ensuring that the character of the Hall will not be affected.

Alongside this modern take on the buildings, traditional materials such as natural stone have also been incorporated into the scheme along with design details such as stone heads and cills which is characteristic of the surrounding area and

53 reflective of some of the features of the Conservation Area. This adds more unity to the scheme within the context of the area without affecting the overall concept of the design of the blocks.

Amendments have been carried out to the elevations in a bid to increase the verticality within the overall buildings and this has been achieved through alterations to the window proportions and the panelling of materials. The gable ends have also been punctuated with more openings and the more box balconies have been added improving the visual interest on the elevations and with some changes in roof heights, this helps break up the overall massing of the buildings.

Highways Issues

It is considered that the proposed development would potentially result in a significant reduction in the levels of traffic generated by the site when it was a fully operational conference facility and which can be viewed as a benefit to the development of the site for residential purposes.

It is proposed to stop up the existing access onto Storth Lane and to relocate the access to the other side of no.67 Storth Lane (which remains as existing). Belgrave Road would not provide any access to this development site as it would serve Ranmoor Hall only which has permission to be a single dwellinghouse much improving the situation for residents of Belgrave Road. The new access position would also be to an improved standard and in a preferred location along Storth Lane. The new access point is to be constructed prior to construction works on the main site commencing and tied by condition. Sight lines and appropriate gradients have also been indicated and these details are tied by condition. As such, the route through the site would be realigned within the grounds.

It is stated that the site is in a sustainable location and in walking distance of a number of local amenities and public transport. However, the restricted width of the footways, the route and gradients involved are less than ideal for encouraging walking and mean that significant emphasis has not been placed on the sustainability of the location. Furthermore, it is also acknowledged that this area of Sheffield has a significantly higher than average level of car ownership. As such, efforts have been made to increase the ratio of the car parking provision which has increased from 38 spaces for 39 flats to 51 spaces for 35 flats equating to a ratio of 1unit for 1.48 spaces. This level does exceed Council standards which require 1 space per dwelling unit and 1 visitor space for every 4 units equating to 44 spaces and as such, is considered acceptable and would not warrant a reason for refusal.

Turning space within the site has been shown which should also accommodate a pantechinon and this is also tied by condition. Bin storage is provided in block 3 but separate storage is required for the remainder of the site; details of a suitable enclosure is to be provided. Details have been provided of cycle storage but more appropriate siting and storage is required and this is also to be tied by condition.

54 alternative. Highways have confirmed that the agreed haulage route shall access the site from Fulwood Road and Gladstone Road and Storth Land and details are to be provided as tied in by condition. An extraordinary traffic use clause on the Public Highway on parts of Belgrave Road and Storth Lane would also be requested.

Effect on residential amenities

The woodland and pond area to the southwest of the site forms a natural buffer to the development from the surrounding residential properties outside of the development site along Stumperlowe Crescent Road ensuring they will be unaffected by the redevelopment of the site. There is also a distance of in excess of 35metres between the nearest elements of block 1 and 3 and the nearest flats within Storthwood Court to the northeast of the site. This distance is more than sufficient to ensure there are no amenity issues and the blocks are sited at an angle to the existing flats ensuring no direct views are possible. Moreover, there is an existing tree buffer outside the northeast boundary of the site adding to the screening and the relative heights of the blocks would not be overbearing to surrounding occupiers.

No.67 Storth Lane is an existing dwellinghouse and is to remain unaffected by the development. It currently has the exit road to the site to its north boundary and the re-siting of the road to the south side of the house will not have any further amenity issues to occupiers. Furthermore, the nearest block 1 has been designed with the access corridor facing no.67, again at an oblique angle ensuring there should not be any significant amenity issues from the scheme.

The individual blocks are sited with their main outlook towards the south and southwest of the site maximising the benefit of the landscaped context and from the sun’s path and the relative position of the blocks ensures there will be no overlooking for occupiers between blocks.

Block 3 is oriented such that the primary outlook for main rooms is towards the woodland area to the west rather than the car park to maximise the location adjacent to such a landscape. As such, a shade analysis has been submitted with the application to assess the amenity of the occupiers in these units to ensure that there would not be undue overshadowing from the trees and therefore, pressure for their removal.

The nearest element of the block at ground floor level accommodates the bins and meters and the remainder of the units are of a distance and orientation which according to the analysis means the trees create additional shade on the apartments for approximately 20% of daylight hours on one day in three during the summer months and one day in five during the winter. Based on this analysis, it is considered that the trees would not be unduly oppressive to occupiers of the apartments and as such, the siting of this block and the relationship with the trees is considered acceptable and should not result in any need for pruning or felling of the existing trees. The corridor element facing towards the car park also means that the relative position of blocks 2 and 3 is acceptable for future occupiers.

55 The existing landscape features provide some amenity space and the land in- between and around the blocks are to be grassed or with water features and planting providing more formal communal amenity space for future occupiers. The use of roof gardens and balconies also provide some private sitting out space and further amenity space which is appropriate to the size of the site and the scale of development.

Accessibility issues

At least 25% of the residential units should be designed and constructed to mobility housing standards as set out in ‘Mobility Housing – Supplementary Planning Guidance’ in accordance with UDP policy H7 ‘Mobility Housing’ and it appears that the internal layout of the majority of the units complies with the Mobility Housing criteria due to the market at which these apartments are aimed.

Furthermore, 25% of the residential units should also have accessible car parking provision. There appears to be sufficient room for a minimum of 9 of the car parking bays to accommodate 1.2metre zones to the side to meet these standards but this is not explicitly shown on the plans so details are to be submitted and tied by condition.

Pedestrian legibility entering into the site has been improved with the introduction of a pedestrian footpath alongside the vehicle driveway which is acceptable and will connect with the existing footpath.

Landscaping Issues

It is considered that the apartment blocks on the site would have a minimal impact on the landscape because the blocks more or less occupy the footprint of the existing buildings and the car park and leave the woodland and pond area completely untouched.

There is currently little linkage between the historic landscape features and the amenity spaces associated with the buildings and hardstanding dominates. The grounds appear underused and footpaths up to the ponds and ravine are overgrown although the woodland area has become naturalised and needs minimal maintenance.

In contrast, the open and communal nature of the grounds of apartment buildings means that the existing woodland and landscaped area form a natural extension to the more formal landscaped areas between the blocks providing an opportunity to restore a flowing landscape designed to link visually and physically with the woodland and pond area. This layout therefore exploits the relationship between the landscape context of the ponds and stream and the development addressing the current segregation within the site The landscaped area would be maintained through the development of the site and this would also create opportunities for both formal and informal recreation activity by occupants of the accommodation and ensuring that the features will be retained for the benefit of the wider Conservation Area.

56 The topography and the design of the buildings provides an ideal opportunity for roof gardens which have been incorporated providing additional private amenity space but which are also of benefit from longer views adding further landscaping and context to what is currently a standard solid roof covering.

The loss of trees on the Storth Lane frontage will be necessary to provide vehicular access to the development and some of these are in decline following car park construction over their roots. Their loss can be mitigated by the provision of new tree planting along the access road to retain the visual amenity along the street scene. The existing mature cedar tree in the centre of the site will be retained and although the development of the site will involve tree removal, these are of less valued species around the general site and will be complemented by additional tree planting of heritage species including oak, ash, beech and lime.

Full details of the proposed landscaping will be required and compliance with tree protection measures as described in the arborist’s report which have been tied by condition. The access road and footways will be also be of a high quality using materials such as resin bound gravel with gritstone sett edging.

Ecology

The proximity of the development area to the adjacent ponds and woodland mean there are a number of points to be considered as raised in the ecological assessment submitted with the application. It was considered that there was evidence of protected species on the west side of Ranmoor Hall and most of the area is outside of the development site. The evidence could not confirm if the site was in continuous use. Consequently, an updated ecological assessment was carried out but was not conclusive. A directive has been attached accordingly should further evidence be found.

Due to the design and age of the buildings on the site, it is unlikely that there will be any bats roosting but prior to the buildings being demolished, these will be checked for the presence of bats and the applicant is advised that a license may be required if bats are present.

The stream is currently a steep, culverted channel that cascades down into two ponds. The ponds and stream will not be affected by the development and as such, the carp will be safeguarded. Recommendations have been made in the ecological assessment for the installation of silt traps prior to construction to offset any issues of run-off during construction and this measure is considered acceptable. In addition, the woodland should also be fenced off so that it is out of bounds for construction machinery and for use as storage space for construction materials.

Birds, their nests and eggs are protected under legislation in the Wildlife and Countryside Act 1981 and this states that trees/ shrub clearance should take place outside of the bird breeding season taken to be the end of February until the end of July (as advised by The Sheffield Bird Study Group).

57 There is currently Japanese Knotweed (Fallopia japonica) within the site predominantly on the bank of the pond and it is recommended that this be sprayed in situ to be most effective and to reduce the problem of spreading the plant further afield; glyphosate is usually approved for use near water although care needs to be taken as it kills all vegetation. Mowing as suggested is suitable only for short term control but will not tackle the problem in the long terms and can sometimes exacerbate the problem. Soil contaminated with Knotweed shall be taken off site to a licensed landfill site.

The woodland area forms a green corridor along the edge of the site. The trees vary in age and the established broadleaved woodland is of high ecological value and provides high biodiversity and its retention within the scheme is of utmost importance.

Archaeology

There are important water features – stream, weir and ponds – which have existed on this site since the late 19th century and should be preserved. It is considered that there are no significant archaeological implications from the development and no further archaeological work is necessary for this development.

Drainage

Yorkshire Water has commented that there is no spare capacity in the sewerage system to accommodate surface water discharge from this site. Therefore, the developer may wish to dispose of the surface water to the watercourse within the site although conditions are attached to control the flow and location of surface water discharge.

Open Space

It has been confirmed that the catchment area is well below the minimum guideline requirement for informal open space and well below the minimum guideline for formal open space resulting in an overall provision of 1.23 hectares per thousand population, well below the minimum guideline of 6.00. As such, a contribution is required to the provision or improvement of recreation space in the catchment area.

If planning permission is to be granted, the developer has agreed to enter into a Section 106 planning agreement to provide a financial contribution towards the improvement and enhancement of open space within the area. In accordance with the Councils Supplementary Planning Guidance on Open Space Provision in New Housing Developments, the sum required has been calculated to be £22,531.25 (including an administration fee of 3% of the contribution). This is based on 35 x 2 bed flats.

RESPONSE TO REPRESENTATIONS

Local residents have commented that the developer should be obliged to fund the creation of a pedestrian priority zone for Storth Lane i.e. putting pedestrians and

58 cyclists on an equal footing with vehicles requiring a maximum 20mph speed limit and street works but not humps. Suggestions were also made to return the road to two-way at this restricted speed limit would be self policing and improve highway safety.

Highways have commented that there is little opportunity to make any improvement for pedestrians along Storth Lane although it is accepted that pedestrian facilities are less than ideal. It is also considered that a 20mph speed limit is not appropriate and in any case, this is almost always achieved by constructing road humps which is not desired by residents and is also not considered appropriate in this location. It is also considered that making Storth Lane two-way is not possible without significant improvements to its width and potentially junctions at either end. If the road is upgraded, this may result in additional traffic levels.

All other points raised have been addressed in the above assessment.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the erection of 35 residential apartments in four no. three/four-storey blocks with associated 51 car parking spaces and associated landscaping on the site of three-storey blocks currently used as conference facilities and accommodation.

The layout has derived from the footprint of the existing buildings and hardstanding and the buildings are of an appropriate scale to the site. A modern design approach has been utilised by virtue of the enclosed nature of the site but reflecting some of the elements of the Conservation Area in which it sits.

Amendments have been negotiated to increase the ratio of car parking provision within the site and there are no significant highway objections which cannot be controlled by condition.

In addition, the apartment scheme positively relates to the historic landscape allowing it to flow through the site and with outlook of occupiers focused onto it also, the location is maximised.

The application is considered to comply with UDP policies H10, H5, H14, H7, H15, H16, BE5, BE16, GE15 and GE16 and it is therefore recommended that planning permission be granted conditionally subject to entering into a legal agreement.

Conservation Area Consent

It is considered that the scheme for the erection of 35no. apartments, car parking and landscaping represents an appropriate redevelopment scheme on the site which warrants the demolition of the existing buildings within the site. Moreover, the current buildings do not make a positive contribution to the Conservation Area and the development provides an opportunity to enhance the appearance of the site in the Conservation Area. As such, it is considered to accord with Policy BE16 of the Unitary Development Plan and advice contained within Planning Policy

59 Guidance Note 15 (Planning and the Historic Environment) and it is recommended that conservation area consent be granted.

Case Number 06/02712/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of conference buildings to the south of Ranmoor Hall to accommodate redevelopment

Location Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road Sheffield

Date Received 11/07/2006

Team SOUTH

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the future development of the area.

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

This informative is intended as a summary of the reasons for grant of conservation area consent. For further details 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

61 Site Location

For report please see 06/02711/FUL, for redevelopment scheme of site for the erection of 35No. apartments, car parking and associated landscaping.

Case Number 06/03034/FUL

Application Type A Full Planning Application

Proposal Erection of 8 detached dwellinghouses and associated landscaping (In accordance with the ecological and historic landscape assessments dated 27/09/06, tree survey dated 14/11/06 and amended plans 1280- 001/008/009/010/011/012/013/014/016 dated 19/12/06)

Location Land At Ranmoor Hall And Site Of 67 Storth Lane Belgrave Road Sheffield S10 3LL

Date Received 02/08/2006

Team SOUTH

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed dwellings are poorly related to the historic landscape setting of the site and will harm its integrity due to the excessively close and overbearing relationship of dwellings, the creation of private curtilages and the laying out of new boundary features, together with the inevitable domestic character of gardens which is contrary to Policies BE16, GE15 and GE16 of the Sheffield Unitary Development Plan.

2 The Local Planning Authority consider that the proposed layout of dwellings is uncharacteristic of the Conservation Area and with the elevated character of the site, results in dwellings which are excessively close and overbearing on relatively small plots with little opportunity for landscaping and which will not enhance the appearance of the Conservation Area and is contrary to policy BE16 and H15 of the Sheffield Unitary Development Plan.

3 The Local Planning Authority consider that the siting of the easternmost dwelling would harm the character and appearance of the Conservation Area and would result in a poor environment for future occupiers of the dwelling owing to the proximity of the trees and would, therefore, be contrary to Policies BE16 and H14 of the Sheffield Unitary Development Plan.

63 Site Location

LOCATION AND PROPOSAL

64 and is sited to the southeast of the site. The surrounding area is predominantly residential in nature comprising of large dwellinghouses characteristic of the area. The adjacent sites to the northeast and southwest have been developed as Dalebrook Court and Storthwood Court apartments within the grounds of Victorian mansions.

There are a number of land level changes within the site but overall the site slopes steeply southwards from Ranmoor Hall towards Storth Lane.

The scheme originally proposed the erection of 11 detached dwellinghouses and associated landscaping. Amendments have been carried out to the scheme which now seeks full planning permission for the erection of 8 dwellinghouses with integral/attached garages and associated landscaping. The woodland area and pond features will also be maintained to form additional amenity space although this will be separated by boundary treatments demarcating the individual curtilages. Vehicular access to and from the site will be from Storth Lane.

RELEVANT PLANNING HISTORY

An alternative option for the redevelopment of the site is also pending consideration and is for the erection of 35no. 2-bedroomed residential apartments and 51 car parking spaces and associated landscaping (application 06/02711/FUL refers)

SUMMARY OF CONSULTATIONS

Environment Agency – Raised no objections to the proposed development and consider that the Flood Risk Assessment (FRA) is appropriate to the scale and nature of the development.

Yorkshire Water – Recommended conditions and indicated that a water main crosses the site and there is a public surface water sewer also across the site.

SUMMARY OF REPRESENTATIONS

There have been 24 letters of representation received from local residents in connection with the two planning applications as originally submitted and 6 letters specifically relating to the housing scheme. The issues raised are summarised below:

- Concern as to access and egress to site via Storth Lane which is steep and narrow and partially one-way only and cannot cope with increased capacity and links to surrounding roads are also poor (Belgrave Road is unadopted) – has feasibility study been carried out as to the appropriateness of this vehicular access and possible implementation of speed restrictions or traffic management methods such as Home Zones along the length of Storth Lane or for the adoption of Belgrave Road (should be paid for by the developer) - Development is of poor quality design which is inappropriate in its context with flat roofs considered impractical and fails to take the opportunity for improving the character and quality of the area especially due to the location of it in a Conservation Area - No objection to principle of modern architecture but consider the elevations to look forbidding and great care needs to be taken to the quality of materials and workmanship - The design should be improved to a higher quality such as Merlin Estates development on Snaithing Lane - Minimal garden sizes provided for each house and therefore, poor provision for private amenity space - Will cause an increase in parked cars likely on Storth Lane as there are insufficient parking spaces within the site detrimentally affecting pedestrian safety especially children and increasing the risk of accidents - Additional traffic congestion and increase in noise and pollution from vehicles eroding the quality of life for surrounding residents - Traffic (especially heavy lorries during construction) may also have an adverse affect on the preservation of the Storth Lane overbridge which is of architectural and historical value (Grade II Listed) – this traffic should be diverted via the Belgrave Road access - Loss of trees which form part of townscape and visual amenity and habitats and resultant detrimental impact/loss of wildlife such as owls, bats; replacement planting could possibly compensate for loss of mature trees - Emphasise importance of retaining as many trees as possible especially in woodland/pond area - Is a Conservation Area and should be treated as Green Belt and protected and not considered as brownfield land - Loss of view - Will detrimentally affect the setting of the surrounding flats - Do not currently experience high traffic volumes from the current use of the grounds and therefore, there would be a worsening of the existing situation - Will result in loss of character to the area and erosion of balance between development and the essence of the area which is quiet with a rural feel - Consider houses may be appropriate if laid out sympathetically in respect of the trees and using the extant access/egress - Consider by reason of the height and density of development, that they will not sit well within the Conservation Area or the surrounding landscape and

66 will result in an overdevelopment of the site with poor provision for private amenity space - Need is for more affordable housing for young families so 3-bed standard housing would be more suitable than luxurious 4-5bedroomed properties - Lead to overcrowding and urban encroachment for existing residents and there is not the necessary infrastructure to support it - Devaluation of property - May impact on the appearance of the nearby University of Sheffield Conservation Area off Belgrave Road - Should preserve grounds of Ranmoor Hall for other purposes and relate better with the period features of Ranmoor Hall - Disturbance during demolition of the buildings and construction - Support from the Magnolia Court area Consider that modern design in principle is not problematic but feel that the appearance of the houses is severe and has an office block, easily dated blandness and consider it inappropriate to build cluster houses in a Conservation Area that all look alike - Consider there is a demand for larger and individual properties on decent size plots and there are few examples of this in Sheffield

In further consultation on the amended scheme, a further 8 letters were received referring to the two applications and 3 letters specifically related to the housing scheme and many of these confirm that their views remain unchanged from the comments raised above and reinforced these with comments that the commercial venture is destroying the character of the conservation area and as Sheffield’s greenest city, the wildlife and green space should be protected. Also suggested a solution to the traffic issues of blocking the passage of road traffic at that bridge so two-way traffic is available either side (a model visible at the junction of Botanical Road and Brocco Bank). Dalebrook Court Residents Association state a preference for houses over flats and consider the proposal to be well planned and attractive although raised the issue of impact of the increase in traffic.

A letter from Councillor Janice Sidebottom has been received on the amended plans stating there is little improvement from the original scheme. Welcomes the retention of one landmark tree but the other dwellings are still in close proximity to it and the footprint of the 3 houses at the north end is similar to that of the 5 houses originally proposed. Concerned about impact of increased traffic on Storth Lane and using the junction with Belgrave Road which is often ignored. Requests a pedestrian access into Storth Lane for surrounding residents to access the landscaped area.

Correspondence has been received stating that after carrying out an independent survey at the site, several locations were found where a protected species had made places of residence. The Group therefore object to the proposals due to disturbance and loss of habitat and foraging territory for the protect species.

A letter has been received from the Ranmoor Society on the original plans concerned at the impact of the replacement buildings in the Conservation Area. Consider 11 houses to be a fairly high density and still concerned following the reduction in the development to 8 houses as it represents a fairly high density for

67 the Ranmoor Conservation Area. Consider that the number of cars per household may exceed the car parking provided resulting in parking on Storth Lane creating additional hazards on a narrow and busy road which would be accessed on a dangerous part of the road. The number and height of houses should be reduced to avoid an unacceptable skyline and concern that the style of housing would not fit into the overall architectural style of the Conservation Area.

The following key statutory consultation responses have been received:

Conservation Advisory Group: The Group had no objection in principle to the erection of perhaps up to four detached dwellinghouses but the proposed development would represent an unacceptable overdevelopment of the site leading to a significant and unacceptable loss of almost 40% of the trees and associated landscape features. The materials of construction were also unclear.

PLANNING ASSESSMENT

Policy Issues

Furthermore, it is considered that the developable area is 0.8hectares approximately meaning that the development of the site for detached dwellinghouses makes a density of 10 dwellings per hectare. This is substantially below found in PPS3 Housing which advises that housing development in urban areas should range between 30 and 50 dwellings per hectare. However, an increase in density would not be imposed as the impact on the conservation area is the overriding concern although there should be a means to increase the density to a more satisfactory level without compromising the character and appearance which could comprise of a mixture of housing stock; apartments and houses to encourage a balance between density and local character.

68 Owing to the large area of ponds and woodland within the site, the developable area of the site is well below 1 hectare and therefore, the scheme would not need to make a contribution to affordable housing as detailed in the new Affordable Housing Interim Planning guidance.

UDP policy BE16 Development in Conservation Areas states that buildings which make a positive contribution to the character or appearance of a Conservation Area will be retained. Consideration should also be given to developments which affect the setting of a Conservation Area or significant views into, or out of, the Area. It also states that redevelopment of sites which detract from a Conservation Area will be encouraged where it would enhance the character or appearance of the Area.

Impact on the Conservation Area and the Historic Landscape Character

69 shows the house Snaithing Brook (Ranmoor Hall) within considerably smaller grounds with half the current site being fields subdivided as separate housing plots. By 1915, substantial landscaping had taken place and the site was divided into the enlarged house and upper gardens with lower open grounds which later developed in part into woodland.

The woodlands, ornamental ponds and existing landscape also significantly contribute to the character and appearance of the Conservation Area and it is proposed that these features will be retained in the proposal and maintained as part of the future development. It is evident that there are also a number of mature trees which positively contribute to the screening of the site and character of the area; some of these are to be retained and incorporated into the development.

Design and layout

It is necessary that the development sits appropriately within this valuable setting and is characteristic of the Conservation Area.

The scheme for the erection of dwellinghouses comprises of 4 different types of dwellinghouse; 2 x type 1 (4-bed), 3 x type 2 (4 bed), 3 x type 3 (5 bed) and 1 x type (5 bed) which are three-storeys in height and sited to the south side of the

70 access road with 3 dwellings parallel to the north boundary of the site (previously 5 in this location).

The supporting information included with the application rightly states that; “A particular feature of Ranmoor is the development of spacious, well-planted grounds, usually in proportion to the size of the house, to protect the privacy and status of the owners”. Ranmoor is also notable for the low density of its built development which is reflected in a pattern of medium or large houses/villas most set in spacious grounds. It is acknowledged that the development is proposed on the site of large conference buildings not of a character of the Conservation Area but the development of further houses on the site should aim to reflect some of the general principles of the Conservation Area in its layout.

Currently, there is no consistent arrangement of dwellings around the re-aligned access road so no definitive building line is formed. In fact, the current positioning of the dwellings means that there are some bulky side elevations which are particularly visible from the road. This issue relates to the design of the scheme which comprises of 4 slight variations of the same type of house; all of which have a very deep plan making the articulation of space very difficult. Furthermore, the 3 dwellings at the north end of the site have been positioned on top of the land rather than dug into the land with the garages at basement level which is road level resulting in a great expanse of wall and houses set at a higher level resulting in a prominent form at the end of the road which is not on a pedestrian scale.

As such, it is considered that bespoke designed properties would be more appropriate on this site allowing for more careful arrangement of buildings to define the shape of the road presenting positive relationships to the road as is characteristic of the layout of historic villas in the Conservation Area and to sit more comfortably within the changing land levels of the site.

Furthermore, despite the low density of development in terms of numbers, the footprint of development for 11 houses is not significantly different from that for 8 houses and the overall developed footprint of the site is substantial when considering the number of dwellings proposed resulting in large dwellinghouses on small plots. In particular, the house adjacent to the access is sited within an unreasonably small plot size and is positioned close to the road and trees which would result in an ungainly feature with a deep bulky side elevation facing onto Storth Lane.

The site is relatively enclosed and well screened from surrounding street scenes by the existing landscape and this enables some deviation from the traditional form of buildings in the Conservation Area and the opportunity for a modern design approach in the replacement buildings. However, it is considered that the buildings are overly bulky with an incoherent collection of forms and materials. It is noted that the overhanging elements of the roof plane and associated columns have been omitted in amended plans but that a more substantial re-design is required to produce houses which offer a better relationship in their form, detail and materials to the character of the Conservation Area and to ensure they stand the test of time.

Highways Issues

It is considered that the proposed development would result in a significant reduction in the levels of traffic currently generated by the site when it was a fully operational conference facility and which can be viewed as a positive benefit to the development of the site for residential purposes from a highways point of view.

It is proposed to stop up the existing access onto Storth Lane and to relocate the access to and from the site to the other side of no.67 Storth Lane (which remains as existing). Belgrave Road would not provide any access to this development site as it would serve Ranmoor Hall only which has permission to be a single dwellinghouse much improving the situation for residents of Belgrave Road. The new access position would also be to an improved standard and in a preferred location along Storth Lane and could incorporate a tarmac reception area leading into a shared surface (block paved) arrangement. The new access point is to be constructed prior to construction works on the main site commencing and tied by condition. Sight lines, visibility splays and appropriate gradients have also been indicated and these details are tied by condition. As such, the route through the site would be realigned within the grounds and the road width of 5.5metres as indicated is considered acceptable, however a berm of 700mm surrounding the shared surface if implemented would be required for street lighting.

House types 1 and 2 incorporates a garage at ground floor level which has sufficient space for 2 cars and a driveway, house type 3 incorporates a double garage at basement level and house type 4 includes a triple garage at basement level which provides more than sufficient off-street parking for occupiers of the properties. At the north end of the site, 4 spaces have also been allocated for visitors parking.

Turning space within the site has been shown which should also accommodate a pantechinon and this is also tied by condition. Bin storage areas are not shown in the layouts but it is assumed that this can be accommodated within the site.

Only minimal details of construction traffic and route have been provided despite ongoing requests; operating hours are proposed Mon – Fri 8.00am to 5.30pm and Saturdays 8.00am – 1.00pm utilising Storth Lane as there is not other viable alternative. Highways have confirmed that the agreed haulage route shall access the site from Fulwood Road and Gladstone Road and Storth Land and details are to be provided as tied in by condition. An extraordinary traffic use clause on the Public Highway on parts of Belgrave Road and Storth Lane would also be requested.

Effect on residential amenities

72 angle to the existing flats ensuring no direct views are possible. Moreover, there is an existing tree buffer outside the northeast boundary of the site adding to the screening and the relative heights of the blocks would not be overbearing to surrounding occupiers.

No.67 Storth Lane is an existing dwellinghouse and is to remain unaffected by the development. It currently has the exit road to the site to its north boundary and the re-siting of the road to the south side of the house will not have any further amenity issues to occupiers. The new dwellings are to be sited on the other side of the road which is sufficient separating distance to ensure there would not be any significant amenity issues caused between these dwellings.

The position of the dwelling nearest to the site boundary with Storth Lane would be sited close to the trees forming this boundary. As such, future occupiers of the property may experience issues of overshadowing and overbearing from the trees resulting in a pressure for their removal which would be detrimental to the visual amenities of the street scene.

However, the remaining dwellings are sited such that there would not be any detrimental amenity issues caused between dwellings. The house types shown indicate small terraces for some of the houses and roof gardens for others offering some private amenity space in addition to the garden areas although it is considered that the amenity space for future occupiers may be insufficient in relation to the size of the accommodation.

Accessibility issues

At least 25% of the residential units should be designed and constructed to mobility housing standards as set out in ‘Mobility Housing – Supplementary Planning Guidance’ in accordance with UDP policy H7 ‘Mobility Housing’ and it appears that the internal layout of all of the dwellinghouses will comply with the Mobility Housing criteria including accessible car provision.

Pedestrian legibility entering into the site has been improved with the introduction of a pedestrian footpath along on side of the vehicle driveway which is acceptable and will connect with the existing footpath and link with Storth Lane; a shared space within the site would also be acceptable.

Landscaping Issues

The dwellings are to be sited in a footprint similar to that of the existing buildings and hardstanding and such that the woodland and pond area remain untouched ensuring that the high quality landscape is not damaged.

However, there is currently little linkage between the historic landscape features and the amenity spaces associated with the existing buildings and hardstanding dominates. The grounds appear underused and footpaths up to the ponds and ravine are overgrown although the woodland area has become naturalised and needs minimal maintenance.

73 The development of the site provides an opportunity to maximise the benefits of the presence of such an historic landscape and to effectively integrate development into the overall context of the site. However, as laid out and designed, it is considered that the development for 8 dwellinghouses is poorly integrated with the attractive landscape feature of the site. The proposed development of detached dwellinghouses will inevitably involve boundaries, currently shown as beech hedges, demarcating each dwellinghouse and creating individual curtilages. However, this results in the separation of the development from the ponds, stream and trees, turning its back on the historic landscape context rather than positively relating to it which will exacerbate the existing situation.

The features of the Conservation area which make up its character include dwellinghouses with large gardens, landscaping and historic planting within individual plots and within the overall street scene. It is acknowledged that the scheme has been re-designed omitting a dwelling to allow for the retention of the mature cedar tree in the centre of the site but it is considered that there is an overall lack of frontage planting and landscaping proposed within the scheme largely owing to the minimal size of the plots in relation to the dwellinghouses. The result is frontages which are dominated by drive space and as such, it is considered that the development will not preserve or enhance the character and appearance of the Conservation Area.

Ecology

The proximity of the development area to the adjacent ponds and woodland mean there are a number of points to be considered as raised in the ecological assessment submitted with the application. It was considered that there was evidence of protected species on the west side of Ranmoor Hall and most of the area is outside of the development site. The evidence found could not confirm if the site was in continuous use. Consequently, an updated ecological assessment was carried out but was not conclusive. A directive has been attached accordingly should further evidence be found.

74 acceptable. In addition, the woodland should also be fenced off so that it is out of bounds for construction machinery and for use as storage space for construction materials.

There is currently Japanese Knotweed (Fallopia japonica) within the site predominantly on the bank of the pond and it is recommended that this be sprayed in situ to be most effective and to reduce the problem of spreading the plant further afield; glyphosate is usually approved for use near water although care needs to be taken as it kills all vegetation. Mowing as suggested is suitable only for short-term control but will not tackle the problem in the long terms and can sometimes exacerbate the problem. Soil contaminated with Knotweed shall be taken off site to a licensed landfill site.

Archaeology

Drainage

Open Space

If planning permission were, the developer would need to agree to enter into a Section 106 planning agreement to provide a financial contribution towards the improvement and enhancement of open space within the area. In accordance with

75 the Councils Supplementary Planning Guidance on Open Space Provision in New Housing Developments, the sum required has been calculated to be £13,472.40 (including an administration fee of 3% of the contribution). This is based on 8 x 4/5 bedroomed dwellinghouses.

RESPONSE TO REPRESENTATIONS

Local residents have commented that the developer should be obliged to fund the creation of a pedestrian priority zone for Storth Lane i.e. putting pedestrians and cyclists on an equal footing with vehicles requiring a maximum 20mph speed limit and street works but not humps. Suggestions were also made to return the road to two-way at this restricted speed limit would be self policing and improve highway safety.

SUMMARY AND RECOMMENDATION

Full planning permission is sought for the erection of 8no. detached dwellinghouses three-storey dwellinghouses with integral garages and associated landscaping on the site of three-storey blocks currently used as conference facilities and accommodation.

The houses are laid out along a re-aligned access route into the site but do not form any definitive building line resulting in houses positioned at awkward relationship to the street. The dwellings are large in scale and size and sited within relatively small plots which is out of character within the Conservation Area leaving little opportunity for any meaningful frontage landscaping. The plot nearest the Storth Lane boundary is particularly overdeveloped resulting in a poor environment for future occupiers.

Moreover, the development for houses requires the demarcating of individual plots and would involve boundary treatments which would negatively respond to the historic landscape environment worsening the existing relationship.

It is acknowledged that there is some support for the principle of the housing scheme from local residents but it is considered that the application is contrary to UDP policies H14, BE16, BE5, H15, GE15 and GE16 and it is therefore recommended that planning permission be refused.

76 Conservation Area Consent

It is considered that the scheme for the erection of 8no. dwellinghouses and associated landscaping does not represent an appropriate redevelopment scheme on the site. However, the alternative scheme for the site for the erection of 35no. apartments, car parking and associated landscaping is considered suitable for the site and warrants the demolition of the existing buildings within the site. Moreover, the current buildings do not make a positive contribution to the Conservation Area and the development provides an opportunity to enhance the appearance of the site in the Conservation Area. As such, it is considered to accord with Policy BE16 of the Unitary Development Plan and advice contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment) and it is recommended that conservation area consent be granted.

Case Number 06/03168/FUL

Application Type A Full Planning Application

Proposal Erection of three dwellinghouses with garages and associated parking and amenity space (As amended 08/12/06 and 01/02/07)

Location Land Rear Of 2-10 Mount Pleasant Close And Loundside Chapeltown Sheffield

Date Received 10/08/2006

Team NORTH & WEST

Applicant/Agent DLP Consultants Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 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 dwellings 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 The first floor bathroom window at the eastern end of the elevation of the dwelling on plot 3 facing south-east 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.

78 4 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.

5 Before work on site is commenced, details of the external appearance of the boundary walls and fences including elevations, sections and materials 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.

6 Before work on site is commenced, details of the garages including external appearance and materials 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.

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

In the interests of the amenities of the locality.

8 Notwithstanding the indication given on the submitted drawings, before development commences details of sight lines providing a sightline of 2 metres x 70 metres to the north and 2 metres x 90 metres to the south of the proposed access shall be submitted to and approved in writing by the Local Planning Authority. The dwellings shall not be used unless the sight lines, as approved have been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.

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

79 9 The dwellings shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

In the interests of the safety of road users.

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

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

11 Before the development is commenced, details of the proposed surfacing and draining of all vehicle areas shall have been submitted to and approved in writing by the Local Planning Authority. The dwellings shall not be used unless the vehicle areas has been provided and in accordance with the approved details and thereafter retained.

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

12 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.

13 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.

14 The dwellinghouses 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 dwellinghouses commencing, and shall thereafter be retained.

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

15 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 dwellinghouses 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.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE15 - Areas and Buildings of Special Architectural and Historic Interest

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

Attention is drawn to the following directives:

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

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

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

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

81 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.

Site Location

LOCATION AND PROPOSAL

The site comprises approximately 0.1 hectares of land on the east side of Loundside opposite the former Mount Pleasant Church at Chapeltown.

The site has a frontage to Loundside of approximately 77 metres. The northwest and northeast boundaries of the site adjoin the rear gardens of properties at Nos. 2a, 2b and 2 to 10 Mount Pleasant Road. The depth of the site varies and narrows towards its southeastern end where a footpath linking Mount Pleasant Close to Loundside runs along part of the southeastern boundary of the site. Beyond the

82 footpath to the southeast is the residential property at No. 12 Mount Pleasant Close whose front elevation faces towards the application site.

This proposal seeks full planning permission for the erection of 3 dwellings and 3 garages on the site with vehicular access being proposed off Loundside.

The proposed access would be positioned centrally on the site’s frontage to Loundside leading into an access court. The applicant has stated that a visibility splay of 2 metres x 70 metres to the north and a visibility splay of up to 2 metres x 90 metres to the south are achieved.

Within the site a pair of semi detached dwellings and two garages are proposed on the northwest side of the access court, and a detached dwelling and adjoining garage are proposed on the southeast side of the access court. These dwellings are to be sited with their frontages at right angles to Loundside.

The proposal involves removal of part of the frontage wall to create the access and rebuilding the remainder of the frontage wall. The applicant has stated that the garden areas will be screened from the roadside by an existing laurel hedge, stone wall and acoustic fencing. Planting is proposed on the inside of the wall on parts of the site’s frontage and within the triangular shaped piece of land at the southeastern end of the site.

A 2 metre high timber fence is proposed along the side and rear boundaries of the site and alongside the footpath link to Mount Pleasant Close.

All three proposed dwellings are two-storey with the first floor accommodation within their roofspace and dormer windows to their front and rear elevations. They would be constructed with coursed stone and natural slate roofs.

The pair of semi-detached dwellings on the northwestern end of the site would be two-bedroomed. They would be approximately 7 metres high to their ridge with their main eaves level at 3.6 metres above ground floor level. Two garages are proposed attached at the northeastern end of this pair of dwellings. The garages would be approximately 3 metres high at the front with a shallow roof slope falling towards the rear. Due to the sloping nature of the site which falls towards its northwestern boundary, the rear elevation of these two dwellings and their garages would be built up from the lower ground level increasing the apparent height of these buildings from the rear by a further metre.

The detached dwelling that is proposed to the southeast side of the access court would be three bedroomed, with two bedrooms at first floor and one at ground floor. The dwelling would be approximately 6.6 metres high to its ridge with the main eaves level at 3.6 metres above ground level. An attached garage is proposed at the northeastern side of this dwelling. The garage would have a mono-pitched roof with a ridge height adjacent to the dwelling of 3.6 metres and an eaves height of 2.5 metres.

83 RELEVANT PLANNING HISTORY

In 2005 full planning permission was granted for the erection of 2 semi-detached dwellings on the northeastern part of the site and a pair of garages on the southeastern part of the site. The dwellings would be two-storey with a pitched roof. The ridge height would be 7.5 metres above ground level with an eaves height of 5.2 metres. The pair of garages would have pitched roofs with a ridge height of 3.3 metres (application No. 05/00502/FUL refers).

In 1988 planning permission for the construction of a vehicular access from Loundside to No.12 Mount Pleasant Close across land to the southeast of the current application site was refused due to the proposed access only having limited visibility of 40 metres in each direction which in a location on the brow of a hill close to a school would cause a traffic hazard in Loundside (application No. 88/1308P refers).

In 1975 outline planning permission was refused for the erection of 4 self contained flats and car parking on land which included the adjacent land to the northwest (now the site of Nos. 2a and 2b Mount Pleasant Close) and the current application site. The reason for refusal being that the erecton of the flats would be inappropriate and would not secure due co-ordination with and be injurious to the amenities of the adjoining bungalows (application No. 75/3836P refers).

SUMMARY OF REPRESENTATIONS

Ecclesfield Parish Council object;

- the vehicular access onto Loundside from Mount Pleasant Close is unacceptable as it would result in this section of Loundside becoming even more hazardous to pedestrian and road users alike. The Parish Council are keen to prevent this area which is on the brow of a hill and adjacent to a very busy school area becoming another accident blackspot; - concerned about plans for the agreed landscaping scheme for the rear of the site and the protection of existing trees, responsibility for maintenance of this area after completion needs clarification; - request site visit be made and the application be determined by the Planning Board.

5 letters of objection have been received from residents living to the side and rear of the site relating to the following matters;

- the new houses would be able to see into property at 2a Mount Pleasant Close which is on a lower part of the hill, infringing privacy; - car standing is going to be an invasion of privacy as well as being noisy especially late at night to property to rear which is just over 5 metres away; - the gable end will overshadow bungalow to rear; - the three-bedroomed bungalow would be intrusive, will overshadow houses and garden, dormer windows at higher level than bungalows, dormer windows will look directly into bedroom, all other houses are one bedroom,

84 preferable if plot 3 corresponded to plots 1 and 2, three-bedroomed one is not neccessary; - there is no boundary perimeter wall as shown before making car parking space having headlights directly into bedroom; - the entrance will be on the brow of the hill which is a very heavy traffic area, near a school which causes a lot of traffic, will find it difficult coming out from the road, there will be a blind spot which will be dangerous; - years ago the road approaching the school was considered dangerous, today there’s a lot more cars and traffic; - only the bare minimum of trees should be taken out leaving some privacy from road; - since the land was cleared problems with rain water running down onto property.

Following the submission of amended plans 1 letter of objection has been received;

- the back aspect of the three bedroomed dormer bungalow is too close to No. 12 Mount Pleasant Close, three windows look downwards onto front of house, would overshadow blocking sunlight; - layout misleading as there is not enough space for bungalow to be built without it being in front of No.12.

PLANNING ASSESSMENT

Policy Issues

There is an extant planning permission for residential development on this site.

The Governments planning policy guidance on housing is contained in PPG3. Amongst other matters PPG3 includes that Local Planning Authorities should provide sufficient housing land but give priority to re-using previously developed sites within urban areas in preference to the development of greenfield sites, should create more sustainable patterns of development by building in ways which exploit and deliver accessibility by public transport to jobs, education and health facilities, shopping, leisure and local services and should make more efficient use of land. The site comprises a small area of previously undeveloped land within the built up area of Chapeltown. The site is accessible by public transport. There are no infrastructure constraints. It is considered that the proposal would not prejudice the objectives of the Government’s guidance contained in PPG3.

The Sheffield Unitary Development Plan identifies the site as being within a Housing Area where housing is the preferred use (Policy H10 refers). Policy H14 of the UDP relates to the conditions on development in housing areas including matters of design, amenity and highway safety.

The UDP also identifies the site as being adjacent to an Area of Special Character that includes the school buildings to the south of the site and the group of buildings around the former churches on the opposite (west) side of Loundside. Policy BE15

85 of the UDP seeks to ensure that the character and appearance of Areas of Special Character is not harmed.

Highway and Transportation Issues

The site fronts onto the east side of a classified road running between the centre of Chapeltown and High Green (Loundside/Lane End/Mortomley Lane). From the centre of Chapeltown, Loundside gradually inclines to a brow in the hill just south of the proposed access. The road then declines past the application site down Lane End.

The junction of Mount Pleasant Close with Lane End is approximately 73 metres to the north of the proposed access. To the south the junction of Mafeking Place with Loundside is approximately 125 metres to the south of the proposed access. Between these junctions there is the public footpath from Mount Pleasant Close and accesses from Loundside to properties at the Lound junior school and No. 104 Loundside which are approximately 54 and 100 metres to the south of the proposed access. On the opposite side of Loundside there is a junction serving properties off Mount Pleasant, access to the former Mount Pleasant Church now used as a dwelling and with extant planning permissions for use as 9 flats, or as a restaurant.

The proposed access would serve the proposed dwellings and would achieve a sightline of 2 metres x 70 metres to the north of the proposed access and up to 2 metres x 90 metres to the south in the direction of the brow of the hill. The speed of traffic using Lane End/Loundside was checked in 2005, at the time of the previous application for 2 dwellings on the site, with the average speed found to be 29 mph (the 85 percentile being 32 mph). It is considered that the proposal would achieve satisfactory forward visibility and sightlines to ensure that there would be no harm to the safety of road users and pedestrians.

Effect on the amenities of residents and the locality

There are residential properties surrounding the site. The two existing two-storey dwellings to the northwest of the site at nos. 2a and 2b Mount Pleasant Close are at a lower ground level than the proposed dwellings with their ground floor being approximately 5.49 metres below the ground floor level of the dwellings proposed at the northeastern end of the site. The proposal would result in there being a separation of approximately 24 metres between the rear elevations of these existing and proposed dwellings. Whilst the proposed dwellings would be on higher ground it is considered that the proposed separation distance would provide sufficient separation between these properties to ensure that there would be no significant overlooking or overbearing/overshadowing of existing properties.

The single-storey dwellings to the northeast of the site at Nos. 2 to 10 Mount Pleasant Close all have their rear elevations facing the application site. Again these properties are at a lower ground level than the proposed dwellings with their ground floor level being approximately 1.49 metres below that of the proposed dwellings.

86 The rear elevations of nos. 4 and 6 Mount Pleasnat Close would face the side gable elevation of the garages and one of the proposed dwellings. The proposal would result in their being a separation of approximately 7.9 metres to the single- storey garages and 13 metres to the side elevation of the nearest proposed dwelling. There are no windows proposed on this northeast facing gable of the proposed dwelling. Whilst the proposed dwelling would be on higher ground it is considered that there would be sufficient separation between these properties to ensure that there would be no significant overbearing/overshadowing of these existing properties.

The rear elevation of No. 8 Mount Pleasant Close faces directly towards the proposed access court whilst the rear elevation of No. 10 faces towards the side elevation of the garage and dwelling that is proposed at the southeastern end of the site. The proposal would result in their being a separation of approximately 10 metres to the single-storey garage and 12.8 metres to the side elevation of the proposed dwelling. There are no windows proposed on this northeast facing gable of the proposed dwelling. Whilst the proposed dwelling would be on higher ground it is considered that there would be sufficient separation between these properties to ensure that there would be no significant overbearing/overshadowing of these existing properties.

To the southeast of the site the front elevation of the bungalow at No.12 Mount Pleasant Close faces towards the application site. The ground level of No.12 is approximately 0.65 metres below that of the proposed dwelling at the southeastern end of the site. Whilst the proposed dwelling at the southeastern end of the site is not directly opposite the front elevation of No.12, the proposed single-storey garage would overlap partly across the front of No.12. The proposal would result in a separation of approximately 13 metres between the front elevation of No.12 and the rear elevation of the proposed garage. The rear elevation of the proposed two-storey dwelling would be just offset from the front elevation of No.12 with a separation distance of 12 metres between these two buildings. The first floor window in the proposed dwelling that is nearest to No.12 is a bathroom window that would be obscure glazed. Whilst the proposed dwelling would be on slightly higher ground it is considered that the siting of the proposed dwelling such that the two-storey element is not directly opposite No.12 would provide sufficient separation between these properties to ensure that there would be no significant overlooking or overbearing/overshadowing of No.12.

It is considered that the massing and design of the proposed dwellings are in keeping with the general locality. The formation of the access and alterations to the front boundary wall would not harm the character or appearance of the locality. The proposal complies with Policy H10, H14 and BE15 of the UDP.

SUMMARY AND RECOMMENDATION

The Sheffield Unitary Development Plan identifies the site as being within a Housing Area where housing is the preferred use.

It is considered that subject to the provision of satisfactory forward visibility and sightlines there would be no harm to road safety.

Whilst the proposed dwellings would be on higher ground than the adjacent properties the proposed siting, design and separation distances between the proposed dwellings and adjacent dwellings would ensure that there would be no significant overlooking or overbearing/overshadowing of existing properties.

The massing and design of the proposed dwellings would not harm the character or appearance of the locality.

The proposal complies with Policy H10, H14 and BE15 of the UDP.

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

Case Number 06/04129/FUL

Application Type A Full Planning Application

Proposal Retrospective application for excavation of land and erection of annex building to rear of dwellinghouse

Location 21 Whiteways Close Sheffield S4 8FN

Date Received 26/10/2006

Team NORTH & WEST

Applicant/Agent Amer Ahmed - Space Studio

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed development would constitute an overdevelopment of the site that would be out of scale and character in the street scene. Furthermore, the proposal would detract from the visual appearance of the street and would be injurious to the character of the original dwellinghouse. As such the proposal would be contrary to Policy H14 of the Unitary Development Plan and Guideline 4 of the Supplementary Planning Guidance on Designing House Extensions.

89 Site Location

LOCATION AND PROPOSAL

The application relates to a residential property on Whiteways Close. Situated in a residential area, as defined in the adopted Unitary Development Plan, the dwelling is a brick built terraced property.

The property is situated on a relatively steep hill that slopes upwards from north to south. The property is three storeys in height at the front, and two storeys in height to the rear. At the front of the property there is an integral garage at basement level and a large driveway. To the rear of the property the ground steeply slopes up to the south, and the gardens of the rear properties benefit from various degrees of landscaping. There are no other detached, brick built out buildings on Whiteways Close.

The application seeks planning consent to excavate the land to the rear of the property and to erect a single storey annex building measuring 6.0 metres by 3.1 metres. This application is partially retrospective, as the excavation of the land has already been undertaken.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

CONSULTATIONS

Highways Authority: No objections

SUMMARY OF REPRESENTATIONS

There have been 4 letters of representation received in connection with this application. The main concerns raised are as follows:

- The excavation of land has weakened the structural soundness of the adjoining neighbouring land. This has made the neighbouring rear gardens unsafe.

- The excavation of land and the proposed annex building would be out of character with the residential character of the area.

- The proposal would affect the value of their properties. (This is not a material planning consideration.)

- The proposal would be an overdevelopment of the land.

PLANNING ASSESSMENT

Situated in a designated Housing Area, the proposal should be assessed against policy H14 of the Unitary Development Plan. Policy H14 states that amongst other things, development will be permitted provided that it would:

- be well designed and would be in scale and character with neighbouring buildings; and

- 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

- not lead to air pollution, noise, smell, excessive traffic levels or other nuisance, or risk to health and safety for people living nearby.

The subject property is situated in a row of terrace properties. Owing to the steep slope that the rear gardens follow, some properties have terraced their gardens to make better use of the land. However, although there is some degree of

91 landscaping there is no excavation on such a scale as 21 Whiteways Close. Furthermore, there are no detached outbuildings behind the row of terrace properties.

It is considered that the design of the proposed garage, together with the excessive excavation of land, would be detrimental to the visual character of the neighbouring properties and the property itself. Furthermore, as the garden would not be of a similar scale to the neighbouring properties, it is considered that the proposal would be detrimental to the character of the neighbourhood, and is therefore contrary to UDP policy H14 (a) and (c).

At present the rear garden measures approximately 100 square metres. It is considered that if the proposed annex building were to be built, together with the unusable space that the excavation has created, the proposal would represent an overdevelopment of the site and would reduce the usable rear amenity space to less than 30 square metres.

Guideline 4 of the Supplementary Guidance for ‘Designing House Extensions’, states that a dwelling should have at least 50 square metres of amenity space. As the proposal would significantly reduce the amount of usable rear amenity space, the proposal is considered to be an overdevelopment of the plot and is contrary to SPG guideline 4 and UDP policy H14.

UDP policy H14 (k) states that development should not be detrimental to the health and safety of local residents. Although a structural report was submitted, it was based on a brief site visit and only makes assumptions as to the amounts of loose stone. The excavation works have created an almost vertical drop of approximately 5 metres in height. The proposed plans do not indicate any means of retaining this steep slope or any means of protecting persons from this steep drop. It is considered, therefore, that the proposal would be detrimental to the health and safety of local residents and the occupiers of the subject property.

ENFORCEMENT

The assessment has taken into account the proposed alterations and the extent of the excavation of the land in its current form. Although there may be scope for some degree of terracing to the land, this proposal would have to be significantly altered to reflect the overall character of the area. As such there is no alternative but to recommend the refusal of the proposed annex building, and the implementation of immediate remedial works to the existing excavated area.

SUMMARY AND RECOMMENDATION

It is considered that owing to the extent of the excavation works, together with the proposed annex building, this application would represent an overdevelopment of the plot that would be injurious to the character of the property itself, and the character of the local area. It is considered, therefore, that the proposal would be detrimental to residential amenity.

92 In view of this, it is recommended that permission be refused for the proposed annex building and the retention of the excavated area. Members are requested to authorise the city solicitor to take any necessary steps, including enforcement action and the institution of legal proceedings, to secure the remedial works to the excavated area.

Case Number 06/04153/FUL

Application Type A Full Planning Application

Proposal Retention of raised decking to rear of dwellinghouse

Location 162 Walkley Lane Sheffield S6 2PA

Date Received 27/10/2006

Team NORTH & WEST

Applicant/Agent Caroline Bridger

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the raised decking would result in unacceptable overlooking to No. 164 Walkley Lane, leading to unacceptable loss of privacy, and would therefore be contrary to Policy H14 of the Unitary Development Plan and Guideline 6 of the Supplementary Planning Guidance on Designing House Extensions.

2 The Local Planning Authority considers that the raised decking unreasonably hinders access to the rear of No. 164 Walkley Lane and is detrimental to the amenities of the occupiers of this property due to the difference in levels. As such it makes the removal and recycling of household waste unreasonably difficult.

94 Site Location

LOCATION AND PROPOSAL

The application relates to a brick built terraced property. The property has two entrances one to the front, and one to the rear, which is accessed via a shared alleyway, which leads to a shared yard at the rear. To the shared yard there is an outbuilding.

The street scene consists of terraced properties similar to the subject property. The property is located within a predominantly residential area, designated as Housing in the adopted Unitary Development Plan.

The application seeks permission for the retention of raised decking to the rear of the property.

RELEVANT PLANNING HISTORY

There is no relevant planning history to this site.

SUMMARY OF REPRESENTATIONS

There have been two letters of objection received.

The letters of objection have raised concern regarding the following planning considerations:

1. The decking is visually intrusive and noisy 2. Loss of privacy due to the raised height of the decking 3. The decking creates an accessibility problem to the adjacent property who must pass over the decking to reach their rear yard. 4. Restricts the use of a shared yard. 5. The decking extends onto neighbours land.

PLANNING ASSESSMENT

Policy Issues

Policy H14 “Conditions on Development in Housing Areas” states that “In housing areas, new development or change of use will be permitted provided that: a) New buildings and extensions are well designed and would be in scale and character with neighbouring buildings c) The site would not be overdeveloped or deprive residents of light, privacy or security, or cause serious loss of existing garden space which would harm the character of the neighbourhood.

Guideline 6 of the Supplementary Planning Guidance: Designing House Extensions states that:

“ Extensions should protect and maintain minimum levels of privacy”

The decking, which has been erected, is considered to be contrary to the aims of these policies. The height above ground of approx. 0.5m in conjunction with the slight level difference between properties creates a strong perception of overlooking, both into the adjacent property’s gardens and main windows to the rear elevation of the property.

It is acknowledged that as the rear yard is a shared space, there is no definitive private space and there will always be the potential for overlooking. It is considered that the erection of decking exacerbates this potential for overlooking and this is unacceptable with regards to policy H14 of the UDP and Guideline 6 of the adopted SPG Designing House Extensions.

Effect on residential amenities

The rear, shared yard cannot be easily accessed due to the decking being raised by approx. 0.5m with no method of access up to this. The lack of access up to the decking restricts access for residents through the yard and this is considered detrimental to the amenities of these residents. The lack of access restricts the ability to easily put their bins out for collection and would also affect the ability of residents to access their rear door. This matter is considered to be particularly problematic for any future or present resident with the need to use pushchairs or wheelchairs, the elderly or those with mobility problems. In this respect the application for the retention of the decking is considered to be unacceptable on the grounds of an unacceptable impact to the amenities of the adjacent residential properties.

Design

Whilst it is not desirable to place decking and erect fencing over the yard area, the materials used are of appropriate quality and there are no objections to the decking on design grounds.

RESPONSE TO REPRESENTATIONS

It is considered that the decking by nature of its height and the level differences between properties will result in both unacceptable overlooking and unacceptable potential of overlooking.

The decking is also considered to cause an unacceptable restriction to the access and use of the rear yard, which would be an unacceptable restriction to general daily use and those with the mobility problems or the use of pushchairs.

It is noted that the use of decking is not desirable in such a context however, it is not considered that the quality of development is of such poor quality to warrant a refusal on design grounds and the noise associated with the use of the decking could not be upheld.

The applicant has confirmed that the red line boundary is correct and that the decking is correctly shown. It is therefore considered that the Article 7 certificates submitted are correct.

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 decking to the rear yard.

SUMMARY AND RECOMMENDATION

97 The decking as erected is considered to result in both unacceptable overlooking and perception of overlooking in addition to causing an unacceptable restriction to the daily use of the shared yard by persons with mobility problems or small children and restricts the ability and ease of taking out the bins for refuse collection. The loss of privacy would be contrary to the aims of Policy H14 of the adopted Unitary Development Plan and Guideline 6 of the adopted Supplementary Planning Guidance: Designing House Extensions.

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 decking to the rear yard.

Case Number 06/04844/CHU

Application Type Planning Application for Change of Use

Proposal Continuation of use of dwellinghouse as a house in multiple occupation

Location 22 Oakbrook Road Sheffield S11 7EA

Date Received 20/12/2006

Team NORTH & WEST

Applicant/Agent Development Land & Planning Consultations Ltd

Recommendation Grant Conditionally

Subject to:

1 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 such cycle parking shall be provided within 6 months of the date of this decision and thereafter such cycle parking accommodation shall be retained.

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

Attention is drawn to the following justifications:

H5 - Flats, Bed-sitters and Shared Housing

99 Site Location

LOCATION AND PROPOSAL

The application relates to a fairly sizeable semi-detached property, providing accommodation on four levels (including the basement and attic). The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

Planning permission is sought to allow the property to continue to be used as a house in multiple occupation. Within the basement a studio flat with its own kitchen and shower room has been created. This is accessed via the kitchen on the ground floor. At ground floor level is a bedroom and communal lounge, dining and kitchen areas. On the first floor are three further bedrooms, two toilets and a shower. On

100 the top floor, in the attic are two more bedrooms and a bathroom giving a total of 7 bedrooms. The property has no off-street parking.

RELEVANT PLANNING HISTORY

There is no relevant planning history.

SUMMARY OF REPRESENTATIONS

No letters of representation have been received.

PLANNING ASSESSMENT

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area. UDP Policy H5 – Flats, Bedsitters and Shared Housing sets out that planning permission will be granted for the creation of flats, bedsitters and the multiple sharing of houses only if:

- A concentration of these uses would not cause serious nuisance to existing residents;

- Living conditions would be satisfactory for occupants of the accommodation and for their immediate neighbours;

- There would be appropriate off-street car parking for the needs of the people living there.

Up to six people could live within the property without the need for planning permission. It thereby needs to be considered whether an additional person residing within the property would have a material difference on occupiers of neighbouring dwellings.

The property is within a residential area, set back from the highway with a reasonably sized front and rear garden. To the west of the site and on the opposite side of the road are areas of wooded parkland. To the rear are properties on Riverdale Avenue with a separation distance of around 30m between the dwellings.

The property is large enough to accommodate 7 people without becoming overly cramped and there is ample garden space for this level of occupation.

No letters of representation have been received form occupiers of neighbouring property and so, as permission is sought for a continuation of use of the building as a house in multiple occupation, it could be surmised that the level of occupation is not causing unnecessary disturbance to occupiers of neighbouring property. Environmental Protection Service have raised no objections to the proposal.

The property has no off-street parking provision, however the site is in a sustainable location being close to main bus routes and within walking distance of Local Shopping Centres.

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It could be argued that an additional person residing at the property would not be materially different from the authorised use (of 6 occupants) in terms of traffic generation. Highways Development Control have raised no objections to the proposed development but suggest that if planning consent is given a condition be attached requiring the provision of some secure cycle parking at the site.

SUMMARY AND RECOMMENDATION

Planning permission is sought to allow a sizeable semi-detached dwellinghouse to be occupied by 7 people. The property is within a residential area and is surrounded by similar large semi-detached dwellings, wooded park land and flats.

It is considered that the increased number of people residing at the property would not have an adverse impact upon the amenity of occupiers of neighbouring dwellings. No letters of representation have been received and EPS have raised no objections.

The property has no off-street parking, however the proposed increase from 6 to 7 people living within the property would not have an adverse impact upon highway safety. The site is within a fairly sustainable location close to bus routes and Local Shopping Centres.

The proposed development would accord with UDP Policy H5- Flats, Bedsitters and Shared Housing and so it is recommended that planning permission be granted with a condition requiring cycle parking to be provided.

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