Sheffield City Council Place Report to West and North

SHEFFIELD CITY COUNCIL PLACE 7

REPORT TO WEST AND NORTH PLANNING AND DATE 15/11/2011 HIGHWAYS COMMITTEE

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 John Williamson TEL 0114 2734944 ACCESS NO:

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

11/03077/FUL 130 Green Lane Wharncliffe Side 5 Sheffield S35 0DL

11/02566/FUL Harrington's Sandwich Bar 235A Burncross Road 11 Sheffield S35 1RZ

11/02480/FUL Land And Buildings Including Corus And Outokumpu Works Off Ford Lane And 18 Hunshelf Road Stocksbridge Sheffield S36 2BU

11/01907/FUL (Formerly PP- Tinker Brook House 01480589) Brightholmlee Road 69 Sheffield S35 0FP

11/00915/OUT Site Of Loxley College Myers Grove Centre Wood Lane 79 Stannington Sheffield S6 5HF

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning To The NORTH & WEST Planning And Highways Committee Date Of Meeting: 15/11/2011

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 Committee 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 11/03077/FUL

Application Type Full Planning Application

Proposal Demolition of existing garage, erection of two-storey side extension, conservatory including creation of access steps to rear of dwellinghouse and pitched roof and garage extension to detached outbuilding

Location 130 Green Lane Wharncliffe Side Sheffield S35 0DL

Date Received 21/09/2011

Team NORTH & WEST

Applicant/Agent Trevor Birchall Design Ltd

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

3 The proposed roofing materials shall match the roofing materials to the existing building.

In the interests of the visual amenities of the locality.

4 The development must be carried out in complete accordance with the following approved documents;

Drawings:

947/04/08 A 947/03/08 A

unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Attention is drawn to the following justifications:

1. The decision to grant permission and impose any conditions has been taken having regard to the relevant policies and proposals from the Sheffield Development Framework and the Unitary Development Plan set out below:

GE2 - Protection and Improvement of the Green Belt Landscape GE6 - House Extensions in the Green Belt GE8 - Areas of High Landscape Value and The Peak National Park

The proposed extension exceed one third of the volume of the original dwellinghouse, nevertheless the siting and scale of the development is such that it is not considered to detract from the openness of the Green Belt. The scheme will not have an adverse impact upon the amenities of neighbouring properties and complies with Policies GE2, GE6 and GE8 of the Unitary Development Plan.

This explanation is only intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report at www.sheffield.gov.uk/planningonline or by calling the planning officer, contact details are at the top of this notice.

6 Site Location

LOCATION AND PROPOSAL

The application relates to a detached stone dwellinghouse located on the eastern edge of a group of houses in the Green Belt and an Area of High Landscape Value.

The surrounding dwellings vary in age, style and appearance.

Planning permission is sought to construct a two-storey side extension, a rear conservatory and extension and alterations to the existing store to form a garage.

RELEVANT PLANNING HISTORY

There is no relevant planning history

SUMMARY OF REPRESENTATIONS

One letter of representation has been received, the points raised are outlined below –

- Openness of Green Belt will be reduced as a result of extension of detached outbuilding - Vehicular access to rear of outbuilding serving 132 Green Lane and 6 other properties will have reduced visibility as a result of the extension, as such risk of accidents will increase

8 - If permission is granted it is requested that a mirror be placed on the opposite side of the junction

SUMMARY OF CONSULTATIONS

Bradfield Parish Council: Object to application as in Green Belt and over permitted volume increase

PLANNING ASSESSMENT

Policy

Policy GE2 aims to ensure that the high landscape value of the Green Belt is retained whilst GE4 states that any development permitted in the Green Belt should preserve and enhance the landscape.

Policy GE6 relates to house extension and requires development to form a minor addition to the original house and to complement the style of the original building.

Policy GE8 states that in Areas of High Landscape Value development must protect and enhance the appearance of the area.

Guideline 9 of the Supplementary Planning Guidance: Designing House Extensions states that ‘extensions in the Green Belt will be allowed only if they are a minor addition to the dwelling and are not visually intrusive’. The main considerations of this Guideline are the impact of the extension on the character of the original house and on the open character of the Green Belt. Minor additions are defined as no more than a one-third increase in the volume of the original dwelling, however larger properties will normally only be allowed more modest extensions as an increase of one-third would be more likely to have an adverse impact on the open character of the Green Belt.

Design and Impact on Green Belt

The proposed extension represents a 41% increase in the volume of the original dwellinghouse. This is 8% greater than the third increase recommended in guideline 9 of the Supplementary Planning Guidance on Designing House Extensions. Nevertheless, both the side and rear extensions are seen within the context of existing dwellings surrounding the property and it is not considered that the proposal will detract from the openness of the Green Belt.

Design

The side extension is well designed and will retain the character of the dwellinghouse through the use of matching facing and roofing materials. Furthermore, the extension is set back from the front elevation and the roof is set down from the existing ridge to ensure the extension appears subservient to the main property.

9 The conservatory is of a standard appearance and will not detract from the appearance of the property itself or the street scene.

Amenity

The two-storey side extension is set away from the nearest neighbour No.132 Green Lane by 9 metres. The neighbouring property is elevated above the applicant property and the extension will not be directly in front of main facing windows. As such the extension will not be unacceptably overbearing, overshadowing or overlooking to occupiers of No.132. The side extension is a sufficient distance from all other neighbours to ensure it does not have an adverse impact upon amenities.

The rear conservatory is set in close proximity to the rear boundary with 2 Owler Gate. The property to the rear is set at a higher level than the applicant property and there is a boundary hedge between the two dwellings, these factors culminate to ensure that the conservatory will not be overbearing, overshadowing or overlooking to the property to the rear.

Highways

Originally alterations and extensions were proposed to the outbuilding to the south of the dwelling to form a garage. However, concerns were raised that this would have been severely detrimental to visibility from the access road to the south and therefore this part of the proposal has been removed from the application.

The development will result in the loss of the garage however there will still be enough space within the site to park two vehicles.

SUMMARY AND RECOMMENDATION

Case Number 11/02566/FUL

Application Type Full Planning Application

Proposal Continuation of use of building as café (use class A3) to complement existing sandwich shop (use class A1), and installation of air handling equipment to rear elevation (amended description)

Location Harrington's Sandwich Bar 235A Burncross Road Sheffield S35 1RZ

Date Received 03/08/2011

Team NORTH & WEST

Applicant/Agent Barber Design

Recommendation Grant Conditionally

Subject to:

1 The development must 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 Within 60 days from the date of this permission, the applicant shall install and operate a kitchen fume extraction system, in accordance with the details supplied by Control Aer (Leeds) Ltd, and submitted as part of the document “Cooker Fumes Handling System”, reference CFHS/01; August 2011. The system shall be installed, operated and maintained in accordance with the recommendations and specifications contained in this document. No changes shall be implemented without the prior written approval of the Local Planning Authority.

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

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

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

4 The use hereby permitted shall take place only between the hours of 07:00 and 17:00 on Mondays to Fridays, between 07:00 and 15:00 on Saturdays, and between 11:00 and 14:00 on Sundays and Public Holidays. No food preparation involving cooking or the use of the kitchen fume extraction system shall take place between the hours of 18:00 and 07:00 on any day.

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

5 No equipment for the playing of amplified sound shall be fitted within or affixed to the premises unless full details thereof have first been submitted to and approved by the Local Planning Authority. Once installed such equipment should not be altered without prior written approval of the Local Planning Authority.

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

6 No deliveries to, nor collections from the building shall be carried out between the hours of 18:00 to 07:00 hours Monday to Saturday and 18:00 hours to 09:00 hours Sundays and Public Holidays.

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

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas

12 Site Location

14 INTRODUCTION

The application is retrospective.

The application is the resubmission of a previous planning refusal ref: 10/02658/FUL –which was for the continuation of use of the building as a sandwich shop/cafe (use class A5), alterations to shop front including installation of roller shutters and provision of outdoor seating area with movable breeze screens which was submitted after an enforcement compliant was made regarding the use of the building.

The application was refused by area board on 08.03.2011, as the Council considered that the use of the premises as a sandwich shop, café and hot food take away with outdoor seating area over-intensified the use of the site creating a safety hazard for customers, pedestrians and vehicles using the forecourt.

The current application has been amended, now applying for A3 use only and removing the outdoor seating area.

As there has been no significant alteration to the site or policy since the previous application, the assessment below will reflect much of the previous report.

LOCATION AND PROPOSAL

The site is located within the Chapeltown district of Sheffield. The building is single storey, its previous use being A1 fruit and vegetable shop, the shop has been vacant for some time, however it is now being operated as a café, incorporating a seating area and serving some hot food.

The site is located within a predominantly residential area; however the site boundary also abuts the grounds of a petrol filling station. A shared drive to the eastern side of the building leads to a Garden Plant Nursery and a residential property at the rear of the building is shown on the proposed plans.

The building is single storey with a flat roof and is set well back from the main highway (Burncross Road) frontage. There is no significant alteration to the building, apart from proposed roller shutters and new signage. The plans also show outdoor seating area, immediately in front of the building. No parking provisions are shown within the curtilage of the of site, however there is off street parking within the forecourt of the petrol station that is located in front of the building.

The applicant seeks to open the café from 0700hours to 1700hours Monday to Friday, 0700hours to 1500hours Saturday and 1100hours to 1400hours Sunday.

SUMMARY OF REPRESENTATIONS

6 letters supporting the application have been received alongside a petition submitted by the applicants, with 337 signatures supporting the application.

15 2 letters of objections have been raised. Objections are outlined below:-

- odour nuisance - proposed extractor equipment will cause noise problems and will be visually unattractive - traffic increase - parking problems, blocking drives of neighbouring properties - increase in anti-social behaviour - potential to use building as a hot food takeaway - increase in litter problems - noise increase on Sundays - other adequate restaurants/cafes in close proximity serve the community sufficiently - proposed use is not considered to be a primary service needed for the local community

Letters from Angela Smith MP have also been submitted, which support the neighbouring properties objection letter.

Objections sent direct to Councillor Bagshaw have been forwarded to the Planning Service to be taken into account but without comment.

Ecclesfield Parish Council has submitted a letter supporting the neighbours’ objections to the proposal.

PLANNING ASSESSMENT

The site is designated within a Housing Area as defined within the Unitary Development Plan. Polices relevant to such areas and in particular to this development is Policy H10 ‘Development in Housing Areas’ and H14 ‘Conditions on Development in Housing Areas’.

Under Policy H10 food and drink outlets uses are considered acceptable.

Policy H14, suggests amongst other things that any change of use should not lead to a concentration of non-housing uses which would threaten the residential character of the Housing Area. The use should also meet the primary needs of the local area and shouldn’t cause any detriment to living conditions of people living nearby.

Whilst it is still considered that the building is situated in an undesirable location for a café amidst predominantly residential properties, the agent has taken all necessary steps to prevent detrimental harm to the neighbouring properties by illustrating sufficient odour expulsion and noise control equipment from the building. The advice given by the environmental protection officer states that the information which has been provided by the agent is acceptable and that the equipment proposed to be installed, will prevent any significant affect on the neighbours. The agent has also suggested that the comings and goings of the customers will not significantly increase over the existing situation and no more than the previous shop use.

16 As such from an environmental point of view the proposed change of use is considered acceptable.

The removal of the outdoor seating area means that the intensification of use of the building will be reduced and as such will not create safety hazard for customers, pedestrians and vehicles using the forecourt.

The agent has confirmed that the site benefits from shared parking at the front of the shop. The change of use will not significantly increase parking problems or create additional disturbance from deliveries. As such from a highway aspect the proposed change of use is acceptable.

SUMMARY AND RECOMMENDATION

The agent has taken all necessary steps to overcome the issues that were previously considered unacceptable for the change of use of this building. It is therefore considered that as the agent has resolved the main concern, under the circumstances and on balance, the proposed change of use of the building from A1 to A3 is considered acceptable. The agent has met the criteria outlined in policy H14 of the UDP. GRANT

Case Number 11/02480/FUL

Application Type Full Planning Application

Proposal Demolition and site clearance, alterations to Blocks B and D as approved under application reference 09/02819/FUL, alterations to the layout of the car park and access arrangements as approved under application reference 09/02819/FUL, new retail and service premises (Use Classes A1/A2/A3/A4/A5), new office premises (Use Class B1), with associated access and other works

Location Land And Buildings Including Corus And Outokumpu Works Off Ford Lane And Hunshelf Road Stocksbridge Sheffield S36 2BU

Date Received 04/08/2011

Team NORTH & WEST

Applicant/Agent Planning Prospects Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 This planning permission is an amendment to planning permission reference 09/02819/FUL in respect of Blocks A, B, D, E and F, the kiosk, and the layout of the car parks, access and roads shown on the approved drawings. For the avoidance of doubt this amendment hereby approved does not amend Block C which remains extant under planning permission 09/02819/FUL.

To define the planning permission.

3 The cumulative total of gross floorspace of units on the application site whose use is primarily for the unrestricted sale of goods for purposes within Use Class A1 of the Town and Country Planning (Use Classes) Order 1987

18 shall not exceed 14,781 square metres. The cumulative total of gross floorspace of units on the application site whose use is primarily for offices within Use Class B1 of the Town and Country Planning (Use Classes) Order 1987 shall not exceed 4,731 square metres.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

4 Before development commences details of the phasing of the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the agreed phasing details unless otherwise agreed by the Local Planning Authority.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

5 The phasing of the development shall include provision of a food-based superstore with a minimum floorspace of 5,650 square metres as part of the first phase of development.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

6 Before development commences full details of the proposed works to the pedestrian links between the development and the existing centre including signage promoting the existing centre and the phasing of such works shall be submitted to and approved in writing by the Local Planning Authority. Thereafter no part of the development shall be brought into use unless the approved works to the links have been provided in accordance with the approved phasing scheme.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

7 Prior to any of the development becoming occupied, details of the management of the customer car park and arrangements to ensure that the customer car parking areas are available for visitors to the existing town centre shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the car parking areas shall be provided and managed in accordance with the approved details.

In order to protect the vitality and viability of the shopping area in accordance with Planning Policy Guidance Note 6 and Unitary Development Plan Policies S1, S4 and S5.

19 8 Before any work on site is commenced, a report shall have been submitted to and approved in writing by the Local Planning Authority identifying how, unless otherwise agreed in writing by the Local Planning Authority, (a) a minimum of 10% of the developments predicted energy needs will be provided from decentralised and renewable or low carbon energy, and (b) the development will generate further renewable or low carbon energy or incorporate design measures sufficient to reduce the development’s overall predicted carbon dioxide emissions by 20% (this would include the decentralised and renewable or low carbon energy required to satisfy (a) above). The approved details of renewable or low carbon technologies shall be operational before the buildings are occupied or shall be brought into operation in accordance with an approved phasing plan which shall have been submitted to and approved in writing by the Local Planning Authority.

In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change.

9 Before the development is commenced, full details of the proposed servicing arrangements (including the hours of servicing and routing) shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter servicing of the development shall be carried out in accordance with the approved details.

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

10 Prior to commencement of the development hereby approved, details of the access route and its management for Heavy Goods Vehicles servicing the development shall be submitted to and approved in writing by the Local Planning Authority and implemented as approved.

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

11 The development shall not be begun until improvements to the highways listed below have either:

a) been carried out (details of which shall have been given prior approval by the Local Planning Authority), or b) arrangements have been entered into to ensure the works are implemented before any of the apartments are occupied.

Highway Improvements:

- Provision of the highway scheme entailing signal control (with MOVA) at Manchester Road/Hunshelf Road (also controlling the private access opposite Hunshelf Road; controlled pedestrian crossing facilities; new pedestrian links to the historic Stocksbridge retail on Manchester Road; revisions to bus stops and shelters; improvements to Hunshelf Road; new roundabout replacing the oval one; closing the junction with Ford Lane with an appropriate alignment; and improvements/provision of new footways and street lighting along Hunshelf Road.

- A change of operating mode at the Vaughton Hill traffic signals from vehicle activated to MOVA operation, and provision of advance stop lines for cyclists.

- Review/promotion of Traffic Regulation Orders in the vicinity of the development site that might be desirable as a consequence of development (waiting/loading restrictions) entailing advertising, making and implementing the Traffic Regulation Order 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).

- A review of tactile paving and lowered kerb locations in the vicinity of the development site (and provision of new facilities where necessary) to assist pedestrians crossing the road and to fit with new pedestrian desire lines created by the development.

- Any other accommodation works to traffic signs, road markings, lighting columns, and general street furniture necessary as a consequence of development.

- Arrangements to secure provision of a bus service(s) to serve the development during its opening hours, linking it to the community on the south side of the valley including details of the proposed service, route and timetabling.

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

12 Prior to the improvement works indicated in condition no. 11 being carried out, full details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.

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

13 Notwithstanding the submitted plans, prior to the development commencing, full details of the portion of land to be safeguarded for a potential future rail halt (and access to it) shall have been submitted to and approved in writing by the Local Planning Authority (including future arrangements for the land to be made available should the rail halt be built).

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 Prior to occupation of any part of the development a detailed Travel Plan specific to that part of the development shall be prepared in accordance with the Framework Travel Plan titled “Outo Kumpu, Stocksbridge Travel Plan” and dated March 2009 or subsequent amendment approved in writing by

21 the Local Planning Authority and be submitted to and approved in writing by the Local Planning Authority. The Travel Plan(s) shall include:

- Clear and unambiguous objectives and modal split targets; - An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority in accordance with the 'Monitoring Schedule' for written approval of actions consequently proposed, - The results and findings of the monitoring shall be independently verified/validated to the satisfaction of the local planning authority. - The verified/validated results will be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

On occupation of any part of the development the approved Travel Plan specific to that part shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

This is a direction of the Highways Agency 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.

15 Prior to any works commencing on site, full details of the following shall have been submitted to and approved in writing by the Local Planning Authority, and the construction works shall only be progressed in accordance with the approved details:

- Construction method statement. - Site safety. - Any temporary site access for construction traffic. - Location of site compound and temporary car parking arrangements for contractors. - Haulage routes.

Any times when construction works and movement of construction traffic will be restricted.

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

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

In the interests of pedestrian safety.

17 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.

18 The development shall not be used unless all redundant accesses have been permanently stopped up and reinstated to 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.

19 Prior to works starting on site 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 remedial works will have been completed to the satisfaction of the Local Planning Authority prior to full occupation of the development.

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

20 Notwithstanding the submitted plans, prior to the development becoming occupied, suitable and sufficient, secure and sheltered bicycle/motorcycle parking accommodation (plus storage/changing/shower facilities for the different elements of the project) shall have been provided in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority (ideally avoiding the use of butterfly systems which have a tendency to buckle wheels). Thereafter the bicycle/motorcycle parking shall be retained/maintained for the sole purpose intended.

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

21 Unless otherwise agreed in writing with the Local Planning Authority, prior to the development becoming occupied, arrangements shall have been entered into securing the installation/improvement of bus stops/shelters within the site and in the immediate vicinity of the development on Manchester Road, with raised footway and tactile paving to assist boarding/alighting.

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.

22 All vehicle and pedestrian areas within the site shall have been surfaced, sealed and drained to the satisfaction of Local Planning Authority prior to the development becoming occupied in accordance with a phasing plan that 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.

23 Prior to the closure of any part of Ford Lane, all arrangements/works associated with the formal closure of Ford Lane shall have been completed

23 to the satisfaction of the Local Planning Authority (including where necessary alterations to statutory undertakers equipment & all street furniture, but incorporating the continuation of STO/13).

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

24 Prior to the development becoming occupied, the car parking accommodation and vehicle manoeuvring areas shall have been provided in accordance with the approved plan, with the parking surfaced, sealed, drained and formally marked out to the satisfaction of the Local Planning Authority and thereafter retained/maintained for the sole purpose intended.

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

25 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 traffic safety and the amenities of the locality.

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

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

27 Notwithstanding the submitted plans, before development commences details of the phasing of provision of the following elements shall have been submitted to and approved in writing by the Local Planning Authority. Before development commences on any of the following elements, details thereof shall be submitted to and approved in writing by the Local Planning Authority. The various elements of the development shall be carried out in accordance with the approved details and phasing plan and thereafter retained:

- All boundary treatments and locations of walls, fences, railings, gates (rationalization of the highway boundary round the perimeter of the development site, offering the potential for both Section 38 Adoption, and highway closure).

- Street furniture in landscaped walkways/courtyards.

24 - Palette of materials/specification of vehicle and pedestrian areas within the development site boundary, plus drainage details.

- New retaining structures, cross sections, structural calculations, materials/specifications, construction method statement and method of compaction and material to the rear of the existing retaining wall supporting the steelworks private access road.

- Illumination within the development site boundary together with any associated means of reducing obtrusive light.

- Route/alignment/width of pedestrian/cycle routes through the site (particularly in relation to STO/13), including details of railings close to retaining structures and materials/specification.

- Full details of the service road access arrangements for the development off the private road (geometric standards, width & margins, materials & specifications, any drainage implication, tactile paving, long-sections, cross-sections, junction arrangement, visibility/sight lines, signage, illumination.

- Layout, access and servicing arrangements of the retained industrial building’s yard at the eastern end of the site.

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

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

In order to ensure that proper provision for refuse is made and to encourage the reduction of general waste in the interests of protecting the environment.

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

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

30 No development, including demolition or ground remediation, shall take place until the applicant, their agent, or their successor in title, has secured the implementation of a programme of archaeological work (including building recording), 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 arrangements are made to record, or preserve in situ, considerable archaeological remains present on the development site, as mitigation.

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

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

32 Notwithstanding any indication given in the submitted details, before development commences details of the arrangements to re-site the following matters 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. (i) existing tank at the junction of Ford Road and Hunshelf Road; (ii) existing external storage racking yard at the junction of Ford Road and Hunshelf Road;

In the interests of the amenities of the locality.

33 Before work on site is commenced, full details of suitable inclusive access and facilities for disabled people, both to and into the building(s) and within the curtilage of 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 inclusive access and facilities have been provided in accordance with the approved plans. Thereafter such inclusive access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

34 Notwithstanding the indication given on the submitted documents, details of the following matters shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced on Blocks A, B, D or E. Thereafter, the development shall be carried out in accordance with the approved details.

(i) proposed roofing slate; (ii) arched windows and surrounding brickwork on the north elevation of Block B

In order to ensure an appropriate quality of development.

35 Before development of each building commences, samples of all proposed external materials and finishes, including windows, of that building 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.

36 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.

37 Before development of each building commences, 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:

(i) Windows including rooflights (ii) Window reveals (iii) Doors (iv) Eaves, verges and parapets (v) External wall construction (vi) Brickwork detailing (vii) Entrance canopies (viii) Rainwater gutters and downpipes (ix) typical bay on the north elevation to Block B including windows and surrounds.

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

In order to ensure an appropriate quality of development.

38 Details of the design and appearance of the items listed below shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development:

(i) Freestanding walls including retaining walls, fences and gates;

27 (ii) Steps, paths, hardstandings, bollards and other elements of the hard landscaping design including canopies; (iii) Boundary treatments; (iv) Lighting columns, lamp units and their means of preventing overspill of light; (v) Signage strategy including location, design and appearance.

The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

39 Before development commences full details of the package of sustainable measures to be incorporated into the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter prior to the development shall be carried out in accordance with the approved details and thereafter such details as provided shall be retained.

In order to ensure an appropriate quality of development.

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

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

41 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape scheme shall include details of existing and proposed levels through the proposed reformed bank along the northern boundary of the site, and specific detail must be provided on how those parts of the site adjacent to watercourses or over culverts will be designed to maximize their function as wildlife corridors (the scheme must use native species of known local provenance). The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the local planning authority Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

42 Before any work on site is commenced, measures to protect the existing trees, shrubs, hedges to be retained, in accordance with details which shall

28 be submitted to and approved by the Local Planning Authority These measures shall include a construction methodology statement and plan showing accurate root protection areas and the location and details of protective fencing and signs. Protection of trees shall be in accordance with BS 5837, 2005 (its replacement) and the protected areas shall not be disturbed, compacted or used for any type of storage or fire, nor shall the retained trees, shrubs or hedge be damaged in any way The local Planning Authority shall be notified in writing when the protection measures are in place and the protection shall not be removed until the completion of the development unless otherwise agreed in writing.

In the interests of the amenities of the locality.

43 A Landscape and Ecological Management Plan including measures to enhance biodiversity within the site, including short, medium and long term aims and objectives, management responsibilities and maintenance schedules for all distinct areas, shall be submitted to and approved in writing by the Local Planning Authority before work on site is commenced. The Landscape and Ecological Management Plan shall be implemented as approved.

In the interests of the amenities of the locality.

44 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 6.0 (six) metres either side of the centre line of the 450mm and 300mm sewers which cross the site. As an alternative to a stand-off distance the developer may, subject to agreement with Yorkshire Water (the statutory sewerage undertaker), arrange for the sewers to be diverted away from the proposed development.

In order to allow sufficient access for maintenance and repair work of the public sewerage network at all times.

45 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 4.0 (four) metres either side of the centre line of the 225/150mm sewers which cross the site.

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

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

To ensure that the development can be properly drained.

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

29 In the interest of satisfactory and sustainable drainage.

48 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.

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

In the interest of satisfactory drainage.

50 The development shall not be occupied unless sound insulation measures have been implemented, details of which shall have been submitted to and approved in writing by the Local Planning Authority prior to installation. Thereafter the approved sound insulation measures shall be retained.

In the interests of the amenities of the locality.

51 A scheme showing details of all external plant and equipment, together with any associated noise attenuation measures shall be submitted to and approved in writing by the Local Planning Authority prior to installation. The works comprising the approved scheme shall be completed before any such plant and equipment is brought into use and shall thereafter be retained.

In the interests of the amenities of the locality.

52 The commercial office use hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey; b) be capable of achieving internal noise levels as per Noise Rating Curve: NR45 (Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 Hz to 8kHz); c) include a system of alternative acoustically treated ventilation. Before the scheme of sound attenuation works is installed, full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

53 Prior to the use of any commercial catering facilities included as part of the development hereby permitted, a scheme of odour control shall be

30 submitted to and approved in writing by the Local Planning Authority. The scheme shall be based on the required information to support a planning application for a commercial kitchen as detailed in annex B and a risk assessment as detailed in annex C of the DEFRA document "Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems", published in January 2005. The approved scheme shall be implemented prior to the use commencing and shall be retained. Any change to the scheme of odour control shall be notified to the Local Planning Authority in writing and agreed prior to installation.

In the interests of the amenities of the locality.

54 Development shall not commence until actual or potential land contamination and ground gas contamination at the site has been investigated and a Phase I Preliminary Risk Assessment has been submitted to and approved in writing by the Local planning Authority. Reports shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004.

Should further intrusive investigation be recommended in the Phase I Preliminary Risk Assessment Report, development shall not commence until a Phase II Intrusive Site Investigation Report has been submitted to and approved in writing by the Local Planning Authority. The Phase II Intrusive Site Investigation Report shall be prepared in accordance with Contaminated Land Report CLR 11 (Environment Agency 2004), and PPS23.

Should remediation be recommended in the Phase II Intrusive Site Investigation Report, development shall not commence until a Remediation Strategy Report has been submitted to and approved in writing by the Local Planning Authority. The Remediation Strategy Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23. In the event that remediation is unable to proceed in accordance with an approved Remediation Strategy, or unexpected contamination is encountered at any stage of the process, the Local Planning Authority shall be notified immediately. Revisions to the Remediation Strategy shall be submitted to and approved in writing by the Local Planning Authority. Works shall thereafter be carried out in accordance with the approved revised Remediation Strategy.

Following completion of any measures identified in the approved Remediation Strategy or any approved revised Remediation Strategy a Validation Report shall be submitted to the Local Planning Authority. The Validation Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23. The site shall not be brought in to use until all the validation data has been approved in writing by the Local Planning Authority on completion of the works outlined in the approved Remediation Strategy Report.

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

55 An Air Quality Management Plan for the development, including mitigation measures, shall be submitted to and approved in writing by the Local Planning Authority before work on site is commenced. The Air Quality Management Plan and approved mitigation measures shall be implemented in accordance with the approved details.

In the interests of the amenities of the locality.

56 The flood risk mitigation measures summarised in section 12.2.2 of the submitted Flood Risk Assessment report shall be implemented prior to the occupation of the development. The required measures are as follows:- Provision of a 2 metre flood wall as indicated in G-11-1 of the Flood Risk Assessment; Finished floor levels shall be set at a minimum level of 150.25 metres Above Ordnance Datum unless otherwise agreed in writing by the Local Planning Authority; Dry access/egress routes kept open as detailed in the Flood Risk Assessment

To reduce the risk of the development flooding and to ensure the protection of controlled waters.

57 Prior to the commencement of development a scheme for the management of surface water run-off shall be submitted to and agreed in writing by the Local Planning Authority. The scheme, as detailed in section 12.2.2 of the submitted Flood Risk Assessment report shall include:-

- Full details of an oversized pipe to convey waters to the river; - Full details of a surface water run-off storage facility; - Full details of Vortex Control and overflow to manage discharge.

The development shall thereafter proceed only in strict accordance with agreed scheme.

To ensure that the proposed development will not exacerbate flooding to itself or elsewhere and to ensure the protection of controlled waters.

58 The development hereby permitted shall not be commenced until such time as a scheme to treat and remove suspended solids from surface water run- off during construction works has been submitted to, and approved in writing by, the local planning authority. The scheme shall be implemented as approved.

To ensure sediment is not introduced to watercourses during the construction period.

32 59 Notwithstanding the indication given on the submitted drawings full details of the following matters 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.

(i) the design and appearance of the south elevation and roof of Block F including details of the green roof construction, specification and maintenance schedule; (ii) the amount and location of car parking spaces for people with disabilities and parents with children; (iii) the design of the pedestrian routes through the site including provisions to accommodate use by cyclists.

In the interests of design quality and the amenities of the locality.

60 The development must be carried out in complete accordance with the following approved documents unless otherwise authorised in writing by the Local Planning Authority.

In order to define the permission.

Site Location

35 INTRODUCTION

This application relates to revisions being sought to a previously permitted mixed use development in Stocksbridge.

A separate planning application for residential development and improvements to form a link road on adjacent land has also been submitted by the applicant (application no. 11/00384/FUL refers).

LOCATION

This application site is located in the valley bottom of Stocksbridge at the eastern end of the town centre.

The site includes land and buildings on Manchester Road, to both sides of Hunshelf Road and off Ford Lane.

The site is currently occupied by some of the industrial buildings and land of TATA Steel and various commercial premises on Manchester Road and includes the forecourt to the Stocksbridge Town Council offices. Other land within the application site includes land formerly used by the Outo Kumpu works which has been vacated, an unoccupied dwelling on Ford Lane, and part of the railway line serving the TATA works. The Little Don river, partly in culvert, runs alongside the site.

Beyond the site to the north there is a small commercial business and several residential properties on the valley side. To the south of the site there are various commercial and residential properties along Manchester Road.

PROPOSAL

The site currently benefits from full planning permission for a mixed use development including retail uses, food and drink uses, leisure, offices, health centre and associated highway works, ground works, car parking, public open space and landscaping works (planning applications 08/02703/FUL and 09/02819/FUL refer). Both these permissions involve the same built development however application 09/02819/FUL also allows post office and pharmacy uses.

The applicant is now seeking full planning permission for revisions being sought to a previously permitted mixed use development.

The application comprises demolition and site clearance, alterations to two of the previously permitted buildings known as Block B and Block D, alterations to the previously approved car park layout and access arrangements, erection of new retail and service premises within use classes A1, A2, A3, A4 and A5, new office premises within use class B1, and associated access and other works.

The revisions result in a small decrease in the total floorspace of the development from 20,578 sqm to 20,377 sqm.

36 In the context of the overall development in this part of the valley, the applicant has stated that the current proposal seeks to allow the foodstore and an adjacent unit (Block C) permitted under 09/02819/FUL to be delivered, aspects of the uses and floorspace permitted under 09/02819/FUL to continue to be delivered albeit with a different external appearance (Blocks B and D), the design and siting of some buildings permitted under 09/02819/FUL to be amended and treated as new buildings (Blocks A and E, and the kiosk), the introduction of a new building (Block F), revisions to the car park and access arrangements to facilitate these changes, and to allow the TATA industrial test centre permitted under 11/00350/FUL to continue to be delivered.

The redevelopment of the site will involve demolition of several buildings on the site, retention of some buildings and erection of new buildings and structures. Some of the buildings previously shown for demolition have since been demolished.

The revisions to Block A comprise the re-siting the front of the block 2.9 metres to the south thereby increasing the depth of the ground floor and first floor units in this block. The internal layout of the first floor office units has been revised resulting in 10 smaller office units rather than the 5 larger office units previously approved. The gable windows have been removed, and the 16 single casement first floor windows on the rear elevation have been replaced with three rows of multi- casement windows. Most of these windows are to a corridor running along the back of the office units, apart from the windows at either end which serve the two end offices. Fire escape stairs have been added to the rear elevation.

The alterations to Block B comprise the removal of the third floor office at the western end of the building and elevational changes. As a result the height of the building at its western end is reduced by 1.2 metres. The windows in the two end units have been grouped vertically and larger signage zones have been provided. The footprint of Block B remains unaltered, however the internal layout of the units has been slightly revised.

The alterations to the existing Block D comprise the insertion of additional ground floor windows and an entrance on its north facing elevation, and removal of windows on its western elevation enabling all three floors to be used as offices.

The revisions to Block E comprise a reduced footprint and slight re-siting these office buildings. The car park layout serving these units has been revised to provide a simpler division between the office parking and retained TATA parking areas and enabling the permitted test centre facility for TATA Steel to be accommodated. The access to the office car park has been relocated to Hunshelf Road.

The proposed new Block F to be erected on the north side of the car park alongside Block A comprises a small block single-storey block of 3 units totalling approximately 294 sq metres. The building would have a glazed frontage with stone piers and a green roof integrated into the landscaped bank on its rear (north) side.

37 The revisions to the kiosk comprise slightly increasing its overall size including a greater amount of glazing in its elevations.

The revisions to the main customer car park and access arrangements to facilitate these changes comprise slightly repositioning the access route into car park and rearrangement of the parking bays. As a consequence the main public realm area has increased. The pedestrian link to the town centre has been revised to reflect the alignment previously approved as part of the permitted industrial test centre development. A footpath route west-east through the site has been included.

The proposed layout also illustrates a revised location for a potential rail halt should such a proposal be progressed in the future. The provision of the rail halt is not part of this or the previous proposed development.

The applicant has submitted a copy of correspondence they have had with the Steel Valley Way Group responding to the SVWG’s alternative proposals for the public rights of way. In the correspondence the applicant concludes that the SVWG’s proposals are not a viable nor an attractive proposition.

The applicant has submitted various updated supporting documents including a design and access statement, planning and retail statement, transport assessment, flood risk and drainage strategy, archaeological assessment, ecological assessment, ground investigation report, noise and air quality reports, and a statement of community involvement.

The applicant’s submissions also include a statement on the regeneration benefits associated with their proposals. The applicant has made the following submissions regarding the development’s regeneration benefits;

- the need to regenerate Stocksbridge has been widely recognised at regional and local level; - at regional level Stocksbridge is identified as a principal town where development which supports its regeneration is to be supported; - at local level the need to regenerate redundant/surplus steelworks land was recognised by the Corus Works Development Brief, the Core Strategy which encourages the regeneration of Stocksbridge including through residential development and the use of previously developed sites, and the emerging City Policies and Sites document identifying the site for a retail led expansion of the centre of Stocksbridge; - more generally the regeneration of outworn industrial land for new uses is in keeping with current growth agenda in national policy and the focus of sustainable development; - the Regional Strategy and the Core Strategy were in place and informed the determination of the original proposals for this site; - job creation associated with the development and operational phases of the retail/office led scheme, and the multiplier effects through the wider economy is relevant; - PPS4 Planning for Sustainable Economic Growth published after the original grant of planning permission encourages a more holistic view of planning for sustainable economic growth, alongside wider objectives

38 relating to improving economic performance and prosperity, promoting regeneration, tackling deprivation, reducing the need to travel and responding to climate change;

- local planning authorities are required proactively to plan to promote competitive town centre environments and provide consumer choice, adopt positive and constructive approach towards planning applications for economic development, and consider favourably planning applications securing sustainable economic growth; - Ministerial statements and the draft National Planning Policy Framework have reinforced these themes promoting sustainable economic growth and job creation as the main priority for the planning system; - the overall benefits of the comprehensive regeneration package are greater than the sum of the parts, development of the residential site in tandem with the retail/office scheme and related permissions will enable a comprehensive development to take place, addressing previously developed land east of the retained steelworks as a whole, ensuring an optimum mix of sustainable uses with the housing supporting the retail and new employment activities and vice versa, and enabling synergies to be achieved between the different strands of the development to produce a better overall outcome maximising efficiencies in reuse of soils and earthworks to minimise need to import or export fill and treat contaminated soil and material, dealing comprehensively with existing and proposed rights of way so that all routes complement each other, and having an overall access strategy that makes efficient use of the new junction arrangements on the A616; - regeneration achieved by bringing both sites forward together will be far greater than if this is not the case.

RELEVANT PLANNING HISTORY

In 2009 full planning permission was granted on this site for a mixed use development including retail (Use Class A1), food and drink (Use Class A3), Leisure (Use Class D2), offices (Use Class B1), health centre (Use Class D1) and associated highway works, ground works, car parking accommodation, public open space and landscaping works (application no. 08/02703/FUL refers).

One of the conditions of planning permission 08/02703/FUL precluded the use of a post office and pharmacy within the development. In 2010 an appeal was allowed against the refusal of planning permission to remove this condition. The effect of allowing the appeal was that a new planning permission was granted for the development without the disputed condition and retaining the other conditions (application no. 09/02819/FUL refers).

In April 2011 planning permission was granted for the erection of a warehouse at the western end of the TATA works and erection of an industrial test centre on the western side of Hunshelf Road including revisions to the previously approved mixed use scheme to accommodate the test centre and revisions to the footpath link between Hunshelf Road and Manchester Road (application no. 11/00350/FUL refers).

A planning application for residential development and provision of means of access and associated landscaping (outline application) and formation of link road and engineering works (full application) involving land north and east of Ford Lane including the existing private steel works link road from Hunshelf Road to the A616 Stocksbridge Bypass has also been submitted by the applicant (application 11/00384/FUL refers).

SUMMARY OF REPRESENTATIONS

73 similar letters have been received stating reluctantly oppose planning applications in the valley bottom unless more effort is made to enhance the proposed right of way and provide a green corridor and multi user route outside the development;

- hope the planning authority would not neglect the wishes of Stocksbridge residents in relation to the Steel Valley Way Green Corridor public right of way, - an opportunity to create an asset for the valley along with possibility of bringing in tourism should not be missed, can only be a bonus to regeneration; - developers only need to give a little to achieve a lot, a user friendly green corridor network could easily be designed in at this stage.

7 additional letters of objection have been received relating to:

- closure of Ford Lane bridle way and footpath, the development should take into account the wider environmental and outdoor leisure potential of the site, the steel valley way can become a vital artery linking heritage, moorland and reservoirs only if it is a green wedge, press for a user friendly footpath with a gentle slope and landscaping; - noise and disruption to business on Manchester Road from removal of adjoining building; - removal of parking spaces behind Manchester Road property, parking is a major issue for local businesses and spaces are limited; - no provision for access to rear of Manchester Road premises;

The Steel Valley Way Group (SVWG) has stated:

- the retail development proposed by Dransfield Properties is going to be built in the valley and as the current plans stand this would block the SVWG’s proposed route for a traffic free green corridor link through Stocksbridge and Deepcar; - the SVWG’s route would enable residents and visitors to enjoy a safe and pleasant route through the valley; - the SVWG’s route is shown following an alignment around the back of Block A, then climbing at a lower gradient than the developer’s proposed route and running along the banking between the access road and the car park.

40 The Stocksbridge Community Forum has submitted their minutes of a special meeting they hosted on 8.8.11 for people to discuss the Ford Lane public right of way:

- the minutes note the meeting’s discussions and state that a vote taken on ‘do we want a public right of way outside the perimeter of the retail development?’ was carried almost unanimously with four abstentions.

The Stocksbridge and District History Society have stated their support for the Steel Valley Way Group.

36 letters of support have been received relating to the following matters;

- the right of way that is there now is neither attractive or safe, the new provision looks more suitable; - improvement to streetscene, impressed with images of the development, creates unique setting; - town centre is lacking the retail trade necessary to support its residents, bring trade back, easier and more convenient shopping, additional facilities welcomed; - the regeneration is needed, create more jobs, attract people businesses and investors.

PLANNING ASSESSMENT

Policy and Land Use

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the development plan unless material considerations indicate otherwise.

The application must be assessed against current national and local planning policies.

The main policy considerations are contained in the Sheffield Unitary Development Plan (UDP) adopted in 1998, the Sheffield Development Framework Core Strategy adopted in 2009, the Corus Works Development Brief which overlaps part of the site approved by the Council in 2005, the Regional Spatial Strategy published in 2008, and the Government’s planning policy guidance on planning for sustainable economic growth published in 2009 and contained in PPS4.

The Regional Spatial Strategy

The Regional Spatial Strategy (RSS) published in 2008 identifies Stocksbridge as a principle town. The RSS seeks to support the continued regeneration of Stocksbridge. Policy E2 of the RSS relating to town centre and major facilities states that the centres of principle towns should be a focus of local services and facilities and seeks to create distinctive, attractive and vibrant sense of place and identity for each centre. Policy YH5 of the RSS relating to principle towns also reflects these roles.

In May 2010 the Secretary of State for Communities and Local Government wrote to Local Authorities highlighting the commitment in the coalition’s agreement to abolish Regional Strategies and return decision making powers on housing and planning to local council’s. Until the legislation and guidance is formally repealed the Regional Strategy remains a material consideration. The knowledge that it is to be repealed reduces the weight that is put on it.

Government Planning Policy Guidance PPS4

The Government’s planning policy guidance on Planning for Sustainable Economic Growth is contained in PPS4 which was issued in 2009. Policy EC10.2 of PPS4 states that local planning authorities should adopt a positive and constructive approach towards planning applications for economic development, and that applications should be assessed against impact on deprived areas and social inclusion objectives and the impact on local employment.

The Minister of State for Decentralisation’s written statement on Planning for Growth issued in March 2011 includes that when deciding whether to grant planning permission, local planning authorities should support enterprise and facilitate housing, economic and other forms of sustainable development.

The Sheffield Unitary Development Plan

The Sheffield Unitary Development Plan (UDP) identifies that part of the application site to the north of the railway line where the new buildings are proposed as being within a General Industry Area. The remainder of the application site on the south side of the railway line lies within the eastern end of the Stocksbridge District Shopping Centre.

The UDP also identifies part of the application site alongside Hunshelf Road as being within the Hunshelf Area of Special Character.

The retained policies of the UDP include Policy IB5 relating to development in General Industry Areas. In this instance Policy IB5 states that within the General Industry Area offices, food and drink outlets, community facilities and leisure uses are acceptable uses in principle.

Policy IB5 also states that shops other than small shops, are unacceptable uses unless at the edge of the District Shopping Centre. The key issue of Policy IB5 in this instance is whether the proposed shopping provision constitutes an edge of centre development. This matter is considered below.

The Sheffield Development Framework Core Strategy

The Core Strategy (CS) forms part of the emerging Sheffield Development Framework (SDF) and provides the overall spatial strategy for the SDF and the spatial objectives and spatial context for decisions. As such it supersedes some but not all of the UDP policies.

42 Core Strategy Policy CS34 lists Stocksbridge as one of the district centres.

Core Strategy Policy CS5 recognises Stocksbridge as a location for manufacturing, distribution/warehousing and other non-office businesses. Policy CS3 identifies district centres on high frequency public transport routes as suitable for small-scale office use.

Policy CS14 of the Core Strategy relating to city-wide distribution of shopping and leisure development states that major non-food retail development will not occur outside the City Centre’s Primary Shopping Area and District Centres and their edges.

The Sheffield Development Framework City Sites and Policies

The Sheffield Development Framework City Sites and Policies document has been published for the purposes of public consultation. This document has not yet been adopted by the Council and carries no weight in determining planning applications.

The Corus Works Development Brief

After the adoption of the UDP, the Council approved the Corus Works Development Brief (CWDB) in 2005 as a material consideration in the determining of planning applications within the area covered by the Development Brief.

The CWDB sets a framework for the redevelopment of surplus land at Corus Engineering Steels in a co-ordinated and planned manner. The CWDB acknowledged discussions with adjoining land owners however at the time of preparation of the CWDB the Outo Kumpu land holdings were not incorporated within it.

The CWDB identified the operational land to be retained by Corus and identifies 7 sites (A to G) for redevelopment variously for residential, industry/warehousing, offices and mixed uses. The CWDB recognised that some of its proposals depart from the UDP.

Those parts of this current planning application site that lie to the west of Hunshelf Road and to the north side of the Outo Kumpu service road are within the area covered by the CWDB.

The land to the west side of Hunshelf Road immediately north of the railway line and the service road past Outo Kumpu works (which led to the Corus trailer yard) on the east side of Hunshelf Road were identified in the CWDB as retained Corus operational land.

The lawned area and adjacent service road to the Corus works on the west side of Hunshelf Road are identified in the CWDB as part of a proposed mixed use development of the adjacent historic core of the works (Site D) involving offices, residential, retail, leisure, food and drink and community uses. The CWDB recognises the benefit of retaining the lawned area as open space.

43 The land north of the service road on the east side of Hunshelf Road is identified in the CWDB as proposed office/leisure sites (Sites E and F).

The CWDB seeks to provide shared surface footpath/cycleway links and encourages contributions to the upgrading of a heritage trail in the area.

Retail Policy Issues

There are extant planning permissions on this site for a mixed use development including retail (Use Class A1), food and drink (Use Class A3), Leisure (Use Class D2), offices (Use Class B1), and health centre (Use Class D1).

The current proposal seeks to allow the delivery of an overall scheme that is similar to the permitted scheme. The main anchor provision of a foodstore is unaffected by the changes and does not form part of the current application.

The UDP, SDF Core Strategy and PPS4 provide guidance on the development of this site.

The key issue of UDP Policy IB5 in this instance is whether the proposed shopping provision constitutes an edge of centre development.

The saved policies of the UDP include Policies S4 and S5. Policy S4 of the UDP promotes retail development in district shopping centres and only permits proposals for retail development at the edge of district shopping centres where they comply with Policy S5.

Policy S5 of the UDP permits edge of centre major development for non-food and food goods where there is no suitable site within the centre and where the development would satisfy criteria relating to not undermining the vitality and viability of the city centre or the district shopping centre, not jeopardising private sector investment in the centre, being easily accessible, not significantly harming public transport and the road network, not significantly increasing the number and length of customer trips and not taking up land where other uses are required.

Policy CS14 of the Core Strategy states that major non-food retail development will not occur outside the City Centre’s Primary Shopping Area and District Centres and their edges.

The Government’s planning policy guidance on Planning for Sustainable Economic Development published in 2009 and contained in PPS4 postdates the UDP (the UDP was adopted in 1998) and supersedes it if they differ. The SDF Core Strategy is consistent with PPS4.

The impact and accessibility criteria of UDP Policy S5 are included within PPS4.

PPS4 applies tests to all economic development (Policy EC10 of PPS4), and two further tests regarding the sequential approach (Policy EC15) and impact

44 assessment (Policies EC16 and EC17) that apply to out-of-centre retail development.

PPS4 also removed the requirement for an applicant to demonstrate the need for a proposed retail development which was previously included in the now superseded Planning Policy Statement relating to Planning for Town Centres (PPS6).

The principle objective of PPS4 is to help achieve sustainable economic growth.

The UDP defines edge of centre as being within easy walking distance of 200 to 300 metres of the primary shopping area and providing parking facilities that serve the centre as well as the store enabling one trip to serve several purposes. PPS4 identifies edge of centre as a location well connected to and within easy walking distance of up to 300 metres of the primary shopping area taking into account local circumstances of topography, barriers, attractiveness and safety of the route, and the strength and size of the town centre.

The proposed development adjoins the edge of Stocksbridge primary shopping area. The previously approved Block C at the eastern end of the site, is approximately 310 metres from the primary shopping area. The remainder of the units are within 300 metres of the primary shopping area. The critical element is the link along and across Hunshelf Road and on to Manchester Road due to the gradients on footpaths, the potential conflict between shoppers/parents with children and the traffic travelling along the road, and the potential quality and enhancement of the link.

In this instance the proposed Block B is sited next to the edge of the site and the existing shopping area and includes small retail units fronting onto Hunshelf Road, the proposal includes provision and enhancement of the footpaths up to Manchester Road, and seeks to provide a pedestrian crossing facility on Hunshelf Road. Within the existing centre paving and public realm enhancement works have previously taken place just to the west of the proposed links. The proposal includes improvements to the pedestrian link through the site. The proposed car park would be managed to provide a 2-3 hour time limit allowing people to shop in the existing centre.

It is considered that the proposal comprises an edge of centre development subject to the proposed parking facilities being available to serve the existing centre and the extension of the proposed link to include re-paving on the north side of Manchester Road up to the recently completed scheme. Conditions requiring agreement of details of the management of the proposed car parking to ensure that it also serves the existing centre, and of satisfactory off-site highway works are recommended.

The proposal complies with Policy IB5 of the UDP and Policy CS14 of the SDF Core Strategy.

Policy EC10 of PPS4 provides advice on determining planning applications for economic development. It requires planning authorities to adopt a positive approach towards applications for economic development provided they secure

45 sustainable economic growth. Policy EC10.2 states that proposals should be assessed against the following impact considerations: a) Whether the proposal has been considered over the lifetime of the development to limit carbon dioxide emissions and minimise vulnerability and resilience to climate change; b) Whether it is accessible by a choice of means of transport; c) Whether it secures a high quality and inclusive design; d) The impact on regeneration in the area including the impact on deprived areas and social inclusion; e) The impact on local employment.

PPS4 Policy EC10.2(a) also makes reference to Paragraphs 9 and 42 of Planning and Climate Change: Supplement to Planning Policy Statement 1, which relate to delivering spatial strategies that secure a range of measures such as securing the highest viable resource, energy efficiency, reduction in emissions, conserving and enhancing biodiversity, and designing environmental performance into development. The issue of sustainability is considered further in the report below but overall, it is considered that the design of the proposed development has been considered over its lifetime such that it cannot be considered contrary to Policy EC10.2(a).

PPS4 Policy EC10.2(b) requires proposals to be accessible by walking, cycling, public transport and car. There are bus stops on Manchester Road close to the Hunshelf Road junction and the proposed enhancements to the link between Manchester Road and the site provide reasonable accessibility. The proposed provision of a bus stop on Hunshelf Road and a hopper bus stop outside Block C would enable improvements to the sites accessibility should bus operators be encouraged to use these stops. This is also considered in the highway and transportation section below but in summary, it is considered that the site is accessible by a range of means of transport.

PPS4 Policy EC10.2(c) requires a high quality and inclusive design which takes the opportunities available for improving the character and quality of the area and the way it functions. This is considered further in the design section below but it is considered that the proposal achieves a design of an appropriate quality and inclusivity within the context of the site.

PPS4 Policy EC10.2(d) requires any out of centre application to be assessed in terms of the impact on economic and physical regeneration. This includes the impact on deprived areas, social inclusion objectives and local employment. The site is not within an area with high levels of deprivation. The applicant is progressing separate arrangements to promote local employment initiatives. The proposed redevelopment of this site would aid the physical regeneration of the area. A substantial amount of vacant industrial land would be re-developed. The proposed highway works to the Manchester Road/Hunshelf Road junction and the Vaughton Hill traffic signals would improve the local road network and particularly would increase the capacity of these junctions.

46 PPS4 Policy EC10.2(e) requires assessment of employment impact. The applicant’s anticipate that the proposed development as a whole will provide in excess of 1000 jobs (based on average employment densities) plus jobs in the development phase. It is considered that the overall impact on retail employment will be a combination of jobs redistributed within the retail sector and new jobs being created.

Overall, it is considered that the proposal has a significant positive benefit in terms of PPS4 Policy EC10.

PPS4 Policy EC14 sets out the need for a sequential approach to development to ensure that all more central options in the catchment area have been thoroughly assessed before less central sites are considered in accordance with Policy EC15.

Where it has been demonstrated that there are no town centre sites to accommodate a proposed development, preference is given to edge of centre locations (a location that is well connected to and within easy walking distance, i.e. up to 300 metres, of the primary shopping area) which are well connected to the centre by means of easy pedestrian access.

The applicant has submitted an assessment that incorporates the sequential test in accordance with Policy EC15 of PPS4. Within the existing Stocksbridge district centre there are no sites suitable or available for the development. There are no other available sites closer to the centre.

It is considered that the proposal accords with the sequential approach of PPS4 Policies EC14 and EC15.

Policy EC16 of PPS4 relates to impact assessments for retail applications that are not in a centre and not in accordance with an up to date development plan. Policy EC16.1 requires impact assessments for such applications that would be likely to have a significant impact on other centres in terms of investment in centres, the centres vitality and viability, and trade in the wider area.

PPS4 Policy EC17.1 relates to the consideration of planning applications for development of main town centre uses not in a centre and not in accordance with an up to date development plan, and advises that planning applications for main town centre uses that are not in an existing centre and not in accordance with an up to date development plan should be refused planning permission where either (a) the applicant has not demonstrated compliance with the requirements of the sequential approach or (b) there is clear evidence that the proposal is likely to lead to significant adverse impacts taking account of the likely cumulative effect of recent permissions, developments under construction and completed developments. PPS4 Policy EC17.3 states that judgements about the extent and significance of any impacts should be informed by the development plan where this is up to date or recent local assessments of the health of town centres.

Stocksbridge lies approximately 13.5 km northwest of the City Centre. There are also town centres beyond the city at Penistone, Barnsley and Rotherham. The nearest district centres to the site are the adjacent Stocksbridge district centre, Chapeltown district centre approximately 8.5 km to the east, Chaucer and Hillsborough district centres approximately 9.5km and 10.7km to the southeast respectively.

The existing Stocksbridge centre has no large superstore. The two largest convenience stores are the Co-op and Lidl stores. The retail assessment stated that only 13% of local residents do their food shopping at these stores with 70% doing their shopping elsewhere in superstores. Assessment of local comparison spending, allowing for growth of the New Retail Quarter in the city centre, showed a quantitative shortfall of approximately 2830 sq metres of sales floorspace.

In granting the previous planning permission for the mixed use development of this site, it was considered that overall whilst there was no quantitative need for all the amount of retail floorspace proposed, there was a qualitative need for a development to enhance Stocksbridge as a district centre, and a qualitative need for a superstore to broaden the range of goods available, clawback expenditure and reduce trips. There were no other suitable sites. The scale was large relative to the existing centre but it would not raise Stocksbridge above its role as a district centre. It would have a positive impact on Stocksbridge which would outweigh negative impact on other centres. It was considered that no centre would be significantly harmed.

Criteria EC16.1(a) of PPS4 relates to the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal.

The existing Lidl store on Manchester Road within the Stocksbridge town centre is currently being refurbished and extended.

The proposed District Centre at Chaucer comprises several projects centred along the Wordsworth Avenue frontage and the existing designated local shopping centre. The supermarket to anchor the centre has recently opened. Other facilities in the District Centre are also planned.

Investment has already commenced in Stocksbridge and at Chaucer. Some of the other proposed developments at Chaucer have yet to be commenced on site. These foodstores are within district centres and are supported by planning policy.

On balance, there is no clear evidence that the proposal could have a significantly harmful effect on investment to the detriment of town centre vitality and viability.

Criteria EC16.1(b) of PPS4 relates specifically to the impact of the proposal on town centre vitality and viability, including local consumer choice and the range and quality of the comparison and convenience retail offer.

48 The proposal will Impact to varying degrees on the vitality and viability of existing centres in the catchment area. The retail assessment anticipates that trade loss from centres would be a small proportion, around 2%, of their non-food turnover. The permitted superstore (unchanged by this current proposal) would claw back some of Stocksbridge resident's convenience goods spending from beyond the town although trade would also be taken from existing shops in Stocksbridge and other nearby centres.

The assessment assumed that the permitted superstore would result in a 13% convenience trade loss from the existing Stocksbridge centre although there will also be spin-off trade in the existing centre from people visiting the new development.

The impact on Hillsborough district centre is primarily on an existing superstore which although important to that district centre's vitality and viability is currently overtrading and as such the impact on Hillsborough is acceptable.

The impact on Chapeltown district centre would primarily be on an existing superstore taking a sixth of its trade. This store was previously under trading but has since had investment in it. It is considered that the Chapeltown district centre is in good health and the proposal would not impact significantly on it.

In terms of the impact on the City Centre, the city centre’s comparison turnover is deemed large enough (over £800m) to withstand trade withdrawal to the proposed stores.

In conclusion whilst the proposal would diminish trade in existing centres there is insufficient evidence to maintain that the proposed development would be so detrimental in terms of its impact on the existing centres to warrant a refusal of the application in accordance with Policy EC16.1(b) of PPS4.

The criteria in Policy EC16.1(c ) relates to assessing the impact of the proposal on allocated sites outside town centres being developed in accordance with the development plan. There are no such allocated sites within the vicinity of the proposed development.

Criterion Policy EC16.1(d) of PPS4 relates to the impact of the proposal on in- centre trade/turnover and on trade in the wider area, taking account of current and future consumer expenditure capacity in the catchment area up to five years from the time the application is made. There is no clear evidence that this proposal would lead to significant adverse impacts on trade in the wider area.

Criteria EC16.1(e) relates to the scale of development on in or edge of centre sites. The proposal is an edge of centre site. The scale of the proposed retail development would be large relative to the Stocksbridge district centre and would more than double the amount of retail floorspace in Stocksbridge. However this scale of development is justified given Stockbridge's role as a principle town and district shopping centre and the qualitative benefits of the proposal.

49 There are no locally important impacts on centres under criteria EC16.1(f) to be assessed.

It is acknowledged that PPS4 recognises the importance of competition between retailers and enhanced consumer choice. The proposal would provide competition for other retail stores and increase consumer choice. The Government’s guidance advises that this should be achieved through the provision of innovative and efficient shopping, leisure, tourism and local services in town centres where increasing competition would allow genuine choice to meet the needs of the entire community. The proposal is an edge-of-centre location. However, there are no alternative in-centre sites that are available.

PPS4 Policy EC17.1 advises that applications for out-of-centre retail development not in accordance with an up to date development plan should be refused where there is clear evidence that the proposal is likely to lead to significant adverse impacts in terms of those set out in EC10.2 and EC16.1. Although the proposal would inevitably have an impact on existing centres there is no evidence that it would be significantly adverse.

In conclusion, the proposal accords with the sequential approach of PPS4 Policies EC14 and EC15, and there is no clear evidence that the proposal is likely to lead to significant adverse impacts in terms of those set out in Policies EC10.2 and EC16.1.

Policy EC17.2 of PPS4 advises that where no significant adverse impacts have been identified under Policies EC10.2 and EC16.1 planning permission should be determined by taking account of the positive and negative impacts of the proposal in terms of Policies EC10.2 and EC16.1 and any other material considerations and the likely cumulative effect of recent permissions, developments under construction and completed developments.

Since the granting of the extant planning permissions on this site, other planning permissions for major retail development have where relevant considered the cumulative effect of the extant planning permissions on this site.

Impact on Industrial Land, Employment and Regeneration

Policy IB9(a) of the UDP seeks to ensure that the dominance of preferred uses in industry and business areas is maintained. Whilst the proposal will result in the loss of a significant amount of industrial land and floorspace, the proposal will provide new office floorspace on part of this land. Overall, within this General Industry Area the preferred uses of general industry and warehouses will remain dominant.

The proposal complies with Policy IB9(a) of the UDP.

Policy CS33 of the Core Strategy encourages the reuse of surplus industrial land for business purposes to provide employment opportunities for local people, states that new housing will be limited to previously developed land within the urban area, and that opportunities will be taken as they arise to improve the environment of Stocksbridge District Centre and to enable its improvement and expansion when land becomes available.

Stocksbridge has a limited role in providing industrial employment for the city as a whole given its location. A more appropriate role is to provide for local employment need. The RSS policies also reflected this in recognising the role of principle towns in having a service centre function.

The provision of business development in the form of the proposed office buildings and floorspace is welcomed and would comply with Core Strategy Policies CS3 and CS33. There are no strategic objections to the level of office provision.

The applicant’s anticipate that the proposed development as a whole will provide in excess of 1000 jobs (based on average employment densities) plus jobs in the development phase. It is considered that the overall impact on retail employment will be a combination of jobs redistributed within the retail sector and new jobs being created.

Demolitions

The proposal involves the demolition of no. 452/454 Manchester Road to accommodate the junction widening at Manchester Road/Hunshelf Road, the demolition of industrial buildings on this site, and the demolition of the vacant house at no.23 Ford Lane.

The Government’s planning policy guidance on Planning and the Historic Environment is contained in PPS5. The buildings identified for demolition on this site are not considered to be heritage assets for the purposes of PPS5. The archaeological merits of the buildings are considered below.

It is considered that the overall impact of demolition and redevelopment on the streetscene is acceptable.

It is considered that there is no objection to the demolition of the buildings on the site.

Sustainability

The Government’s planning policy guidance in PPS1 on delivering sustainable development and its accompanying document Planning for Climate Change seek to facilitate and promote sustainable and inclusive patterns of urban and rural development. The RSS reinforced this approach. Core Strategy Policies CS63 to CS67 and CS70 promote various sustainability issues.

51 Policy EC10 of the Governments planning policy guidance in PPS4 seeks to ensure that proposals for economic development secure sustainable economic growth and highlights impacts on carbon dioxide emissions, accessibility, high quality and inclusive design, economic and physical regeneration, and local employment.

The applicant’s sustainability statement sets out the principles of the applicant’s approach as being to achieve a minimum of a good or very good BREEAM rating, minimising material going off-site from construction works, re-using structural frames subject to safety, flexible form of buildings, integration with the town centre and public realm works, allowing for buses, use of green travel plans, cycle routes and parking, recycling as much waste as possible, minimising heat loss to buildings and solar gain, providing natural daylight, installation of solar thermal water heating, use of low energy fittings and efficient gas condensed boilers, reuse of rainwater, flood alleviation and rain water attenuation measures, encourage biodiversity in landscape design, use of low polluting and sustainable materials. A combined heat and power unit will be incorporated within the foodstore. The offices will be naturally ventilated.

The package of sustainable approaches to this development is noted and conditions to secure the impact of this approach are recommended.

The proposal complies with Policies CS64 and CS65 of the SDF Core Strategy.

Flood Risk

The proposal has been considered against the sequential approach to site selection. In this instance whilst there are no alternative in-centre sites in the Stocksbridge district centre this edge of centre site will enable linked trips to both the existing centre and the proposed development and reduce overall car trips.

The site lies alongside the Little Don River which is a main river and which is partly in culvert and partly in open channel. A large proportion of the site around Hunshelf Road and at the south and eastern end of the site lies within an area where there is a high risk of flooding, although it does not function as a flood plain, with adjacent areas at medium risk. The remaining parts of the site are at low risk from flooding. Part of the site was affected by flooding in the events of June 2007.

The applicant has pursued the sequential approach to flood risk and has submitted a flood risk assessment in accordance with the Government’s guidance in PPS25 and the Council’s Strategic Flood Risk Assessment. In this instance there are no other reasonably available sites at a lower risk of flooding suitable for the proposed development. Both the existing and proposed uses are considered to be less vulnerable uses. The applicant is proposing to mitigate the flood risk by incorporating a combination of measures to restrict flooding, and manage any site inundation and surface water run-off. The existing site levels are proposed to be raised by an average of 0.9 metres with new buildings having a finished floor level approximately 0.5 metres higher than the retained building (Block B). A continuous retaining wall of varying height is proposed along the southern boundary of the site typically 2 metres high above the adjacent railway line level and 0.5 metres above

52 the higher site level but reducing in the vicinity of an open culvert at the eastern end of the site to allow discharge from the site back to the river in an extreme flood event. Oversize pipes and an on-site storage tank are proposed to allow attenuation of on-site run-off to rates less than currently occurs. A dry access/egress route is proposed running to the north of Block C.

The applicant has stated that existing surface water run-off will be reduced by 30%.

The applicant’s submissions on flood risk have been assessed by the Environment Agency. The Environment Agency considers the applicant’s submissions comply with Government planning policy guidance contained in PPS25. On the issue of flood risk the Environment Agency has no objection to the proposed development subject to conditions to secure the flood risk mitigation measures and management of surface water run-off.

Travel Plans

The applicant’s supporting design and access statement submissions recognise the importance of travel plans as a component of sustainability. Service vehicles will be routed to the site via the by-pass and private steel works access road to reduce congestion in the town centre.

The applicant’s framework travel plan has been approved by the Highways Agency. There are no transportation objections to the submitted travel plan.

Recycling

The applicant proposes to provide rainwater harvesting storage tanks throughout the development for use in the flushing systems of the WC’s and for watering the soft landscaping on the site.

The applicant proposes to provide an area for recycling bins for business waste within the service yards.

A recycling facility within the customer car park is also proposed.

The proposed recycling facility is welcomed. A condition is recommended to secure its detail and management.

Sustainable Design

The applicant’s proposal to incorporate a combined heat and power unit as part of the previously permitted foodstore was welcomed. Natural lighting is proposed to some of the buildings using northlight windows in the roof design as a means of reducing the reliance on power for lighting and restricting solar gain and heat loss. A green roof is proposed on Block F which sits alongside the embankment. The applicant is not proposing to provide green roofs on the remaining buildings within the scheme on the grounds of the preferred approach to reflect the industrial roofscape which includes northlight design on some of the buildings.

53 The applicant considers the use of wind turbines is not an option due to the sheltered characteristics of the site.

Landscape Design and Ecology

The proposed development would result in the loss of some groups of trees within the site. The applicant’s proposed mitigation measures include replacement tree planting with the landscaping proposals for the site.

The applicant has reviewed the ecological assessment. The site has remained ecologically comparable to its state in 2007. The assessment identified a low number of foraging bats mainly along the railway line and across gardens to the north of the site. No evidence of roosting bats has been found. Whilst the proposed development is unlikely to significantly affect the habitat, mitigation measures including monitoring for and replacement of any bat roosts prior to demolition works, planting along the northern boundary, and the use of cowled lighting where appropriate is proposed. A small population of reptiles beyond the application site has been identified. The proposed development will not affect that habitat however mitigation measures to carry out survey work on site prior to site works is proposed. Further mitigation measures to carry out ecological survey work prior to site works, phasing site clearance to avoid the bird breeding season and enhancement of bird nesting opportunities are proposed.

The potential to open up culverts alongside the application site is limited due the proximity to and need to protect the adjacent railway line and the extent of resultant engineering works.

Natural England has raised no objections and advise that biodiversity enhancements are considered.

Archaeology Issues

The applicant has submitted a review of the archaeological assessment. The archaeological interest in the site comprises standing buildings and below ground structures. Following an initial assessment it is recommended that archaeological recording of the remaining industrial buildings is undertaken prior to their demolition and development works. The below ground features of archaeological interest are identified as the Stocks Bridge (an earlier bridge possibly under the present line of Hunshelf Road just south of its junction with Ford Lane), the former Hunshelf corn mill (potentially located towards the eastern end of the site) and a former fulling mill (potentially located at the western end of the site near the existing open storage racks) which were elements of the former agricultural landscape. Trial trenching has been undertaken in the open yard in the vicinity of the former Hunshelf corn mill which found some remnants of former structures suggesting truncation by more recent building work. The submitted specification for building recording requires further revision however it is considered that such matters can properly be controlled by appropriate conditions.

54 It is recommended that archaeological investigation is undertaken in the stockpile yard and Ford Lane areas of the site prior to commencement of development works. Conditions are recommended to secure this archaeological work.

Layout and Appearance of the Development

UDP Policies BE5 and IB9( c), and Policies BE15, BE17 and BE18 relating to Areas of Special Character, are relevant in seeking good design and enhancing the character and appearance of the area.

The proposed layout has sought to locate the development as close to the existing district centre as possible and create an active shop frontage to Hunshelf Road, in particular Block B which is sited close to the existing centre and includes the provision of 5 small shop units on its western elevation facing Hunshelf Road. Block D, the retained building on the west side of Hunshelf Road will have an entrance on its southern elevation onto the pedestrian link up to Manchester Road whilst the proposed Block E is also sited close to the Hunshelf Road frontage. The car parking serving Blocks D and E are located principally to the rear of these buildings.

The northern elevation of Block B (containing 8 ground floor units) and the primary elevations of Block A (9 ground floor units) and Block F (3 units) face inwards towards the proposed customer car park. The previously approved Block C also faces inwards towards the proposed customer car park. The single-storey kiosk is located alongside Hunshelf Road and the public realm area.

The elevational treatment of Block B incorporates two-storey ridged roof sections at either end of the building with the principle middle section containing the shop fronts having large arch-shaped windows and red brick masonry.

Block A is sited on an west/east axis with its narrower gable facing Hunshelf Road and its rear elevation facing the works access road which starts to rise up the valley side towards the by-pass. The siting of Block A maintains a public view down Hunshelf Road to existing buildings which contribute to the vista.

The land to the rear of Block A would be graded and landscaped.

The opportunity to locate all or part of this area of customer parking to the rear of Blocks A and C has not been pursued by the applicant.

Balancing the needs of providing customer car parking that can also serve the existing centre and reducing conflict with service vehicles, it is considered that subject to the use of good quality hard and soft landscaping to the public realm areas, and use of landscaping to break up the large car park, the proposed design approach is acceptable in this instance.

The proposed pedestrian links within this car parking area pass alongside the building’s frontages and across the car park between Blocks B and A and between Blocks B and C. Tree planting is indicated alongside the routes across the car park. It is considered that the principle of these routes is acceptable. The width

55 and quality of these routes across the car park ensure their effectiveness as an attractive link.

Within the application site there is currently an adopted highway along Hunshelf Road and Ford Road and public rights of way from Ford Road to land beyond the site to the north and east. The proposed layout of the development requires the closure of Ford Road and impacts on the existing rights of way.

The revisions being sought by this current application to the previously approved buildings on this site are acceptable and in keeping with the previously agreed design approach. The siting, massing and appearance of the new Block F is acceptable subject to minor revisions to the front elevation to ensure it follows the design approach taken by the adjacent Block A. These minor revisions can be secured by condition.

The revisions to the car park, access arrangements and public realm to facilitate these changes are acceptable. The revised pedestrian link to the town centre reflects the alignment previously approved as part of the permitted test centre application. A footpath route west-east through the site is welcomed.

The proposed arrangements for diverting pedestrian routes through the development maintain the previously approved alignment of the route alongside the access and service roads to the north side of Blocks A and C. The route would be 5 metres wide incorporating a 3 metre wide footpath and a 2 metre wide verge.

There are no highway objections to the proposed re-alignment of the public footpath. It is considered that its design width to provide for pedestrians, cyclists and horses is an improvement and satisfactorily addresses its safety and amenity issues.

At the eastern end of the site beyond the service road to the rear of Block C a substantial belt of landscaping is proposed running north-south across the site and returning towards the open culvert at the southeast corner of the site. This belt provides a planted strip linking the natural habitats and planting on these two sides of the site.

The massing and design of the buildings reflect the industrial character of this part of the valley. The use of natural stone and red brick on other elevations is in context with the local character.

It is considered that the general layout and design of the proposed scheme and the landscaping arrangements are acceptable.

The proposal complies with Policies BE5, IB9( c), BE15, BE17 and BE18 of the UDP.

Highways and Transportation Issues

The Government’s planning policy guidance contained in PPG13 relating to transport promotes more sustainable transport choices, accessibility to

56 jobs/shopping/leisure/services by public transport/walking/cycling, and reducing the need to travel especially by car. Policy IB9(f) of the UDP seeks to ensure that new development is adequately served by transport facilities, provides safe access and appropriate off-street car parking.

In the vicinity of the application site, Manchester Road runs along the lower part of the valley through Stocksbridge and its existing shopping centre. Hunshelf Road runs north from Manchester Road, across the valley bottom, and up the northern side of the valley where it links into Pea Royd Lane, bridges over the A616 Stocksbridge Bypass and on towards Hunshelf Hall Lane. Ford Lane runs eastwards from Hunshelf Road for approximately 270 metres and a public right of way then continues eastwards from the end of Ford Lane. A further public footpath runs north from Ford Lane up the valley side. A private works access road runs off Hunshelf Road from the valley bottom northeastwards up to the Bypass.

Manchester Road is a bus route with stops on both sides of the road close to the Hunshelf Road junction.

Hunshelf Road and Ford Lane currently provide access to the TATA works and the vacated Outo Kumpu land. Hunshelf Road also provides access to several residential and business properties in the locality.

The applicant has submitted a review of the transport assessment and travel plan in support of the proposed development. The applicant has highlighted the main change in transport terms to be the provision of a new pedestrian way through the site, the relocation of land safeguarded for the rail halt, a new access off Hunshelf Road to the office car park and minor alterations to the main car park and access route arrangements.

The Highways Agency is responsible for all matters relating to the A616 Stocksbridge Bypass. The impact of the proposed development on the bypass has been assessed by the Highways Agency. The Highways Agency has raised no objection to the proposed development and has directed that a condition be imposed to secure an appropriate travel plan.

The proposal seeks to provide access to the new buildings on the east side of Hunshelf Road and the retained TATA works from a reconfigured roundabout in the valley bottom. The proposed layout would require the closure and removal of Ford Lane and would affect the existing public rights of way. A new access is proposed off the west side of Hunshelf Road to serve the office car park behind the buildings comprising Block E. The proposal also includes demolition of no.452/454 Manchester Road to accommodate widening the junction of Hunshelf Road with Manchester Road.

Heavy goods vehicles serving the proposed development on the east side of Hunshelf Road would access the site from the bypass via the private works access road. TATA works traffic and heavy goods vehicles serving the proposed development on the west side of Hunshelf Road would also use the private access road from the bypass. Other smaller service vehicles and customers/employees cars would access the site from Manchester Road via Hunshelf Road.

The transport assessment considers that most of the existing retail trips leak out of the local area to other shopping centres and that the proposed development would retain most of these trips within the local area resulting in a significant reduction in distance travelled which would adhere to local and national policy.

Whilst less retail trips would pass through the more remote junctions, more turning movements would be focused at the Manchester Road/Hunshelf Road junction. An assessment of the robustness and sensitivity of the proposed improvements to the Manchester Road/Hunshelf Road junction has been carried out and the junction proposals have passed a Stage 1 Road Safety Audit. The reconfigured junction would accommodate previously permitted development on the south side of Manchester Road.

The proposed layout identifies parking which is below the maximum spaces applicable under the Council’s car parking guidelines. This reflects the reduction deriving from a number of linked trips between the different components of the development.

An aim of the proposal is to link with the existing retail centre of Stocksbridge and provide the opportunity to park and visit shops on Manchester Road. A car park management strategy will be required to secure the success of this link between the existing centre and this edge of centre site.

The proposed layout makes provision for bus services, should they so desire, to divert their route off Manchester Road and use Hunshelf Road to and from the reconfigured roundabout. The proposed layout provides a bus layby on the east side of Hunshelf Road adjacent to Block B.

A bus layby is also proposed at the eastern end of the customer car park close to Block C. This could accommodate a local shopper's bus service thereby improving the accessibility of the site with the residential areas particularly those higher up the hillside on the south side of Stocksbridge.

The applicant are seeking to work with the Passenger Transport Executive (PTE) and local bus operators to deliver a service that effectively meets everybody’s needs and previously suggested that the option of a commercial operator providing an equivalent service be incorporated into any requirement for a single vehicle to be funded while the supermarket is operating. The need to ensure that bus services to the site support the accessibility of the town centre is recognised. The proposal to allow the opportunity of a local bus operator to provide the service is acceptable.

The proposed layout also illustrates a location for a potential rail halt should such a proposal be progressed in the future. However it should be noted that the provision of the rail halt is not part of this proposed development. Whilst the previously permitted schemes illustrated the rail halt to the west of Hunshelf Road, the current layout illustrates its location on the eastern side of Hunshelf Lane. The PTE have commented that although they do not have a preference on location of the rail halt the land should be accessible and serve the needs of the community.

The applicant’s proposed diversion of the public rights of way alongside the private road and service road will reduce conflict with heavy goods vehicles serving the site and the TATA works by providing sufficient separation and segregation for the safety and amenity of its users. The proposed realignment of the pedestrian routes and provision for cycles and horses are appropriate as an alternative route and were previously approved as part of the permitted scheme.

A condition is recommended to ensure that the proposal secures satisfactory links to the existing centre.

All the highways issues (both on the Stocksbridge Bypass and the local highway network) were addressed by application number 08/02703/FUL, which was subsequently superseded by 09/02819/FUL. The relatively modest alterations now being proposed to the initial scheme will not change the findings of the Transport Assessment undertaken for the original planning application.

Conditions to secure the highway provisions and satisfactory links to the existing centre are recommended.

The proposal complies with Policy IB9(f) of the UDP and the Government’s guidance contained in PPG13.

Air Quality

Whilst less retail trips would pass through the more remote junctions, more turning movements would be focused at the Manchester Road/Hunshelf Road junction. The assessment suggests that the development will have a negligible impact on air quality. A small increase on Manchester Road near the junction is predicted. All predicted concentrations are well below the annual mean air quality objective. The minor impact of the proposal on air quality is acceptable subject to conditions to secure mitigation measures where appropriate.

Other Infrastrucure

There are several existing private and public drains and mains services within the application site with some requiring diversion. Yorkshire Water Services has advised that there are no objections with regards to water supply and the waste water proposals subject to conditions to safeguard existing sewers and satisfactory details of foul and surface water drainage including balancing facilities.

Effect on the Amenities of Residents and the Locality

Policy IB9 (b) of the UDP seeks to ensure that new development does not cause residents to suffer from unacceptable living conditions.

There are residential properties and small businesses close to the application site on each side of the valley.

The proposal involves the demolition of some remaining industrial buildings, a commercial and a residential building, and the removal of an open steel stockholding area.

The proposed development involves the construction of large buildings most of which are in similar locations to the buildings formerly on the site and proposed for demolition. The proposed siting of Block A on the northern part of the site introduces a new building close to an existing small business and residential properties on the nearby hillside. The siting of Block A is off-set from the nearby property such that it would not significantly overbear, overlook or otherwise harm the amenities of the occupants of nearby properties. The section drawings through Block A continue to demonstrate that a satisfactory separation between Block A and nearby properties is achieved.

The siting and massing of the remaining Blocks B to F will not overbear and overshadow neighbouring and nearby properties.

The proposed development will generate noise from the operations of the site including loading and unloading of deliveries, customer movements and any external plant and equipment. The applicant's submitted noise assessment identifies the activities in the service yard to the rear of the previously permitted Block C as the most likely source of noise disamenity particularly due to any 24 hour operation at the premises and seeks the provision of an acoustic barrier in mitigation for the existing properties.

It is considered that the service areas to the rear of the proposed buildings are sufficiently separated from existing nearby residential properties to ensure that there would be no significant noise or general disturbance to nearby residents subject to appropriate conditions including satisfactory details of an acoustic barrier to the rear service yards, the design and management of loading/unloading bays and service yards and a scheme of sound attenuation of any external plant and equipment.

The proposal will increase the amount of light vehicles along Manchester Road and result in larger service vehicles using the private access road. However it is considered that the proposed arrangements for vehicles accessing the site would not cause significant noise or harm to nearby residents.

The nature and size of the proposed development will require the extensive external areas to be illuminated outside daylight hours. It is considered that to ensure that there is no significant overspill of light beyond that necessary, and to reduce light pollution generally, a condition requiring a satisfactory means of baffling external lighting where required is recommended.

The proposed food and drink outlets and the ancillary café within the previously permitted retail unit in Block C may undertake commercial food preparation which

60 will require satisfactory fume attenuation equipment to prevent nuisance to nearby properties from odours.

Due to the previous industrial use of the site conditions requiring assessment and remediation of ground contamination that may affect the proposed uses are recommended.

Whilst the proposed development has potential to generate several sources of nuisance, it is considered that subject to appropriate conditions to mitigate such emissions the proposed development would not significantly harm the living conditions and amenity of nearby occupiers.

The proposal complies with Policy IB9 (b) of the UDP.

Phasing

Whilst the proposal involves the demolition and construction of several buildings it is essential that the proposed redevelopment in this edge of centre location supports and sustains the existing district centre.

It is considered that a condition requiring the phasing of the development to be assessed is required to ensure such benefits are secured.

CONCLUSION

In conclusion, the proposal accords with the sequential approach of PPS4, and whilst there is no clear evidence that the proposal is likely to lead to significant adverse impacts under PPS4 Policies EC10.2 and EC16.1, the positive and negative impacts and other material considerations and the likely cumulative effect of recent permissions, developments under construction and completed developments have been taken into account.

There are minor negative impacts on the provision of industrial land, and the vitality and viability of existing district shopping centres.

The loss of industrial land is a negative impact. However, within this General Industry Area the loss of industrial land involved would not harm the continued dominance of industry and business in the immediate locality. The proposal has a minor negative impact on the provision of industrial land.

The proposal will divert some trade and associated linked trips from existing centres including the adjacent Stocksbridge town centre. However there is no clear evidence that the proposal could have a significantly harmful effect on existing centres. Whilst the proposal will not significantly affect investment in the centre it will compete with recent development in Stocksbridge for some of its trade. The impact on business in the city centre is likely to be small. The proposal would have a minor negative impact on the vitality and viability of existing district centres including the adjacent Stocksbridge town centre.

61 There are positive impacts for the physical regeneration of the area. The proposed redevelopment of this site would aid the physical regeneration of the area. A substantial amount of vacant industrial land would be re-developed. The proposed highway works to the Manchester Road/Hunshelf Road junction and the Vaughton Hill traffic signals would improve the local road network and particularly would increase the capacity of these junctions. The proposal would have a significant positive impact on the physical regeneration of the area.

There is a qualitative need for a development to enhance Stocksbridge as a district centre, and a qualitative need for a superstore to broaden the range of goods available, clawback expenditure and reduce trips. Whilst the scale is large relative to the existing centre it would not raise Stocksbridge above its role as a district centre. It would have a positive impact on Stocksbridge which would outweigh negative impact on other centres. The proposal would increase consumer choice. The proposal would have a significant positive impact on the role of Stocksbridge as a district centre.

The office and non-retail developments will provide additional employment opportunities. The overall impact on retail employment will be a combination of jobs redistributed within the retail sector and new jobs being created. The proposal would have a significant positive impact on employment opportunities in Stocksbridge.

On balance, the mitigation measures regarding the impacts on amenity, noise and air emissions, flood risk, and archaeology are acceptable.

It is considered that the proposal would not give rise to any unacceptable consequences to the environment, community or other public interests of acknowledged importance.

Overall therefore, in accordance with PPS4 Policy EC17.2, it is considered that the significant positive benefits of the proposal outweigh the minor negative impacts.

The assessment has taken into account all relevant environmental information.

The proposal is not a departure to the policies of the development plan. The proposal does not fall within the referral criteria of the Town and Country Planning (Consultation) (England) Direction (Circular 02/2009) and as such does not require referral to the Secretary of State should Members be minded to grant planning permission.

CONDITIONS

Conditions 1 and 3 to 58 are repeated from planning permission 09/02819/FUL. The additional conditions are a consequence of the revisions included in this latest proposal.

SUMMARY

This application relates to revisions being sought to a previously permitted mixed use development in Stocksbridge.

A separate planning application for residential development and improvements to form a link road on adjacent land has also been submitted by the applicant (application no. 11/00384/FUL refers).

This application site is located in the valley bottom of Stocksbridge at the eastern end of the town centre.

The revisions result in a small decrease in the total floorspace of the development from 20,578 sqm to 20,377 sqm.

The applicant’s submissions also include a statement on the regeneration benefits associated with their proposals including the need to regenerate Stocksbridge has been widely recognised at regional and local level, the overall benefits of the comprehensive regeneration package are greater than the sum of the parts enabling a comprehensive development to take place and synergies to be achieved between the different strands of the development.

The Regional Spatial Strategy (RSS) published in 2008 identifies Stocksbridge as a principle town and supports the continued regeneration of Stocksbridge. Until the legislation and guidance is formally repealed the Regional Strategy remains a material consideration. The knowledge that it is to be repealed reduces the weight that is put on it.

The Government’s planning policy guidance contained in PPS4 states that local planning authorities should adopt a positive and constructive approach towards planning applications for economic development, and that applications should be assessed against impact on deprived areas and social inclusion objectives and the impact on local employment (Policy EC10.2 of PPS4).

The Sheffield Unitary Development Plan (UDP) identifies the majority of the site as being within a General Industry Area and part of the site as being within the eastern end of the Stocksbridge District Shopping Centre. The UDP also identifies part of the application site alongside Hunshelf Road as being within the Hunshelf Area of Special Character.

Policy IB5 states that within the General Industry Area offices, food and drink outlets, community facilities and leisure uses are acceptable uses in principle.

63 The proposed development adjoins the edge of Stocksbridge primary shopping area. The previously approved Block C at the eastern end of the site, is approximately 310 metres from the primary shopping area and the remainder of the units are within 300 metres of the primary shopping area. The proposal includes provision and enhancement of the footpaths up to Manchester Road.

Policy EC10 of PPS4 requires planning authorities to adopt a positive approach towards applications for economic development provided they secure sustainable economic growth. The proposal has been assessed against the considerations of Policy EC10.

It is considered that the design of the proposed development has been considered over its lifetime, is accessible by a range of means of transport, and achieves a design of an appropriate quality and inclusivity within the context of the site. The proposed redevelopment of this site would aid the physical regeneration of the area and create employment. Overall, it is considered that the proposal has a significant positive benefit in terms of PPS4 Policy EC10.

Officers accept the findings of the retail submissions with regard to the sequential approach and agree that there are no sites suitable or available that could accommodate the store even taking account of the need for flexibility. It is considered that the proposal accords with the sequential approach of PPS4 Policies EC14 and EC15.

Policy EC16 of PPS4 relates to impact assessments for retail applications that are not in a centre and not in accordance with an up to date development plan.

On balance, there is no clear evidence that the proposal could have a significantly harmful effect on investment to the detriment of town centre vitality and viability.

The permitted superstore (unchanged by this current proposal) would claw back some of Stocksbridge resident's convenience goods spending from beyond the town although trade would also be taken from existing shops in Stocksbridge and other nearby centres.

Whilst the proposal would diminish trade in existing centres there is insufficient evidence to maintain that the proposed development would be so detrimental in terms of its impact on the existing centres to warrant a refusal of the application.

There are no allocated sites within the vicinity of the proposed development. There is no clear evidence that this proposal would lead to significant adverse impacts on trade in the wider area.

The scale of the proposed retail development would be large relative to the Stocksbridge district centre and would more than double the amount of retail floorspace in Stocksbridge. However this scale of development is justified given Stockbridge's role as a principle town and district shopping centre and the qualitative benefits of the proposal.

There are no locally important impacts on centres to be assessed.

The proposal accords with the sequential approach of PPS4 Policies EC14 and EC15, and there is no clear evidence that the proposal is likely to lead to significant adverse impacts in terms of those set out in Policies EC10.2 and EC16.1.

The proposal will not harm the overall dominance of preferred uses within this General Industry Area and complies with Policy IB9(a) of the UDP.

It is considered that there is no objection to the demolition of the buildings on the site.

The package of sustainable approaches to this development proposed is noted and conditions to secure the impact of this approach are recommended. The proposal complies with Policies CS64 and CS65 of the SDF Core Strategy.

65 The applicant’s framework travel plan has been approved by the Highways Agency. There are no transportation objections to the submitted travel plan.

The proposed recycling facility is welcomed. A condition is recommended to secure its detail and management.

The applicant’s proposal incorporates sustainable design. The proposed development would result in the loss of some groups of trees within the site. The applicant’s proposed mitigation measures include replacement tree planting with the landscaping proposals for the site. Mitigation measures to carry out ecological survey work prior to site works, phasing site clearance to avoid the bird breeding season and enhancement of bird nesting opportunities are proposed.

It is recommended that archaeological investigation is undertaken in the stockpile yard and Ford Lane areas of the site prior to commencement of development works. Conditions are recommended to secure this archaeological work.

A footpath route west-east through the site is welcomed.

It is considered that the general layout and design of the proposed scheme and the landscaping arrangements are acceptable subject to appropriate conditions.

The proposal complies with Policies BE5, IB9( c), BE15, BE17 and BE18 of the UDP.

The applicant has submitted a review of the transport assessment and travel plan in support of the proposed development.

The Highways Agency has raised no objection to the proposed development and has directed that a condition be imposed to secure an appropriate travel plan.

Whilst less retail trips would pass through the more remote junctions, more turning movements would be focused at the Manchester Road/Hunshelf Road junction.

66 The proposed layout identifies parking which is below the maximum spaces applicable under the Council’s car parking guidelines. This reflects the reduction deriving from a number of linked trips between the different components of the development.

The proposed layout makes provision for bus services, should they so desire, to divert their route off Manchester Road and use Hunshelf Road to and from the reconfigured roundabout.

The applicant is seeking to work with the Passenger Transport Executive (PTE) and local bus operators to deliver a service that effectively meets everybody’s needs. The proposal to allow the opportunity of a local bus operator to provide the service is acceptable.

The proposal complies with Policy IB9(f) of the UDP and the Government’s guidance contained in PPG13.

There are residential properties and small businesses close to the application site on each side of the valley.

The proposal involves the demolition of some remaining industrial buildings, a commercial and a residential building, and the removal of an open steel stockholding area.

The siting and massing of the remaining Blocks B to F will not overbear and overshadow neighbouring and nearby properties.

67 Whilst the proposed development has potential to generate several sources of nuisance, it is considered that subject to appropriate conditions to mitigate such emissions the proposed development would not significantly harm the living conditions and amenity of nearby occupiers.

The proposal complies with Policy IB9 (b) of the UDP.

There are minor negative impacts on the provision of industrial land, and the vitality and viability of existing district shopping centres.

There are positive impacts for the physical regeneration of the area. The proposed redevelopment of this site would aid the physical regeneration of the area. A substantial amount of vacant industrial land would be re-developed. The proposed highway works would improve the local road network and particularly would increase the capacity of the improved junctions. The proposal would have a significant positive impact on the physical regeneration of the area.

The proposal has been considered over the lifetime of the development, it is accessible by a range of means of transport, it achieves a design of an appropriate quality and inclusivity within the context of the site. The mitigation measures regarding the impacts on amenity, noise and air emissions, flood risk, and archaeology are acceptable. The proposal would not give rise to any unacceptable consequences to the environment, community or other public interests of acknowledged importance.

Overall therefore, in accordance with PPS4 Policy EC17.2, it is considered that the significant positive benefits of the proposal outweigh the minor negative impacts.

The assessment has taken into account all relevant environmental information.

RECOMMENDATION

It is recommended that members be minded to grant planning permission subject conditions

Case Number 11/01907/FUL

Application Type Full Planning Application

Proposal Demolition of ancillary farm building and front and rear extensions to dwellinghouse, erection of single/two- storey front extension, single-storey rear extension, provision of front entrance canopy, formation of pitched roof to replace existing flat roof and solar panels to rear of dwellinghouse, formation of 40 metre x 20 metre manege and provision of solar panels to rear elevation of barn

Location Tinker Brook House Brightholmlee Road Sheffield S35 0FP

Date Received 16/06/2011

Team NORTH & WEST

Applicant/Agent Mr J Sowerby

Recommendation Grant Conditionally

Subject to:

1 The development must 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 Unless otherwise authorised in writing by the Local Planning Authority, the development must be carried out in complete accordance with the following approved documents:-

- Drawing TI 01 (Site Location Plan) - Drawing TI 02 (Site Layout as Existing) - Drawing TI 03 (Site Layout as proposed) - Drawing TI 04 (House Plans as Existing) - Drawing TI 05 (House Elevations as Existing) - Drawing TI 06 Revision A (House Plans as Proposed) - Drawing TI 07 (Elevations as Proposed)

received on the 15 June 2011 from Jeff Sowerby Architects

In order to define the permission.

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

In the interests of the amenities of the locality.

4 Unless otherwise agreed in writing by the Local Planning Authority, the ancillary building indicated for removal on Drawing No. TI 03 shall be demolished prior to work commencing on the dwellinghouse.

In the interests of preserving the openness of the Green Belt

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE6 - House Extensions in the Green Belt BE5 - Building Design and Siting CS71 - Protecting the Green Belt

The application relates to a large two storey detached house in the Green Belt. The property has been significantly extended over the years as well as undergone changes to the size of the window openings and the replacement of all the property’s traditional timber windows with plastic (uPVC). The property’s existing extensions amount to 38.9% above the cubic content of the original house.

The development would amount to a 70.3% increase above the cubic content of the original house. To off-set this, the application includes the demolition of a 318 cubic metre curtilage building on site (poultry house). When accounting for this building, the development would represent a net reduction of new build in the Green Belt of 103 cubic metres.

It is accepted that the proposal to extend the property would be contrary to Policy GE6 of the UDP. However, the Local Planning Authority is satisfied that on balance, the development can be justified given the significant benefits to both the character and appearance of the house and the opportunity to open up views into the Green Belt.

70 Given the positioning of the ménage and topography of the site, it is not considered that it would have any significant affect on the openness of the Green Belt with the nature of the surface and form of enclosure compatible with its countryside location.

Site Location

LOCATION AND PROPOSAL

The application relates to Tinker Brook House, a 6-bedroom detached dwellinghouse. The property is situated to the east of Brightholmlee Road’s junction with Bents Hill Lane and is situated within the Green Belt. The property lies within a collection of small farm buildings, horse stables and undulating grassed paddocks. The small farm holding stands within approximately 4 hectares of land. The buildings are set back from Brightholmlee Road by approximately 44m with the land falling away from this road. To the south of the buildings is an attractive line of mature trees. Access is via a narrow farm track that feeds off Brightholmlee Road.

In terms of its immediate neighbours, Tinker Hill Farm is situated some 100m away to the west of the site and Brightholm Farm some 285m to the east.

The property is a two storey stone constructed house with a natural slate roof. It is linear in form with two main sections, each comprising a traditional pitch roof. The property has been significantly altered and extended over the years with new extensions being added as well as changes to the size of the window openings and the replacement of all the property’s traditional timber windows with plastic (uPVC). In terms of the extensions, the front elevation of the property is characterised by a large two storey flat roofed extension that extends along the length of the upper section of the house. Attached to this and linking up with the property’s lower section is a lean-to extension. To the rear of the property is a single storey extension/sunroom. The affect of these previous alterations and extensions have damaged the traditional quality and form of the building, particularly the two storey flat roof extension, fenestration pattern and the replacement of the timber windows with uPVC.

72 The applicant is seeking full planning permission to undertake alterations and extensions to the building with the demolition of existing extensions and erection of new. The proposals include the construction of a new pitch roof over the property’s existing two storey flat roof extension, erection of two single storey extensions (front and rear elevations), one and half storey entrance porch and new fenestration detailing and replacement windows. The applicant is also proposing to erect a 40m by 20m ménage to the east of the farm buildings and demolish a former poultry house that stands within the curtilage of the site. In brief, the works include the following:-

- Demolition of an ancillary building (Poultry House); - Demolition of two single storey extensions; - Erection of two single storey side and rear extensions; (The proposed rear extension (Sunroom) would benefit from the property’s ‘PD’ rights but is included for the purposes of this report) - The addition of a pitched roof over existing two storey flat roof extension; - Addition of two solar roof panels; - Erection of photovoltaic solar panels on barn; - Reinstating the property’s existing fenestration pattern to a traditional pattern and the replacement of plastic doors and windows with traditional timber doors and windows; and - Construction of a 40m by 20m ménage.

The development would lead to a net reduction of 103 cubic metres in the Green Belt.

PLANNING HISTORY

81/02503/OUT Erection of dwellinghouse within the curtilage of Tinker Brook House – Refused 10/06/81

REPRESENTATIONS

Bradfield Parish Council recommends refusal on the grounds of being too large a development in the Green Belt.

PLANNING ASSESSMENT

Policy Issues

The building lies within the Green Belt and Policy GE2 and GE6 of the UDP applies. Policy GE2 relates to the protection and improvement of the Green belt landscape. It details that in the Green Belt, measures will be taken to maintain and enhance those areas with a generally high landscape value and improve poor landscapes. Policy GE6 states that, in the Green Belt, extensions to existing houses will be permitted, but only where the proposed extension would form a minor addition to the original house and use matching materials as well as be sited and designed to complement the style of the original dwellinghouse.

73 Supplementary Planning Guidance on Designing House Extensions gives further guidance regarding the design and materials of house extensions in the Green Belt. It acknowledges that house extensions can detract from the general openness of the Green Belt and their size should be limited to account for this. For smaller houses, a minor addition is defined by the Council as up to one third of the cubic content of the original house. Although each case will be determined on its merits, the main considerations will be the impact of the proposed extension on the character of the original house and on the open character of the Green Belt.

Policy BE5 (c) states that good design and use of good quality materials and craft skills will be expected in all new and refurbished buildings and extensions. It goes on to state that all extensions should respect the scale, form, detail and materials of the original building.

Planning Consideration

In support of the application, the applicant has detailed that one of his daughters has been diagnosed as being within the autistic spectrum and suffering from dyspraxia. The two principal components of the application, namely the extensions and ménage would provide her with warm, dry and secure equipment storage and a safe place for her to ride. The applicant has also detailed in the Design and Access Statement that he suffers from SAD (Seasonal Affected Disorder) and is seeking the sunroom to counter this condition, and in the near future, the intention is for his wife’s elderly parents to live with them in the house.

The applicant also details in the D & A Statement that there is no secure place to store tack and equipment needed for working with horses and as some of this equipment is expensive there is a need to secure these within the house. Also, the applicant has detailed that some of the farm materials used need dry, secure storage that is not currently available elsewhere.

It is accepted that many forms of development are inappropriate in the Green Belt. However, modest extensions to existing dwellings in the Green Belt are not inappropriate where they are not disproportionate to the existing dwelling. The UDP defines that for smaller houses, a minor addition is one that does not increase the cubic content of the original house by more than one third. Larger houses are normally restricted to more modest extensions as these are more likely to have a greater impact on the openness of the Green Belt.

In response to Policy GE6 of the UDP, the applicant has provided a volume and percentage breakdown of the original, existing and proposed house. Included within the breakdown is the percentage change when accounting for the poultry house and ‘PD’ sunroom. This is set out in a table below:-

74 Total volume Increase % % in cubic over original Increase Increase metres building in over without cubic metres original the building proposed single storey rear extension*

Volume of original house 686 ------

Volume of original house 953 267 38.9% --- Existing plus existing extensions

Volume of original house plus retained extension 1168 482 70.3% 62.1% plus proposed extensions

Volume of original house plus retained extension

plus proposed extension 850 164 23.9% 15.7% Proposed minus the volume of demolished outbuilding * The percentage when removing the single storey rear extension/sunroom from the volume calculations

It can be seen from the table that the property’s existing extensions (38.9%) already exceed the amount normally permitted under Policy GE6 of the UDP. This would increase to 70.3% should planning permission be granted to extend the property in the manner proposed.

To offset the total amount of volume being added to the dwellinghouse, the applicant has agreed to remove a curtilage building (poultry house) that stands adjacent to the site’s other farm buildings and stable block to the east of the dwellinghouse. It is primarily a timber constructed building (circa 1960s), which sits on a brick base. Its roof is tiled. The volume of this building has been calculated to be 318 cubic metres. When deducting this building from the overall volume, the proposal represents a net increase of 23.9% above the volume of the original dwellinghouse.

Whether the single storey rear extension/sunroom is included in the calculations or not, the combined volume of the extended house would still significantly exceed the amount normally permissible in the Green Belt. The development would therefore be contrary to Policy GE6 of the UDP and Supplementary Planning Guidance on Designing House Extensions. On account of this, the applicant was advised by officers that the development was unlikely to be supported unless it could be demonstrated that the harm by reason of inappropriateness was

75 outweighed by special circumstances to justify allowing this level of new extension in the Green Belt.

Although the development exceeds the volume tolerances set out in SPG, the guidance does state that each case will be determined on its merits, with the main considerations being the impact of the proposed extension on the character of the original house and on the open character of the Green Belt. As detailed earlier, the building has been significantly altered over the years with the erection of a two storey flat roofed side extension and significant intervention into the external fabric of the building with changes to the fenestration detailing and introduction of uPVC windows throughout. The affect of these works and extensions in officers’ opinion has harmed rather than preserved the character and appearance of the building.

Officers consider that the proposed changes would be of significant benefit to the overall appearance of the building with the construction of a new pitch roof over the existing two storey flat roofed extension and changes to the window proportions and the replacement of the existing plastic windows and doors particularly welcomed. It is also considered that the extensions would not unduly harm the open character of the Green Belt with the extensions being seen more against the backdrop of the existing building. With exception to the sunroom, the proposed extensions do not extend out beyond the envelope of the existing building and designed to sit within its main body. To reduce the overall volume of the development, officers suggested whether the sunroom could be omitted from the scheme. However, it has been determined that the size and siting of the sunroom to the rear of the property would satisfy the conditions of Part 1 (Class A) of the Town and Country Planning (General Permitted Development) (Amendment) Order 2008 and does not require planning permission. To seek its omission from the scheme can not therefore be justified.

Although it is acknowledged that the extensions would significantly exceed the amount permitted under GE6 of the UDP, it is considered that significant weight should be given to the benefits the proposed works would have on the character and appearance of the building and surrounding area. On its own, the benefits to the appearance of the house would not in officers’ opinion represent very special circumstances. Nor can any weight be given to the personal circumstances of the applicant and his family. However, in officers’ opinion, the applicant’s agreement to demolish the poultry house would be of significant benefit to the open character of the Green Belt. This building can be clearly seen from Brightholmlee Road and its removal would open up views of the land to the south of the site. Officers also consider that some weight should be given to the fact that an application to convert the building into an alternative use under the terms of Policy GE9 of the UDP could have a more damaging affect on the character of the Green Belt than the scheme now being proposed. Demolishing the building removes this opportunity.

Taking the development as a whole, it is considered that on balance, the proposal can be justified. It is considered that the development would significantly improve the character and appearance of the dwellinghouse and open up views of the Green Belt. To avoid any further extensions being added to the property and the erection of new curtilage buildings, it is recommended that the property’s ‘PD’

76 rights be removed. It is also recommended that the poultry house be demolished prior to work commencing on the house. Both can be secured by condition.

With regard the ménage, this is proposed to be constructed to the east of the site’s existing buildings. As detailed above, outdoor sport and outdoor recreation uses are generally viewed acceptable within the Green Belt and include essential facilities for the welfare and exercise of horses such as all-weather arenas. The proposal to provide a ménage on this site for the applicant’s personal and family use should therefore be viewed acceptable. Given the positioning of the ménage and topography of the site, it is not considered that it would have any significant affect on the openness of the Green Belt with the nature of the surface and form of enclosure compatible with its countryside location.

Highway Issues

It is not considered that the development raises any highway implications.

Residential Amenity Issues

The property is situated more than 100m away from the nearest residential property. The proposed development is therefore likely to have minimal affect on the residential amenity of neighbouring properties.

Other Issues

The Design and Access Statement details that the house is poorly insulated. The proposal to introduce thermal efficiency measures such as the ground source heat pump and solar panels would help to achieve this and is considered acceptable from a planning perspective.

CONCLUSION

The development would result in a 70.3% increase above the cubic content of the original house. To off-set this amount of volume, the applicant is proposing to demolish the existing poultry house that is situated within the collection of farm buildings and stable to the east of the house. When accounting for this building, the development would represent a net reduction of new build in the Green Belt of 103 cubic metres.

It is accepted that the proposal to extend the property would be contrary to Policy GE6 of the UDP. However, in officers’ opinion, given the significant improvements to the property and the removal of the poultry building, on balance, the development can be justified with significant benefits to both the character and appearance of the house and the opportunity to open up views into the Green Belt.

For the reasons outlined within the report, it is considered that the proposal is acceptable and is recommended for approval subject to the conditions listed.

Case Number 11/00915/OUT

Application Type Outline Planning Application

Proposal Demolition of buildings and development of site for residential accommodation and open space with sports pitches

Location Site Of Loxley College Myers Grove Centre Wood Lane Stannington Sheffield S6 5HF

Date Received 21/03/2011

Team NORTH & WEST

Applicant/Agent JVH Planning Ltd

Recommendation Grant Conditionally Subject to S of S

Subject to:

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

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

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

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

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

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

4 Unless otherwise agreed in writing by the Local Planning Authority, the development must be carried out in complete accordance with the following approved documents:-

Drawing No. 11/070-02 (A) - Illustrative layout

received by e-mail on the 29 September 2011 from JVH Town Planning Consultants Ltd.

In order to define the permission.

5 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 dwellinghouses shall not be occupied 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 visual amenities of the locality.

6 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 visual amenities of the locality.

7 The existing trees within the site of the development, other than the trees indicated for removal on the plans, shall not be lopped, topped, destroyed or otherwise removed without the prior written agreement of the Local Planning Authority, but if notwithstanding this condition any tree other than the afore- mentioned trees indicated for removal is removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5 year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

8 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within the site boundary during the

80 construction works shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.

In the interests of the amenities of the locality.

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

a) Clear & unambiguous objectives to influence a lifestyle that will be less dependent upon the private car; b) A package of measures to encourage and facilitate less car dependent living; and, c) A time bound programme of implementation and monitoring in accordance with the City Councils Monitoring Schedule. d) The results and findings of the monitoring shall be independently validated to the satisfaction of the Local Planning Authority. e) The validated results and findings of the monitoring shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

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

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

10 Prior to any works commencing on site, full details of the following shall have been submitted to and approved in writing by the Local Planning Authority, and the construction works shall only be progressed in accordance with the approved details:

Construction method statement; Phasing of the project; Site safety, hoardings/segregation; Any temporary site access for construction traffic; Location of site compound and temporary car parking arrangements for contractors; Haulage routes; Any times when construction works and movement of construction traffic will be restricted.

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

81 11 Prior to works starting on site 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 remedial works will have been completed to the satisfaction of the Local Planning Authority prior to full occupation of the development.

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

12 Unless otherwise agreed in writing with the Local Planning Authority, prior to the development becoming occupied, arrangements shall have been entered into securing the installation/improvement of two bus stops/shelters in the vicinity of the development, with raised footway and tactile paving to assist boarding/alighting.

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 All vehicle and pedestrian areas within the site shall have been surfaced and drained to the satisfaction of Local Planning Authority prior to occupation.

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

14 Within 3 months of the development becoming substantially occupied, the footways abutting the development sites frontage shall have been resurfaced to the satisfaction of the Local Planning Authority, primarily as a consequence of damage caused by trenches dug for connections to services, hoardings, scaffolding, and the general movement of construction traffic.

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

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

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

16 Notwithstanding the submitted plans, before development commences of any of the following elements, details shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the various elements shall be carried out in accordance with the approved details prior to occupation of any of the development:

82 Street furniture, landscaping, materials; Palette of materials/specification of vehicle and pedestrian areas within the development site boundary (full construction details), plus drainage details; Illumination within the development site boundary; The footpath/cycleway passing through the site from Wood Lane to Myers Grove Lane; Long-sections and cross-sections, geometric standards.

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

17 The development shall not be begun until improvements to the highways listed below have either:

a) been carried out (details of which shall have been given prior approval by the Local Planning Authority), or

b) arrangements have been entered into to ensure the works are implemented before any of the apartments are occupied.

Highway Improvements:

Review of street lighting and possible replacement scheme on Wood Lane, specification/design to be agreed, allowing for new/modified junction serving the development site. Review/promotion of Traffic Regulation Orders in the vicinity of the development site that might be desirable as a consequence of development (waiting/loading restrictions) entailing advertising, making and implementing the Traffic Regulation Order 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 to traffic signs, road markings, and general street furniture necessary as a consequence of development;

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

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

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

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

83 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.

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

In the interests of the visual amenities of the locality.

22 The details, specifications and finish of the new windows and external doors, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:50 scale and shall include details of proposed section sizes at a minimum of 1:10 scale. [Details shall include: reveal depths, double glazing, secondary glazing, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In the interests of the visual amenities of the locality.

23 Before any work on site is commenced, a report shall have been submitted to and approved in writing by the Local Planning Authority identifying how a minimum of 10% of the predicted energy needs of the of the completed development being obtained from decentralised and renewable or low carbon energy will be provided;

Any agreed renewable or low carbon energy equipment, connection to decentralised or low carbon energy sources or additional energy efficiency measures shall have been installed before any part of the development is occupied and a post-installation report shall have been submitted to an approved in writing by the Local Planning Authority to demonstrate that the agreed measures have been installed. Thereafter the agreed equipment, connection or measures shall be retained in use and maintained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

In the interests of mitigating the effects of climate change, in accordance with Sheffield Development Framework Core Strategy Policy CS64.

24 The dwellings hereby approved shall be constructed to achieve a minimum standard of Code Level for Sustainable Homes Level 3 and before any

84 dwelling is occupied (or within an alternative timescale to be agreed) the relevant certification, demonstrating that Code Level 3 has been achieved, shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of mitigating the effects of climate change, in accordance with Sheffield Development Framework Core Strategy Policy CS64.

25 Full details shall be submitted to and approved in writing by the Local Planning Authority showing that at least 25% of the residential units, or a percentage otherwise agreed in writing by the Local Planning Authority, are designed and constructed to mobility housing standards as set out in Mobility Housing - Supplementary Planning Guidance.

In order to comply with Policy H7 of the Unitary Development Plan.

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

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

27 The pitches and sports facilities shall be constructed to Sport England Design Standards/BB98 standard.

To ensure the sport facilities are up to an acceptable standard.

28 Prior to commencement of development a management strategy is to be submitted and agreed in writing by the Local Planning Authority identifying how the open space areas and pitches are to be managed and maintained.

To ensure that there is an adequate supply of quality pitches to satisfy the current and estimated future demand for pitches within the area.

29 Unless otherwise agreed in writing by the Local Planning Authority any Reserved Matters Application relating to this Outline Approval shall include a scheme, which shall be agreed in writing by the Local Planning Authority, for the delivery of affordable housing equivalent to no less that 40% of the floor space of the development or an alternative percentage figure determined through a Development Appraisal Viability Process. The resulting affordable housing shall be provided for sale to a Registered Social Landlord at the transfer price for that area at the time the detailed application is determined. This scheme shall include:

85 a) The type and location of the affordable housing units

b) The timing for the construction of the affordable housing units

If on receipt of such a scheme the Local Planning Authority considers that it is not suitable to provide some/all of the affordable hosing units on-site, an alternative agreement shall be reached for the provision of a financial contribution calculated in accordance with the current policy at that time, which shall be used for the delivery of affordable housing within the city.

In order to comply with Policy CS40 of the Core Strategy.

30 Before the development is commenced, actual or potential land contamination and ground gas contamination at the site shall have been investigated and a Phase 1 Preliminary Risk Assessment Report shall have been submitted to and approved by the Local Planning Authority. The Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004).

In order to ensure that any contamination of the land is properly dealt with.

31 Any intrusive investigation recommended in the Phase I Preliminary Risk Assessment Report shall be carried out and be the subject of a Phase II Intrusive Site Investigation Report which shall have been submitted to and approved by the Local Planning Authority prior to the development being commenced. The Report shall be prepared in accordance with Contaminated Land Report CLR 11 (Environment Agency 2004).

In order to ensure that any contamination of the land is properly dealt with.

32 Any remediation works recommended in the Phase II Intrusive Site Investigation Report shall be the subject of a Remediation Strategy Report which shall have been submitted to and approved by the Local Planning Authority prior to the development being commenced The Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and Local Planning Authority policies relating to validation of capping measures and validation of gas protection measures.

In order to ensure that any contamination of the land is properly dealt with.

33 All development and associated remediation shall proceed in accordance with the recommendations of the approved Remediation Strategy. In the event that remediation is unable to proceed in accordance with the approved Remediation Strategy, or unexpected contamination is encountered at any stage of the development process, works should cease and the Local Planning Authority and Environmental Protection Service (tel: 0114 273 4651) should be contacted immediately. Revisions to the Remediation Strategy shall be submitted to and approved by the Local Planning Authority. Works shall thereafter be carried out in accordance with the approved revised Remediation Strategy.

In order to ensure that any contamination of the land is properly dealt with.

34 Upon completion of any measures identified in the approved Remediation Strategy or any approved revised Remediation Strategy a Validation Report shall be submitted to the Local Planning Authority. The development or any part thereof shall not be brought in to use until the Validation Report has been approved by the Local Planning Authority. The Validation Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and Local Planning Authority policies relating to validation of capping measures and validation of gas protection measures.

In order to ensure that any contamination of the land is properly dealt with.

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

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey. b) Be capable of achieving the following noise levels; Bedrooms: LAeq (15 minutes) - 30 dB; LAmax - 45dB (2300 to 0700 hours), Living Rooms: LAeq (15 minutes) - 40 dB (0700 to 2300 hours). c) Include a system of alternative acoustically treated ventilation to all habitable rooms.

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

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

36 Before the use of the development is commenced a validation test of the sound attenuation works shall have been carried out and the results submitted to and approved in writing by the LPA. Such validation test shall:

a) be carried out in accordance with an approved method statement;

b) demonstrate that the specified noise levels have been achieved.

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

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

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

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

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

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

39 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.

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

To ensure that the development can be properly drained.

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

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

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

In the interest of satisfactory drainage.

43 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008, or any Order revoking or re-enacting that Order, no enlargement, improvement or other alteration or extension of the dwellinghouses; which would otherwise be permitted by Class A to Part 1 of Schedule 2 to the Town & Country

88 Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 shall be carried out without prior planning permission.

In order to protect the open character of the Green Belt.

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

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

45 Unless otherwise agreed in writing by the Local Planning Authority, the combined footprint of the dwellinghouses and garages shall not exceed 4,356 square metres.

In the interests of protecting the open character of the Green Belt.

46 Notwithstanding the site layout on the indicative plan (Drawing No. 11/070- 02 (A), the site layout on plot Nos. 15-22, 42-47 and 57-64 are not hereby agreed. Any reserved matters submission shall provide, for plots 15-22, a defined boundary to the highway with more regular parking and boundary treatment, for plots 42-47 a more secure area with the removal of the parking court and increased casual surveillance and for plots 57-64, a parking layout that removes the parking court, avoids the need for remote parking and increases casual surveillance.

In the interests of the visual amenities of the locality and character and appearance of the Green Belt.

47 Unless otherwise agreed in writing by the Local Planning Authority, the houses backing onto Wood Lane (Shown as Plots 17-22 on the illustrative layout drawing No. 11/070-02 Revision A) shall be limited to no more than 8m (eaves) and 11m (ridge). The remainder of the site shall be limited to 2 storey (4.5m eaves and 7.5m ridge) and 2 ½ storey (4.5m eaves and 8.5m ridge) only. The 2 ½ storey houses will be limited to no more than that indicated on Drawing No. 11/070-02 Revision A (17 in total).

In the interests of the character of the area and protecting the openness of the Green Belt.

48 A Landscape and Ecological Management Plan, including short, medium and long term aims and objectives, management responsibilities and maintenance schedules for all distinct areas, shall be submitted to and approved in writing by the Local Planning Authority before work on site is commenced. The Landscape and Ecological Management Plan shall be implemented as approved.

In the interests of biodiversity.

Attention is drawn to the following justifications:

The decision to grant permission and impose any conditions has been taken having regard to the relevant policies and proposals from the Sheffield Development Framework and the Unitary Development Plan set out below:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4- Development and the Green Belt Environment GE5 - Housing Development BE5 - Build Design and Siting BE12 - Public H7 - Mobility Housing CS40 - Affordable Housing CS64 - Climate Change, Resources and Sustainable Design of Developments CS65 - Renewable Energy and Carbon Reduction CS71 - Protecting the Green Belt

The application has been submitted in outline with only access under consideration. Appearance, landscaping, layout and scale are all reserved. In officers’ opinion, it is considered that the proposal represents an appropriate development within the Green Belt and is in general accordance with national policy guidance contained in PPG2 Annex C. Although the supporting indicative plans indicate the construction of 71 units, the appearance, landscaping, layout and scale all reserved for future consideration and only provide an illustration to how the site could be developed. They would not form part of the approved scheme if planning permission is granted with approval restricted solely to means of access. The Local Planning Authority is not satisfied that the number of units shown on the indicative plan remains a little high but are satisfied that an appropriate scheme can be achieved off the proposed internal access road without compromising either the open character of the Green Belt or surrounding area.

It has been demonstrated within this report that the proposed development for housing would not prejudice highway safety or result in any significant problems on the local highway network.

With careful control of the siting and layout of the units at Reserved Matters stage, it is considered that the development would represent an appropriate

90 form of development that would make a positive contribution to the area and improve the open character of the Green Belt.

For the above reasons it is considered that the development is acceptable with the development in general accordance with Annex C of PPG2 with regard the redevelopment of major site. Subject to the conditions listed it is recommended that the application be approved.

Attention is drawn to the following directives:

1. The Environment Agency recommends that in areas at risk of flooding consideration be given to the incorporation of flood proofing measures into the design and construction of the development. These include barriers on ground floor doors, windows and access points and bringing in electrical services into the building at a high level so that plugs are located above possible flood levels.

Additional guidance can be found in the Environment Agency Flood line Publication 'Damage Limitation'. A free copy of this is available by telephoning 0845 988 1188 or can be found on our website www.environment-agency.gov.uk click on ‘flood’ in subjects to find out about, and then ‘floodline’.

Reference should also be made to the Department for communities and local Government publication 'Preparing for Floods' please email: [email protected] for a copy, as well as the communities and local Government publication `Improving the flood performance of new buildings' which can be viewed at: http://www.communities.gov.uk/publications/planningandbuilding/improvingfl ood.

2. As recommended within the Flood Risk Assessment submitted with the planning application, finished floor levels of buildings should be set at least 150 mm above external ground levels, wherever possible, to provide some protection against potential overland surface water runoff.

91 Site Location

INTRODUCTION

Members will recall that this application was deferred at the last West and North Planning and Highways Committee (25/10/11) to allow further negotiations to take place between officers and the applicant’s agent regarding the number of units the development site should accommodate.

At this earlier Committee, officers recommended that a further condition should be attached that restricts the development site to 67 dwellinghouses only. This upper limit of units was suggested by officers on the grounds that the indicative layout drawing fails to fully demonstrate that the development site can achieve 71 dwellinghouses without serious detriment to the character and appearance of the area. By reducing the scheme by four units, it was considered that an improved and satisfactory layout could be achieved off the proposed road network.

To resolve the issue of housing numbers, officers have suggested that instead of a condition restricting number of units to 67, a condition be attached that relates specifically to these parts of the site, namely Plots 15-22, 42-47 and 57-64. The condition would require the applicant at reserved matters stage to achieve a more comprehensive and cohesive layout that works better from a design perspective by removing elements of the scheme that would conflict with the principles of good design and layout. This condition is listed as Condition No. 46 and is attached to the front of this report. The applicant has been consulted and has confirmed that the condition is acceptable to them.

93 LOCATION AND PROPOSAL

This application relates to the former Loxley College site on Wood Lane and Myers Grove Lane, Stannington. The site lies within the Green Belt. The total site comprises some 8.94 hectares of land. The site slopes in a southwards direction from Wood Lane from 120m AOD to 105 m AOD on Myres Grove Lane.

The Loxley College campus consisted of two areas of buildings; one group on Wood Lane adjoining and to some extent appearing to be part of Myers Grove School, the other lower down the slope of the Loxley Valley, with access from Myers Grove Lane, and a much larger built footprint than the Wood Lane part. The buildings are a mixture of single, 2 and 3-storey buildings. Both groups of buildings now have a dilapidated and partly vandalised appearance. Within the former campus are large areas of open space, former playing fields, hard surfaced courts and car parking areas.

The top part of the site drops down from the west in a terraced manner. On the western edge of the site is a strip of vegetation on a steep slope. The eastern boundary is the buildings of Myers Grove School. To the south is Wood Lane, with housing development on the opposite side, and open fields on the slopes of the Loxley Valley to the north. Open land lies to the north and the newly built Forge Valley Community School (formerly Myers Grove School) to the east.

The applicant is seeking outline planning approval to demolish all the existing college buildings and develop the upper part of the site for housing. The proposal includes a land swap with the formation of sports pitches on the lower part of the developed area of the site.

The applicant has requested only access be considered under this outline application with appearance, landscaping, layout and scale all reserved for future consideration, (the Reserved Matters). While these matters are reserved, in support of the application, the applicant has provided indicative and cross section drawings that show the erection of 71 detached and semi-detached units.

A single vehicular access point is proposed into the site from Wood Lane, at the former car park access. This would lead into a road network to serve the development. A series of footways, footpaths and shared surfaces would give pedestrian access. A central footpath through the site would give public access from Wood Lane through to the Loxley Valley.

The proposal includes the creation of a new area of playing field to compensate for the loss arising from the residential development. This in effect will create an extension to the playing field to the north of the site. The supporting information details the reinstatement of one senior pitch and creation of two junior pitches.

RELEVANT PLANNING HISTORY

Since Sheffield College announced its site at Loxley was surplus to its operations the redevelopment opportunities of the site have been subject to some considerable interest. There was immediate concern related to the future of the site

94 given its location on the edge of the Green Belt and the Loxley Valley. In August 2004 an informal briefing note was prepared by officers within Development Services and detailed existing planning policy guidance for the Loxley College Site. It was given without prejudice to any decision made in a formal determination of a planning application.

A petition submitted by the Lower Stannington Community Forum and signed by over 1,500 local residents was reported to Planning Board in November 2004. The petition objected “to any proposed development on the Loxley College site being situated entirely adjacent to Wood Lane”. It requested that any development “be restricted to the existing in situ footprints and therefore retaining the openness of the site”. It further requested, “that the remaining open space be signed over to the trusteeship of Lower Stannington Community Forum or any organisation of which both they and Sheffield City Council approve”.

In July 2006, following an exhibition by the then applicants (Persimmon Homes), a full planning application (06/04557/FUL) was received to develop the site for housing with the proposal to erect 29 apartments and 79 dwellinghouses and new playing fields. This application was reported to the West and North Planning Board in August 2007, where it was refused on five grounds.

To summarise these grounds, it was considered that the layout, design and appearance of the development would have an adverse impact on both the openness of the Green Belt and on the Loxley Valley, contrary to development plan policy, the Loxley Valley Design Statement Loxley and PPG2 (Green Belts). The development was considered to be of an unacceptable standard and would be out of scale and character in the locality and represent an overdevelopment of the site. It was also considered that very special circumstances had not been demonstrated to show why the land should be developed for a purpose other than those appropriate to the Green Belt.

SUMMARY OF REPRESENTATIONS

As a result of neighbour notification and statutory advertising, there has been significant local interest in this proposal.

115 letters have been received in response to this application, 110 against and 5 in support. A summary of their concerns are listed below:-

Against

- The proposal will result in increased traffic in the immediate locality which will result in congestion, pedestrian and traffic safety issues, car parking problems and problems for the flow of public transport, - Problems with parking and access during construction work, - It would have an impact on the Malin Bridge traffic circulatory system, that already is at a standstill at peak times, and Holme Lane, - Increased traffic during school arrival and departure leading to safety issues for school children and parents

95 - The proposal is contrary to Green Belt policies in the UDP and the applicant has not demonstrated ‘Very special circumstances’. - It is also contrary to government policy in PPG2 - The use of the land would be far more preferable for recreation and sporting activities to more car fumes and brick buildings; - It will not improve the visual appearance of the Green Belt - The application contains very little detail/information; - Open and green spaces are disappearing around Stannington and Loxley Valley, - It will create a barrier between residents and the open countryside - Although the buildings are an eyesore, housing is not needed given the increase in traffic , - There is a need for a footpath link into the Loxley Valley - 30-40% of the units would be for social housing; - Loss of open space - Impact on wildlife - The site should be returned back to nature, - The development would have an impact on local schools and facilities - It would be an overdevelopment of the site - Reference is made to the 1500 named petition against the scheme last time - Damage to landscape, reduced access to the open countryside - It ignores the guidance of the Loxley Valley Design Statement - Other brownfield sites are available within the city, - (Reference to non-planning issues - loss of view and value, profit for developers etc).

Support

- It would remove an eyesore and attracting vandalism - The development of the site must be better for all concerned than the dangerous buildings. Affordable housing and sports pitches would be much more welcome than the mess the site is currently in. - The development would really lift the area and would be a welcome addition

The Loxley Valley Protection Society object on the following grounds:

Object to this current application again on the grounds that the site is Green Belt and that the college have not demonstrated the special circumstances for housing in the Green Belt.

Although, we fully comprehend Sheffield College’s reason for putting in an Outline application, we object to its outline nature. As the college says, in page 11 of the Design & Access Statement, “The master plan is not meant to be prescriptive but to broadly demonstrate how the site could be developed”. In other words the granting of this outline would give a developer the principle for housing in the Green Belt. Outline makes the achievement of Full Permission easier, without having to give anyone the slightest idea what would be built on the site. This would also create a precedent for other Green Belt sites within the Valley & wider city.

96 The applicants would appear to be basing their submission on the perception Sheffield City Council has designated the site as a Major Developed Site within the Green Belt as per government guidance contained in PPG2 Annex C. They have stated that, this major developed site has been included in the adopted Core Strategy, and Draft City Policies Documents and the Proposals Maps. This is clearly not the case as only the Core Strategy was adopted in March ’09, not the other part with the maps showing this possible designation. The whole is not expected to be finalised until Oct- Dec 2011, when it will again go out to public consultation for a further 6-week period. This will give the consultees another opportunity to comment on this designation, and say, as we have in the past, that we do not want any Major Developed Sites in the Green Belt in Sheffield. This designation removes the presumption against development, which is essential to maintaining the Green Belt Function.

As the policy and maps have not been adopted by the Council, they cannot be considered as part of this application. The application must be decided on current planning legislation & policy; e g as a departure from the adopted Green Belt Policy & a non-conforming site within the Green Belt.

The proposal is to develop approximately 2.1 hectares fronting Wood Lane. The current buildings cover an area of only 0.99 hectares in a compact formation. The proposed housing will be dispersed over a much wider area (2.1hectares) and will have a much greater impact on the openness of the Green Belt.

The D & A Statement details that the houses will be built on two plateaus. This means it will be highly visible across the Valley & will also block important views in and into the Valley, contrary to the LVDS SPG.

Despite extensive consultation during the planning of the new Forge Valley School, and despite The Society’s & the general publics’ fears about the height and siting further into the Green Belt, the school has ended up feeling higher & more visible than was hoped from all directions. To allow housing, via the Outline route on this adjoining site would only compound the issue.

The current owners of the site are required to provide proof that they have “actively marketed” the site for uses that may be acceptable under the current Green Belt ruling.

We are greatly dismayed that this is an outline application with extremely important details such as final layout, exact numbers and types of houses being put forward under a reserved matters application. It has been proven that once an outline application has been granted then it is rarely refused at the RM stage.

For such a prominent, high profile Green Belt Site any application should be for full permission. The whole statement is very worrying as it contains many comments that are less than definite about what will be built and where.

97 The developer states that the proposal will help deliver useable open space, which is not currently available on site. The site has been open & used informally by the public for decades, and that status should be retained. The designated nature site, next to the sports pitches, (formerly an ANHI site), should be protected and maintained by a section 106 agreement, as should be the public access to the open Green Belt, which is our heritage.

The nature site should not be in too close proximity to a well used pitch as disturbance and damage to the site will inevitably occur and a buffer zone is needed to prevent this.

The tree survey indicates that whilst most trees would be retained, some would be lost. This includes, most importantly, on the Wood Lane frontage near the caretaker’s bungalow, a semi -mature Elm (now extremely rare). This tree should most definitely be protected and retained. Consideration should be given to placing TPOs on the most important specimens.

The traffic issues of the congested road junction at Malin Bridge are legendary in this City. It has been almost at capacity for a long time, as is the only alternative route over the small bridge over the river on Hollins Lane

A new material consideration is that the effects on the traffic of the new Forge Valley School. There is now the potential for development at the Gas Club at Malin Bridge and now this new application. All these factors will add to the pressure on an already overloaded system.

Increase in traffic noise and fumes.

Bradfield Parish Council has stated that the proposals will have an impact on the Parish Council area resulting in increase traffic, schools are already at full capacity plus there is a distinct lack of 6th form provision in the area.

Loxley Valley Design Group consider that the reasons given in 2007 for rejecting the previous application still hold good. They consider that the Green Belt is unsuitable for an outline application.

The Campaign to Protect Rural England state they would in principle support a proposal which removed the former Loxley College buildings and redirected development up the valley onto Wood Lane as this would open up the Loxley Valley and increase the openness of the Green Belt. They state that Loxley Valley is a very important part of Sheffield’s green infrastructure and, where opportunities exist to improve its visual amenity, they must be taken. However, they do have concerns, given the site’s sensitive Green Belt location, this outline application does not provide sufficient information to determine whether special circumstances exist. Of specific concern is the lack of information regarding:

- The layout and design of the properties

98 - Incorporation of sustainable design and renewable energy technologies - Number of affordable dwellings and - Management of open spaces (Sports pitches, amenity space and wildlife areas).

Councillor David Baker has stated that he agrees with the views of a local resident, who states that the construction of so many houses is inappropriate in the area. The land should be retained as Green Belt and not developed

PLANNING ASSESSMENT

Planning Policy

The application site is situated within the Green Belt and is subject to Policies GE1, GE2, GE3 and GE5 of the Sheffield Unitary Development Plan (Adopted March 1998). Policy GE1 states that development will not be permitted where it would lead to unrestricted growth of the built up area, contribute towards merging of existing settlements, lead to encroachment of urban development in the countryside or compromise urban regeneration. Policy GE2 states that in the Green Belt, measures will be taken to maintain and enhance those areas with a generally high landscape value and improve poor landscapes in priority areas. Policy GE3 states that in the Green Belt, the construction of new buildings will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and recreation, cemeteries, and other uses which would comply with Policy GE1.

Policy GE5 sets out the circumstances where new houses would be allowed in the Green Belt. Under this policy it states that other than those needed to support agricultural and other acceptable uses, housing will be permitted only where this would involve either infilling of a single plot within the confines of an existing village, group of buildings or substantially developed road frontage or replacement of an existing house on the same site.

Government guidance is contained within PPG2: Green Belts. It states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. PPG2 applies a general presumption against inappropriate development in the Green Belt and details that by definition, this is harmful to the Green Belt. Unless there are ‘very special circumstances’, such development should not be allowed (Paragraph 3.1). With regard very special circumstances, Paragraph 3.2 states that this will not exist unless the harm by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

While PPG2 applies a general presumption against inappropriate development in the Green Belt, it details within Annex C (Future of Major Developed Sites in the Green Belt) that if a major developed site is specifically identified for the purposes of the Annex in a UDP, infilling or redevelopment which meets the criteria in Paragraph C3 and C4 is not inappropriate development. At Paragraph C4 it details that whether they are redundant or in continuing use, the complete or partial redevelopment of major development sites may offer the opportunity for

99 environmental improvements without adding to their impact on the openness of the Green Belt and the purposes of including land within it. Here it states that redevelopment should:

1) Have no greater impact on the openness of the Green Belt, and the purposes of including land within it; 2) Contribute to the achievements of the objectives for the use of land in Green Belts; 3) Not exceed the height of the existing buildings; and 4) Not occupy a larger area of the site than the existing buildings (unless this would achieve a reduction in height benefiting visual amenity).

Although neither this site nor indeed any other major developed sites in Sheffield are identified within the development plan, the principles of Annex C are considered to apply with regard to the merits of this application.

The application should also be considered in the light of the Loxley Valley Design Statement. This statement is adopted Supplementary Planning Guidance and is therefore a material planning consideration in the determination of a planning application for this site. Its role is to supplement the policies of the UDP by providing more detailed guidance on design for those preparing planning applications for sites in the Loxley Valley. It makes particular reference to the distinctive character of the valley.

The Design Statement Development states, amongst other things, that development should not damage important views in and into the Loxley Valley, new buildings should be constructed in matching gritstone or other compatible, matching, high quality materials where appropriate and that new structures should harmonise in design and scale, and be of materials consistent with neighbouring buildings, to produce a sense of unity.

Planning Consideration

The policy position is very clear in terms of circumstances where new houses would be allowed in the Green Belt. Under Policy GE5 of the UDP, it states that new houses in the Green Belt, other than those needed to support agriculture and other acceptable uses will be permitted only where this would involve either the (i) infilling of a single plot within the confines of an existing village, group of buildings or substantially developed road frontage or (ii) the replacement of an existing house on the same site, providing that the new house is not significantly larger than the one it replaces.

The application site is not within the confines of an existing village, group of buildings or substantially developed road frontage nor does it represent the replacement of existing houses on site. Under the terms of Policy GE5, the development of this site for housing would therefore be unacceptable.

However, in terms of establishing whether the principal of the above application is acceptable, the Loxley College Site Informal Planning Advice Note (IPAN) is considered relevant. This Informal Planning Advice Note was issued in May 2011

100 and drafted to provide informal officers’ views given without prejudice to any decision made in the formal determination of any planning application for housing development on this site. It stipulates that whilst the site is situated in the Green Belt, it is considered a previously developed site that is situated in a suitable location for housing development. It acknowledges that the site is entirely within the Green Belt in the Unitary Development Plan and in its current form does nothing to enhance the Green Belt and its characteristics and suggests that replacement of the derelict buildings closer to the urban area would in principle be appropriate. It is also points out that the site is allocated as part of a major developed site in the Green Belt, but the allocation has no status until the Sheffield Development Framework City Policies and Sites document is adopted.

Loxley College is considered to fall within the definition of Higher and Further Education establishments (HFE). PPG2 Annex C, paragraph C16 makes provision for the redevelopment or development of HFEs where they exist in the Green Belt. PPG2 paragraph C17 states that pending the next local plan or UDP review, the infilling (partial or complete) or redevelopment of HFE establishments on major sites in the Green Belt, which are not identified in development plans but otherwise meet the criteria in paragraph C3 or C4 of Annex C, is not inappropriate development.

The applicant relies on an indicative layout drawing showing 71 dwellings and several cross sections amongst other documents to demonstrate its compliance with national green belt policy advice and the Loxley College Site IPAN. If it does not meet these criteria, the applicant would have to demonstrate very special circumstances in line with PPG2 paragraphs 1.6 and 3.1 to justify the redevelopment of the site.

On this, in assessing whether the proposal is appropriate development within the Green Belt, officers have set out below a response to each of the four criteria listed in Annex C (Paragraph C4). As follows:

The development is not inappropriate if;

(a) It has no greater impact than the existing development on the openness of the Green Belt and the purposes of including land in it, and where possible have less;

The combined footprint of the buildings proposed for demolition is approximately 9,930 square metres as determined in the IPAN. The combined footprint of the new development is 4356 square metres as established by email from the applicant’s agent. The proposal reduces the existing footprint of built development by over half (56%). The demolition of the larger buildings in the valley bottom, and its footprint being replaced, substantially reduced and relocated closer to the urban area in line with guidance contained in the IPAN suggests that the development has less impact on the openness of the Green Belt than existing buildings. This is enhanced by the fact that the indicative drawings show an open stretch of land separating the housing development into two areas while maintaining access and views across the Green Belt.

101 (b) It contributes to the achievement of the objectives for the use of land in Green Belts (PPG2 paragraph 1.6 - see also PPG2 paragraph 3.13);

Paragraph 1.6 of PPG2 states that once Green Belts have been defined, the use of land in them has a positive role to play in fulfilling the following objectives: to provide opportunities for access to the open countryside for the urban population – the indicative drawings show a pedestrian link to adjacent Green Belt ; to provide opportunities for outdoor sport and outdoor recreation near urban areas – the proposal replaces sports pitches that are proposed for housing development in an area that opens up long distance views along the valley bottom; to retain attractive landscapes, and enhance landscapes, near to where people live – provision of a suitable landscape scheme must be a condition on the development to ensure a comprehensive solution for those areas of landscape that are not incorporated into private gardens. However, the proposal enhances the landscape through demolition of derelict buildings and provision of replacement sports pitches. The long term benefits of this are dependent upon the existence of a maintenance agreement for these spaces and the new sports pitches and we recommend a condition to require submission of a maintenance agreement; to improve damaged and derelict land around towns – The removal of the Loxley college buildings achieves this objective but only if the new pitches on the replacing the buildings have an operator and are maintained (see above); to secure nature conservation interest – the nature conservation value of a valuable area of the site that is designated as Local Nature Site does achieve this but could also be conditioned to ensure certainty; and to retain land in agricultural, forestry and related uses – the site retains outdoor recreational uses.

PPG2 paragraph 3.13 states that the proposal should, so far as possible contribute to the achievement of the objectives for the use of land in Green Belts (see paragraph 1.6). This approach applies to large-scale developments irrespective of whether they are appropriate development, or inappropriate development which is justified by very special circumstances. This proposal does achieve the objectives of paragraph 1.6 in subject to conditions limiting height, restricting development to the areas shown on the indicative drawings, and limiting footprint to less than the existing buildings and require maintenance agreement to be in place for the football pitches.

The amended cross sections supplied prove that the proposed dwellings are lower in height than the proposed Forge Valley Community School buildings currently under construction and the existing college buildings that they will replace. This evidence can be supplemented by the fact that the college buildings are 3 storeys high New housing that is being located adjacent to the housing area also need to be in character with the adjacent housing area of predominantly 2 storey dwellings in line with Unitary Development Plan policy H14 (a) and BE5 (a). We feel that together these facts are sufficient evidence to limit development to predominantly 2 storeys with a maximum of 2.5 - 3 storeys in height in exceptional cases where it would not compromise the area’s suburban character.

102 (d) It does not occupy a larger area of the site than the existing buildings (unless this would achieve a reduction in height which would benefit visual amenity).

The IPAN’s analysis shows that the development site measures 88,792 (8.87 hectares) square metres in total. The total area developed amounts to some 25,525 square metres (2.55 hectares). This is made up of 13,509 square metres (1.35 hectares) on the northern part of the site (near Myers Grove Lane) and 12,016 square metres (1.2 hectares) on the southern part of the site (adjoining Myers Grove School). The proposal covers the southern 12,016 square metres (1.2 hectares) of the site and the adjacent playing fields covering approximately 12,208 square metres (1.22 hectares), which together total 24,224 square metres (2.42 hectares). The proposal reduces that amount of developed land by approximately 5%. Based on the proposed indicative layout of 71 units, the footprint of the buildings would total some 4,356 square metres. This compares to the existing college buildings, which total some 9,930 square metres, which equates to a net reduction of 56%.

In summary, the general purpose of Green Belts is to keep the land permanently open and the proposal has less of an impact on the Green Belt for the following reasons: it removes a derelict built form from the valley bottom and replaces it closer to the urban area with a substantially reduced footprint, thereby opening up that part of the Green Belt.

If development is conditioned to be predominantly 2 storey but a maximum of 3 storey’s where it does not compromise the areas character, the new development will have achieved a reduction in height of built form, further reducing its impact on the Green Belt.

The development clearly fulfils the objectives of using land in the Green Belt as expressed in PPG2 paragraphs 1.6 and 3.1.

The proposal reduces the amount of land that appears to be developed by about 5%, which further reduces the impact of the scheme on the Green Belt.

Therefore, the proposal represents an appropriate development within the Green Belt that complies with national policy guidance in PPG2 Annex C and in principle the proposal to demolish the existing college buildings and developing the site for housing on the upper part of the site should be viewed acceptable. The existing college buildings are considered to be an eyesore and their removal would be of significant benefit to the open character of the area. Based on the indicative drawings, the overall footprint of new build would represent a significant reduction to the site’s existing buildings.

Highway Issues

From a highways perspective the two areas of concern raised by objectors are firstly the traffic generation associated with the development (and particularly the impact of development traffic on the already congested Holme Lane gyratory), and

103 secondly the location of the site access onto Wood Lane (and a perception that road safety will be compromised close to existing schools).

With reference to the first point, the proposal is to construct 71, mainly family typed houses, on the old Loxley College site. The amount of car parking provision, as shown on the indicative drawings would accord with national and local guidelines. The application has been supported by a Transport Assessment, which has estimated the associated traffic generation by referring to the computer database TRICS (Trip Rate Information Computer System). Using this tool, it is envisaged that the development would generate 43 trips in the morning peak (13 in, 30 out), and 43 trips in the evening peak (26 in, 17 out). The morning peak is 08:00 to 09:00. The evening peak is 17:00 to 18:00. TRICS contains survey information of actual development sites once they have been constructed. To predict traffic generation, a number of sites are selected from the database, and then the average trip rate is calculated. The characteristics of the sites chosen from the TRICS database matched those of the development site. Based on site surveys, current traffic flow along Wood Lane is 65%/35% eastbound/westbound during a typical weekday morning peak hour and 40%/60% eastbound/westbound during the weekday evening peak hour. Applying these ratios, 29 development associated vehicle trips would pass through the Holme Lane gyratory during the morning peak hour (arriving and departing), and 26 in the evening.

Given the flows round the gyratory are predicted to be so light, officers advised WYG Transport Planning (the developers consultants) that the only junction capacity analysis required to be undertaken would be at the site access itself, and that the recently opened Forge Valley Community School should be considered a committed development (with school trips added to Wood Lane during the analysis). NB At the time of the Transport Assessment, Forge Valley Community School was still under construction.

Access to the site will be provided via modifications to an existing car park access junction onto Wood Lane, a simple priority T-junction. It will accord with the design principles set out in the SCC Residential Design Guide ‘Better Places to live in South Yorkshire’ and the Manual for Streets document.

When considering traffic generation associated with new development, it’s standard practice to subtract the traffic that was generated by the previous use on the site. In this instance, until recently the old Loxley College ran day-time courses for 1400 students, with a similar number of students attending evening classes on the campus. Highways officers undertook surveys of car park occupancy when the College was operational, on Friday 8th October 2004 at 11.30 am. The car park accessed via Myers Grove Lane contained 107 vehicles. The car park accessed via Wood Lane contained 39 cars and 3 motorbikes. Whilst the Wood Lane car park contained only 39 vehicles, it has a tarmac surface and 64 parking spaces were formally marked out. Apparently, the fewest number of students used to attend College on Fridays. Most of these trips will have flowed through the Holme Lane gyratory.

The development proposal entails converting the bottom car park accessed from Myers Grove Lane back to playing fields. The top car park accessed from Wood

104 Lane would have the new houses built on it, served from the existing access, albeit modified.

In addition to the officer surveys of car park occupancy when the College was operational, WYG Transport Planning have interrogated TRICS to see how many vehicle trips might typically be generated from a college offering places for 1400 students. The results were 190 in & 77 out during the morning peak hour, with 48 in & 62 out during the evening peak hour.

Irrespective of whether historic trips should be deducted from the highway network, the new trips circulating round the gyratory will not tangibly impact on operational performance. Furthermore, the junction analysis of the site access from Wood Lane shows ample spare capacity during both the morning and evening peak periods. Even with Forge Valley Community School, the maximum queue length is just one vehicle for the right turn in from Wood Lane, and one vehicle for the combined left & right turns out.

Moving to the second area of concern (the Wood Lane access and fears that road safety will be compromised close to existing schools) the Transport Assessment has considered the Personal Injury Accident data for the most recent 3 year period between 1st January 2007 and 31st July 2010.

A total of 7 accidents occurred in the study area, of which 6 were slight in severity and 1 was fatal.

The fatal injury accident occurred on Deer Park Road, approximately 50 metres from the junction with Wood Lane. The accident involved the loss of control of a vehicle, which then collided with a pedestrian waiting at a bus stop.

Two of the 6 slight injury accidents involved school children. One of these accidents occurred at the junction of Wood Lane with Deer Park Road, when a 7 year old pedestrian ran out from between parked cars and was struck by a vehicle travelling along Wood Lane. The other accident involved a pedestrian occurred at the junction of Wood Lane with Stannington Road when a vehicle travelling along Stannington Road struck a 12-year old boy who ran into the carriageway.

As part of the package of measures implemented to enhance pedestrian safety associated with the Forge Valley Community School, a zebra crossing has now been provided at the junction of Wood Lane with Stannington Road, to help pedestrians cross Stannington Road.

A further two of the 6 slight injury accidents involved pedal cycles, both being ridden by school children. One of the accidents involved a pedal cycle emerging into Wood Lane being hit by a vehicle travelling along Wood Lane. The other involved a loss of control of the pedal cycle, which collided with an oncoming vehicle travelling along Wood Lane.

As part of the package of measures implemented/programmed to enhance pedal cycle safety associated with Forge Valley Community School, upon demolition of the old school buildings and provision of the landscaping and cycle parking to the

105 front, the SCC Bike-It officer will be working with the school to raise awareness, forming a Bike-It breakfast club, offering training and delivering presentations to the school assembly. The Head Teacher is keen to promote cycling and weave it into the curriculum.

Wood Lane itself has been traffic calmed. Vehicle speed measurements along Wood Lane indicate 85th %ile speeds of 29.8 mph eastbound and 31.6 mph westbound.

Sight lines and junction geometry for the development will all accord with the appropriate standards. Wood Lane and Stannington Road have already been traffic calmed. Forge Valley Community School has implemented a raft of measures aimed at helping students negotiate their route to school safely. The vehicle trips generated by the development are not at a level of magnitude so as to suggest users of the local highway network will be unduly disadvantaged. Consequently, it would be difficult to substantiate a road safety based reason for recommending that the application be refused.

Finally, the site is located within 500 metres walking distance of play areas, a local church, public houses, and existing shops, including Stannington Post Office, convenience stores/newsagents, fast-food takeaways and hairdressers. Bus service numbers 11, 11A, 12, 61-62, SL2 and 267 all pass within 400 metres of the site, at relatively high frequencies, though less so on Sunday. A residential Travel Plan will be operated. For the first three years of occupation of the site, all new residents would receive a ‘Welcome Travel Pack’ containing information on local walking and cycling routes, public transport service information and a voucher for up to three months of free public transport travel in Sheffield (Travel Master tickets). The Travel Plan would set targets for reducing the number of vehicular trips over a set period of time. It is proposed that a bond of £7,500 be set aside for the highway Authority to spend on sustainable travel measures/initiatives if the targets are not achieved.

In light of the above, subject to the imposition of conditions, there are no highways based objections to the granting of planning permission.

Demolition of Existing College Buildings

It is considered that the existing college buildings are of little architectural merit, and harm rather than preserve the character and appearance of the area and Green Belt. The proposal to demolish the buildings as part of the redevelopment of the site is therefore welcomed.

Design and Layout

The applicant has reserved appearance, layout and scale for future consideration. The level of detail that has been submitted with regard to these matters therefore is significantly less than if the application was made in full. Nevertheless, the applicant has supported the application with an indicative layout plan and cross section drawings to help illustrate how the site could be developed. This indicative plan shows the erection of 71 units with the range of accommodation including 2-

106 storey, 2 ½ storey and 3 storey detached and semi-detached houses. It should be made clear that if Members were minded to approve the scheme, both this illustrative plan and cross section drawings would not form part of the planning approval. The Council would not therefore be bound by either the number or size of the units shown on these plans at Reserved Matters stage.

That said, it is still important at outline stage to ensure that the proposed access road through the site, which is not reserved can achieve a successful scheme that would not be at odds with the site’s Green Belt setting. In officers’ opinion, the proposed number of units does not achieve an acceptable layout. It is considered that there are 3-4 too many units proposed for the site, which causes difficulties in terms of accommodating parking and the quality of the street. By losing some of the units, it would be possible to get back-to-back gardens, an improved building line and decent plot boundaries. The parking court serving units 41-47 is of particular concern with officers considering that a total re-think of this area is needed.

Despite these concerns, officers remain satisfied that a successful housing scheme is achievable that would both respect the open character of the Green Belt and sit comfortably within the site context. It is considered that the design and number of the units can be suitably controlled at Reserved Matters Stage that would achieve a very high quality design and layout that would enhance the character and appearance of the area.

The applicant has stated that they would accept conditions restricting the number of units that the site can accommodate to 71 and have an upper height limit, restricted to 11m to ridge. However, this is not considered appropriate given the lack of information provided to demonstrate whether either is suitable. As detailed above, it is considered that a fewer number of units would achieve a much improved layout while a 11m ridge height effectively amounts to 3 ½ storey properties that may have an imposing appearance on the 2 storey properties along Wood Lane. It is important nevertheless for the Local Planning Authority to set a parameter for the upper and lower limits of the height of the proposed houses as part of this outline application. A condition is therefore attached that limits the number of 3 and 2 ½ storey houses and the upper height limits of the houses.

As detailed in the introduction section of this report, a condition has been attached that could require a number of the plot layouts to be reworked at the reserved matters stage. The condition is worded to allow those elements of the scheme to be reworked to achieve a better quality scheme. The aim of the condition is to allow greater flexibility at reserved matters stage to enable the developer to draw up a revised scheme within the parameters of Condition 45 (Limitations on combined footprint) without restricting the exact numbers that the site can accommodate under this outline application.

Residential Amenity Issues

The supporting layout of the houses, although indicative shows that the future occupants of the dwellinghouses would be afforded with a high level of amenity. The houses have been laid out to satisfy the criteria set out in SPG ‘Designing

107 House Extensions, with a minimum separation distance of 21m between facing main windows and 12m from main windows and side gable walls. The size of the gardens would all exceed 50 square metres, many far exceeding this amount. It is not considered that the development of the site for housing would adversely affect the residential amenity of properties opposite the site on Wood Lane. The indicative drawing shows that these would be in excess of 21m from the nearest house. Any affect on these properties’ residential amenity in terms of outlook, privacy and light would be minimal.

Access Issues

Policy H7 of the UDP states that in all new or refurbished housing the provision of a proportion of mobility housing to meet local need will be encouraged except where the physical characteristics of a site make it impractical. The UDP defines a proportion to be a minimum of 25% of the units. It is recommended that conditions be attached to any grant of planning hat seeks that a minimum of 25% of the units meet full mobility standards to ensure compliance with Policy H7 and that full details be provided under a reserved matters application that secures acceptable and inclusive access throughout the site.

Landscaping Issues

Landscaping has been reserved for future consideration. It is considered inappropriate at this time therefore to require the applicant to provide a comprehensive landscaping scheme for the site. Officers remain satisfied that the proposed road network layout (not reserved) would allow for a high quality landscaping scheme to be achieved. In particular, the wide avenue through the centre of the site (between the two plateaus) offers opportunity to create an attractive vista through to the rear of the site to the positive benefit of the Green Belt and Loxley Valley. Also, the indicative plan shows the mature elm tree that stands adjacent to Wood Lane would be retained as part of the site’s redevelopment.

A condition should be attached that seeks full details of the proposed hard and soft landscaping details.

Affordable Housing

A contribution towards affordable housing is required for this scheme under Core Strategy Policy CS40 where practicable and financially viable; and should be a condition of any permission granted for this proposal at outline stage. This condition would require the developer to enter into a legal agreement to secure the provision of affordable housing as part of the development. The full target level of affordable housing provision (30 - 40%) is calculated using guidance set out in Appendix 2 of the Affordable Housing Interim Planning Guidance (2009) and would be calculated at the reserved matters stage.

This policy as Members will note is more flexible than its predecessor (Policy H4) in its terms and now gives developers the opportunity to demonstrate viability of their schemes with regard affordable housing provision. In other words, whereas

108 Policy H4 offered no opportunity for developers to demonstrate the financial viability of a scheme, Policy CS40 allows for this in order to either reduce or forego providing affordable housing to enable an acceptable return on their investment. Where the full target cannot be met for reasons of financial viability, this will require the applicant to submit a full viability appraisal to the District Valuer’s Office (DVO) for evaluation. This will include the DVO looking at whether proposed costs and values are within reasonable parameters for the type of development, and ultimately what level of affordable housing would be financially viable on the site.

Sustainability Issues

Policies CS64 and CS65 of the Core Strategy require all new developments of 5 dwellings or over including apartments to achieve Code for Sustainable Homes Level 3 and, unless this can be shown not to be feasible and viable, provide a minimum of 10% of their predicted energy needs from renewable or low carbon energy. Although the Environmental Performance Statement accompanying the application sets out a number of proposed measures to improve the environmental sustainability of the scheme, conditions would secure these policy requirements and should be attached to any grant of planning.

Open Space Issues

Since the development proposal is for more than 5 residential units, it should be assessed against the criteria set out in UDP Policy H16, and the Supplementary Planning Guidance ‘Open Space Provision in New Housing Development’.

An assessment of open space provision has been carried out. The catchment area is well below the minimum guideline requirement for both informal and formal open space. The overall provision is 2.59 hectares per thousand population, well below the minimum guideline of 7.02 hectares per thousand population. The applicants will therefore be expected, should planning permission be granted, to enter into a legal agreement to make a contribution to the provision or improvement of recreation space in the catchment area.

Any legal agreement would also need to address the provision of the pitches on the lower part of the site and how these would be operated, managed and maintained.

This contribution would be met through a planning obligation between the Council and the developer. At Section B5 of Circular 05/2005, it details that planning obligations must meet five tests. They must be i) relevant to planning, ii) necessary to make the proposed development acceptable in planning terms, iii) directly related to the proposed development, iv) fairly and reasonably related in scale and kind to the proposed development and v) reasonable in all other respects. With regard to this application, officers are satisfied that seeking a financial contribution that would go towards the provision of open space in the catchment of the site would satisfy the five tests set out in the Circular. As set out above, an assessment of local provision has shown that there is a quantitative shortage of both informal and formal space open space in the catchment area of the site. It is accepted that increases in a local population as a result of new

109 housing puts pressures on the use of open space and recreational facilities in the area as set out in Policy H16. As the development would provide approximately 70 housing units in the area, it is considered both reasonable and necessary to secure a financial contribution to meet the recreational and open space deficiencies in the area. The amount to be secured is also considered commensurate to the scale of the development.

Replacing Existing Pitches

The site forms part of, or constitutes a playing field as defined in Article 16(1) the Town and Country Planning (Development Management Procedure) (England) Order 2010. On this, it has been calculated that around 3.4 hectares of the site was previously used as playing pitches associated with the College.

Core Strategy Policy CS47 requires the existing playing fields being developed to be replaced and enhanced and therefore replacement playing fields should be secured by condition. The application proposes replacing the playing pitches but there is no maintenance package proposed with the application. However during negotiations, the applicant has agreed to a condition requiring a maintenance package prior to commencement, which satisfies officers’ reservations regarding the provision and management of new pitches. It is considered therefore that the proposal complies with Core Strategy Policy CS47 in principle subject to a condition requiring an agreed maintenance package for the sports pitches and amenity open spaces within the layout to the satisfaction of the Local Planning Authority.

Sport England has commented that they have no objection to the proposed development. Given the support for the proposal from the National Governing Bodies (RFU and FA) and the intention to provide compensatory provision for the loss of playing field to residential use, Sport England is satisfied the proposal can meet one of the exceptions (E4) to the policy.

Land Quality Issues

The application includes ‘Consolidated Geo-Environmental Investigation Report’ by Opus (UK); ref J-D0434_R1_NLH (01/03/2011). This report summarises ground investigations undertaken by Joynes Pike Assoc. (JPA) in 2004.

As the development outlined includes residential use with private gardens, it is important that any ground contamination and/or ground gases present are adequately characterised, and any remediation required is undertaken and validated according to an agreed methodology.

The Opus report concludes that the JPA investigations presented are not sufficient for the above purpose. This is due to the omission of tests for certain suites of contaminants, inadequate sample points, inadequate gas sampling, the lack of sampling in the area of the boiler room, etc. The Opus report recommends that further testing is undertaken to complete the characterisation of the site.

110 The Opus report is considered to be acceptable within the bounds of its scope. However, it is clear that further intrusive investigations are required, both to characterise areas currently inaccessible due to buildings, and to fill the gaps left by the 2004 investigations. It is recommended therefore that the usual suite of ground contamination conditions be attached to any planning approval to ensure that subsequent reporting is complete and to current standards.

Noise Issues

The supporting Opus report examines the potential for road traffic noise. However, there is no assessment of the potential for noise from the adjacent retained buildings, such as external plant noise or noise from the recreational areas or car parks. Although the mitigation measures recommended make reference to specific plots, it is important that acceptable internal noise levels are achieved in all habitable rooms. This can be secured by condition.

Drainage Issues

Yorkshire Water has suggested a number of conditions be attached should planning permission be granted. These include a condition that restricts any building or obstruction encroaching within 3m either side of a small diameter live water main that crosses the site.

Flood Risk Issues

The Environment Agency raise no objection to the application subject to the imposition of a condition. They state that since the proposed development is over 1 hectare, it will only be acceptable if the measure(s) detailed in the supporting Flood Risk Assessment are implemented and secured by way of a planning condition.

Education provision

Officers have been advised that a contribution towards education provision will not be required.

Public Art

Policy BE12 of the UDP encourages the provision of public art in places which can be readily seen by the public as an integral part of the design of major development schemes. It is considered appropriate that there should be on site provision as a part of any final scheme for the Loxley College site. This can be secured by condition.

Other Issues

In the interest of protecting the openness of the Green Belt, it is recommended that the properties’ ‘Permitted development’ rights be removed.

PROCEDURAL MATTERS

111 The application has been advertised as a departure from the Development Plan as the development involves the erection of houses in the Green Belt. Should Members be minded to grant planning permission, the application will have to be referred to the Secretary of State. The SOS has the power to call the application in for his own determination, issue a holding direction to allow for further consideration of the application or agree to allow the LPA to determine the application in accordance with the recommendations of the Area Board.

HEADS OF TERMS

An agreement to enter into for the developer to secure the provision or improvement of recreation space in the catchment area of the site.

An agreement to enter into for the developer to secure the provision of affordable housing as part of the development, unless it can be demonstrated that affordable housing would be unviable.

SUMMARY AND RECOMMENDATION

The application site relates to the site of Loxley College. The college is made up of the former Loxley College buildings, car parking areas, hard playing courts and playing pitches. The existing collection of redundant college buildings, most of which derelict are considered to significantly detract upon the open character and appearance of the Green Belt. The applicant is seeking to demolish the existing college buildings and develop the upper part of the site for housing with the lower part on the site laid out for open space and sports pitch provision.

The application has been submitted in outline with only access under consideration. Appearance, landscaping, layout and scale are all reserved. In officers’ opinion, it is considered that the proposal represents an appropriate development within the Green Belt and is in general accordance with national policy guidance contained in PPG2 Annex C. Although the supporting indicative plans indicate the construction of 71 units, the appearance, landscaping, layout and scale all reserved for future consideration and only provide an illustration to how the site could be developed. They would not form part of the approved scheme if planning permission is granted with approval restricted solely to means of access. Officers remain concerned that the number of units shown on the indicative plan remains a little high but are satisfied that an appropriate scheme can be achieved off the proposed internal access road without compromising either the open character of the Green Belt or surrounding area.

It has been demonstrated within this report that the proposed development for housing would not prejudice highway safety or result in any significant problems on the local highway network. With careful control of the siting and layout of the units at Reserved Matters stage, it is considered that the development would represent an appropriate form of development that would make a positive contribution to the area and improve the open character of the Green Belt.

For the reasons outlined within the report it is considered that the development is acceptable and would be in general accordance with Annex C of PPG2. For these

112 reasons, it is recommended that the application be referred to the Secretary of State with a recommendation to grant consent as a departure from the Development Plan.

113