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

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Report to City Centre South and East Planning and Highways Area Board SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate REPORT TO CITY CENTRE SOUTH DATE 29/09/2008 AND EAST PLANNING AND HIGHWAYS AREA BOARD REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS SUMMARY RECOMMENDATIONS SEE RECOMMENDATIONS HEREIN THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED. FINANCIAL IMPLICATIONS N/A PARAGRAPHS CLEARED BY BACKGROUND PAPERS Chris Heeley 0114 2736329 CONTACT POINT FOR ACCESS Kate Mansell TEL NO: 0114 2736141 AREA(S) AFFECTED CATEGORY OF REPORT OPEN 2 Application No. Location Page No. 06/04408/OUT Land To The Rear Of Abbeydale Hall Abbeydale Park 6 Abbeydale Road South Dore Sheffield S17 3LJ 08/00779/FUL 481 Glossop Road, 1A And 1B Ashgate Road Sheffield 20 S10 2QE 08/02596/ADV Kersal Mount Nursing Home 115 Manchester Road 25 Sheffield S10 5DN 08/02700/FUL North Yard Well Meadow Street 31 Sheffield 08/02701/LBC North Yard Well Meadow Street 48 Sheffield 08/02770/FUL Site Of Shiregreen WMC Shiregreen Lane 55 Sheffield 08/03002/CHU Sheffield United Football Club Bramall Lane 74 Sheffield S2 4SU 08/03070/CHU 16A Dixon Lane Sheffield 80 S1 2AL 08/03245/CHU 455 Abbeydale Road Sheffield 85 S7 1FS 08/03336/FUL 35 St Barnabas Road Sheffield 94 S2 4TF 3 08/03592/OUT Lynthorpe House 86 Charlotte Road 98 Sheffield S1 4TL 08/03707/OUT Lodge Farm Mawfa Crescent 106 Sheffield S14 1AS 08/03734/FUL Land Between 109 And 165 Shirebrook Road 114 Sheffield 08/03755/FUL Dexel Tyres 1 - 15 Westbury Street 126 Sheffield S9 3JQ 08/03767/FUL Waitrose Supermarket 123 Ecclesall Road 138 Sheffield S11 8HY 08/03789/FUL 148 London Road Sheffield 156 S2 4LT 08/03844/FUL Mandale House 28 Bailey Street 161 Sheffield S1 4EH 08/04132/FUL Sheffield Airport Business Centre Europa Court 167 Sheffield S9 1XZ 08/04232/RG3 Tudor Square Sheffield 181 S1 2LA 08/04264/FUL Site Of 31 Smithfield Road Sheffield 194 S12 3JN 08/04440/CHU Creche The Oasis Meadowhall Centre 203 Meadowhall Way Sheffield 4 5 SHEFFIELD CITY COUNCIL Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE, SOUTH AND EAST Planning And Highways Area Board Date Of Meeting: 29/09/2008 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 06/04408/OUT Application Type Outline Planning Application Proposal Erection of 10 apartments in 5 villas with associated landscaping and car parking Location Land To The Rear Of Abbeydale Hall Abbeydale Park Abbeydale Road South Dore Sheffield S17 3LJ Date Received 16/11/2006 Team SOUTH Applicant/Agent P Gray - Hill Construction Recommendation Refuse For the following reason(s): 1 The Local Planning Authority consider that the proposed development would result in the loss of a valuable informal Local Open Space which is a greenfield site of public amenity value of interest to nature conservation, including vegetation and woodland trees which are the subject of a Tree Preservation Order, with inadequate opportunities for replacement planting. The proposed development would thereby be detrimental to the natural environment and the amenities of the locality and contrary to Policies BE6, GE11, GE15, LR4, LR5 and LR8 of the adopted Unitary Development Plan and aims of national planning policy in PPS1 and PPS3. 2 Insufficient information is provided to satisfy the Local Planning Authority that the ponds and water features within the site can be adequately retained, protected and enhanced and that the character and appearance of the Victorian historic garden can be adequately protected. In the absence of sufficiently detailed proposals, the proposals are deemed contrary to Policies GE16 and BE21 of the adopted Unitary Development Plan. 3 The Local Planning Authority consider that the proposed development would result in the loss of informal recreation space and would result in an overall deficiency in recreation space in an area where informal recreation provision is significantly below the minimum guideline as set out in the adopted Unitary Development Plan and the Supplementary Planning Guidance: Open Space Provision in New Housing Development. The proposed development is therefore contrary to Policies LR5 and LR8 of the adopted Unitary Development Plan. 7 Site Location © Crown copyright. All rights reserved. 10018816. 2005 INTRODUCTION This application was deferred at the last Board meeting to allow Members to visit the site. The application is long outstanding due to protracted negotiations and time given to allow for the preparation, submission and assessment of additional supporting documents. The scheme has been reduced from 16 units to 10 units. It should be noted that the applicant has confirmed that any further reduction in the number of blocks would not be financially viable. LOCATION AND PROPOSAL The site covers an area of approximately 0.6 hectare. Abbeydale Sports Club surrounds the site on three sides. The site sits below rugby pitches to the south- 8 west, a sports hall to the north-west and a car park and cricket field to the north- east. There is a pedestrian gate to the site through the remaining boundary. Access to the gate is over the private driveway of Abbeydale Hall and through the relatively recent flats complex to the rear of that building. The land was formerly a designed garden serving Abbeydale Hall. It contains a number of linked ponds within a woodland setting. Under Council and Sheffield College ownership respectively, it was maintained as a ‘Community Wildlife Garden’ in the 1980s/90s by local interest groups, including the Friends of Abbeydale Hall Gardens, in association with the Council’s Planning and Ecology Services. Since disposal of Abbeydale Hall by Sheffield College, ownership of the application site was split from Abbeydale Hall and maintenance has ceased. The site is now neglected and rundown and there is evidence of tipping in a small area close to the access gate. The site has now been returned to the same ownership as Abbeydale Hall. The proposal is in outline with all matters reserved for subsequent approval. However, due to the significant site constraints, it has been necessary to provide a level of detail beyond that normally expected for outline applications. The proposals are for 10 flats in 5 x 2 storey blocks. The buildings are indicated to be located close to the north-west and north-east boundaries of the site. Vehicular access is proposed to be taken from Abbeydale Road South through the grounds of Abbeydale Hall and past the blocks of flats. The access drive is shown to extend alongside the largest pond right up to the rear (north-east) boundary of the site. Car parking for 12 vehicles is proposed. RELEVANT PLANNING HISTORY An application for planning permission for 16 apartments was withdrawn prior to being validated in March 2006 (ref.05/04366/OUT). Planning permission for alterations and extensions to Abbeydale Hall to form 8 apartments and the erection of a further 27 apartments in 5 x 3 storey blocks was granted planning permission in 2000 (ref.99/01758/FUL). The permission is subject to a legal agreement to secure pedestrian access across the Abbeydale Hall site to the application site at all times and to secure vehicular access for maintenance purposes. Listed Building Consent for the works to the Hall was granted concurrently (ref.99/01759/LBC). SUMMARY OF REPRESENTATIONS The application has been advertised as a Major Development and as Affecting the Setting of a Listed Building. Near neighbours were notified about the original proposals for 16 apartments and have been re-notified about the reduced scheme. A total of 28 representations were received as a result of the first consultation. These are summarised below: 9 16 letters of objection from local residents (9 of which are from 3 households): − removal of trees (45) and shrubs harmful to wildlife, flora, fauna and valuable habitats in protected area – damage to pond already affected wildlife – this area had previously been carefully tended by a local voluntary group and local residents − understanding that site was to be restored and maintained as ‘planning gain’ from previous flats development − agent’s claim that applicant ‘is unaware of events that led to the site no longer being maintained’ is hard to believe – applicant’s workmen dumped felled trees and rubbish on site during construction of flats development and damaged main pond causing it to drain − applicant has dumped various materials from other sites over last 2 years, has wilfully neglected the site, objected to access for voluntary maintenance and not fulfilled previous promises of suitable boundary treatment to adjoining private gardens and making good where neighbouring gardens have ‘sunk’ – any promises in conjunction with new development are viewed sceptically and cynically − applicant could tidy site without need for planning proposals − restoration/reinstatement of large stones from pond edge is still awaited – originally removed to alleviate drainage problem associated with flats scheme − objects to reference in Tree Report which blames Sports Club and neighbours for tipping garden refuse − Ecology Report doesn’t take
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