Planning Apps

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE AND EAST DATE 08/12/2003 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN 2 Application No. Location Page No.

03/01123/CHU Land At Junction Road And Station Road Woodhouse Sheffield 5

03/01157/FUL Land At Station Road Woodhouse Sheffield 13

02/00810/FUL Devonshire Street Sheffield 41

02/00812/ADV Devonshire Street Sheffield 46

02/00815/LBC Devonshire Street Sheffield 48

03/01901/CAC Land At Kelham Island, Corporation Street And Alma Street Sheffield S3 8SA 50

03/02158/FUL Land And Buildings At Riverside Exchange, Bridge Street And Millsands Sheffield 52

03/02213/FUL Land At Kelham Island, Corporation Street And Alma Street Sheffield S3 8SA 56

03/02506/FUL Cathedral Church Of St. Peter & St. Paul Church Street Sheffield S1 1HA 71

03/03464/FUL Railway Station Sheaf Street Sheffield S1 2BP 78

03/03623/HOARD 43 Attercliffe Common Sheffield S9 2AE 84

03/03647/LBC Railway Station Sheaf Street Sheffield S1 2BP 88

03/03750/FUL Site Of St Oswalds Primary School Southend Road Sheffield 90

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 08/12/2003

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 03/01123/CHU

Application Type a Planning Application for Change of Use

Proposal Use of land as open space, construction of bowling green, multi-purpose games area, enhancements to football pitches, landscaping and levelling works

Location Land At Junction Road And Station Road Woodhouse Sheffield

Date Received 02/04/2003

Team CITY CENTRE AND EAST

Applicant/Agent Hulme Upright Manning

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 Prior to the development of the bowling green, a detailed layout plan including cross sections, and a detailed specification for its construction (in compliance with Sport England or the English Bowls Association guidance) shall have been submitted to and approved by the Local Planning Authority. The specification shall include ancillary landscaping, links to adjacent footpaths and the development shall be carried out in accordance with the approved specification.

5 In the interests of ensuring the design of the bowling green is to a satisfactory standard and in the interests of the amenities of the locality.

3 Prior to the construction of the bowling green commencing, details of the design of the car park area, including access control measures, and ancillary landscaping shall have been submitted to and approved by the Local Planning Authority. The car park shall be constructed in accordance with the approved details prior to the bowling green being operational.

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

4 Prior to construction of the bowling green commencing, details of the design and location of the storage/changing facility to serve the bowling green and adjacent enhanced football pitches shall have been submitted to and approved by the Local Planning Authority. The approved facility shall be constructed prior to the bowling green being operational.

In the interests of the amenities of the locality.

5 Prior to construction of the multi-use games area commencing, a detailed layout plan, sections and a detailed specification for its construction (in compliance with Sport England guidance) shall have been submitted to and approved by the Local Planning Authority. The detailed specification shall include footpath links to adjacent footpaths, and the games area shall be constructed in accordance with the approved details.

In the interests of ensuring that the design of the multi-use games area is to a satisfactory standard and in the interests of the amenities of the locality.

6 Prior to any works commencing on the improved football pitches, full details, specifications and future maintenance of the improved pitches (to meet the 'Performance Quality Standard') shall have been submitted to and approved by the Local Planning Authority. The pitch improvements shall then be carried out in accordance with the agreed specification.

In the interests of ensuring that the pitches are improved to a satisfactory standard and in the interests of the amenities of the locality.

7 Before work commences on the new area of open space, the following shall have been submitted to and approved by the Local Planning Authority:- (1) details of the levelling works, including sections in order to create a level area on the northern part of the site, suitable for an 11-

6 a-side junior football pitch; (2) a survey to establish the historic and ecological value of the edge which separates the site from the remainder of the open space; (3) full details of landscaping works to create a usable open space area including wildflower grass seeding, amenity grass seeding, tree and shrub planting, seating, and works to open up the hedge into the adjacent open space.

In the interests of ensuring that a usable area of open space is created and in the interests of the amenities of the locality.

8 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 to the satisfaction of the Local Planning Authority by the end of the first planting season following the completion of the development and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

9 The development shall not be begun, until improvements to the car park access from Station Road have either:- (a) been carried out; or, (b) arrangements have been entered into which will ensure they are carried out before the car park is brought into use.

In the interests of traffic and pedestrian safety.

10 Prior to works starting on site, details of all new fencing and gates shall have been submitted to and approved by the Local Planning Authority.

In the interests of the amenities of the locality.

Developers attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:Assistant Head of HighwaysDevelopment ServicesHowden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.

7 threshold levels and the obtaining of all necessary consents relating to the public highway.

3. The applicant is advised that a number of public footpaths/rights of way cross this site which may be affected these proposals. The developer will need to arrange for the diverson/closure of these paths where they are directly affected. Please contact Mick Hanson, Tel No: 0114 2736117, to discuss the implications of these proposals in more detail.

8 Site Location

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LOCATION AND PROPOSAL

The application site consists of open space adjoining Brunswick School and Junction Road, Woodhouse. It also includes a field currently used for agriculture to the east of Brunswick School.

The scheme is for sports facilities and open space to replace that being lost by a proposal to develop a retirement village on the playing field adjoining Woodhouse Grammar School (Application No. 03/01157/FUL also on this agenda).

The proposal consists of a new bowling green, changing/storage facilities, landscaping and 12 space car park with 12 overflow spaces on land adjoining Station Road and Brunswick School. The bowling green will be designed to meet Sport England standards.

A new multi purpose games area will be constructed consisting of a tarmac area approximately 40 metres x 40 metres surrounded by ball stop fencing. The playing area will be large enough for 2 tennis or 2 x 5-a-side pitches, it will also be suitable for basketball and netball. No floodlights are proposed. The games area will be sited on land to the west of Brunswick School and can be used by the school and the public.

9 Improvements to existing pitches to the south west of Brunswick School are proposed. The pitches will be enhanced to create high quality playing surfaces by levelling works, drainage, improvements to the sub-surface and re-seeding. There is currently one pitch laid out and the works will allow the laying out of an additional pitch to create 2 x 11-a-side junior pitches.

Improvements are also proposed to 2 mini 6-a-side pitches adjoining Junction Road. The works will be similar to those listed above.

A new area of open space will be created on the agricultural land to the east of Brunswick School. This will consist of opening out hedges to integrate the field more successfully with the existing open space, landscaping the site with wildflowers and amenity grass seeding and tree and shrub planting, some seating will also be provided. The north eastern part of the site will be levelled as well as landscaped so that it can be laid out as an 11-a-side junior pitch if demand increases in the future.

PLANNING HISTORY

None relevant

REPRESENTATIONS

7 letters of objection were received in response to consultation on the initial proposals. The original scheme proposed a bowling green and multi-purpose play area in a similar position to the current scheme. It also proposed 2 adult pitches on the site of existing junior pitches adjoining Junction Road along with 2 further pitches to the south of these, which affected trees and a stream. A cricket pitch was also proposed to the south east of Brunswick School. This scheme has now been revised as described above.

The comments on the original scheme are as follows:

- pitches are too close to gardens and the pitches adjoining Junction Road should remain as junior pitches to prevent nuisance due to balls straying into gardens and bad language and loss of privacy - there is no demand for a cricket pitch in Woodhouse and the proposed pitch is not large enough - there are parking and congestion problems associated with the existing 2 pitches adjoining Junction Road. Parking takes place on the narrow Junction Road and on the open space, which churns it up. The extra pitches will worsen these problems particularly when added to the extra parking associated with the retirement village. There will also be additional fumes and noise from engines. Parking and toilets should be provided on vacant land adjoining Junction Road and Furnace Lane.

The new pitches will affect an established stream and trees and consequently there will be a loss of wildlife and habitat. The new pitches are also located on steeply sloping agricultural land which is poorly drained.

10 Neighbours, the school and the sports clubs were re-notified of the amended proposals. One letter of objection was received the new points raised are:

- the new footpath close to the school will affect the safety and security of children – this is not part of the current proposals - access to the car park should be from the track adjacent to the Police Station so that there is no conflict with pedestrians leaving the school - lack of parking for visiting teams and organised sports events - proposals should be included to prevent motor cycle access - toilet facilities should be provided

One letter was also received in support of the scheme.

PLANNING ASSESSMENT

Policy Issues

The new or improved sports facilities all lie within an Open Space Policy Area. Unitary Development Plan policies support proposals to provide a wider range of outdoor recreation and sports facilities. The new area of open space is on a proposed housing site. Open space is one of the permitted uses, the suitability of the site’s allocation for housing will be reviewed as part of the review of the Development Plan and in the light of new policy guidance.

Recreation Impact

The open space adjoining Brunswick School and Junction Road largely consists of amenity grassland with football pitches, tree planting and hedges. Footpaths run through the open space into the countryside beyond. As well as being used by the public the land near Brunswick School is also used for sport and recreation in connection with the school.

The new and improved sports facilities will enhance the recreational value of the open space by catering for a wider range of sporting activities on the site, in particular the bowling green and multi-purpose play area. These will be sited on amenity grassland next to the school and Station Road and the play area will be available for use by the school. The improvements to the quality of the pitches will allow them to be used more intensively. There is a need for additional junior pitches in the locality and the availability of a group of better quality pitches will help encourage the long term development of football in the area.

The additional area of new open space will provide an additional area for informal recreation which will enhance the overall recreational value of the open space and compensate for the area which is being developed for the bowling green and multi-games area.

11 Amenity Impact

The pitches adjoining Junction Road will remain as junior pitches and therefore there should be no significant amenity impact on the residents of June Road.

The bowling green will have a single storey changing/storage building. Whilst the design has not been developed, it is likely to be functional as it will need to withstand vandalism. However, there is no reason why a visually acceptable design cannot be achieved in conjunction with appropriate landscaping. The multi-purpose play area is situated approximately 25 metres from the gable wall of the nearest house. Sport England guidance suggests that even with floodlights (which will not be provided on this site) multi-purpose play areas can be located between 12 and 30 metres from housing. The proposal is at the upper end of this range and Recreation Officers have advised that at this distance there should be no significant amenity impact.

There will be some visual impact from the tarmac multi-purpose play area. However, these facilities are frequently found in parks and the proposed site does not have a high landscape value.

Landscape Ecological Impact

The multi-purpose play area and pitches will not affect any trees, shrubs or streams. The bowling green and associated car park will affect a few young trees and perhaps some shrubs on the Station Road frontage. However, these are not of high amenity or ecological value and any harm will be compensated for by new planting.

The new area of open space is surrounded by hedges. In order to integrate this space more successfully with the existing open space, additional openings will need to be created. A survey is to be carried out to assess the ecological and historic value of the hedge so that this can inform any proposed works. Wildflower meadow planting and additional tree and shrub planting will be undertaken which will enhance the landscape and wildlife value of the site.

Access Issues

No new pitches will be created next to Junction Road although the improvements will allow them to be used more frequently. It is likely therefore that the parking problems raised by residents will occur more frequently. However, the works to enhance the existing pitches do not require planning permission. Given this and the fact that junction improvements being carried out by the retirement village will significantly improve safety at the Furnace Lane/Junction Road junction, it is considered unreasonable to require the construction of a car park.

A new 12 space car park with provision for 12 overspill spaces will be provided next to the bowling green. This will meet the needs of the bowling

12 green and will also provide parking for the enhanced football pitches adjoining the school.

SUMMARY AND RECOMMENDATION

The proposed new and improved sports facilities and new open space will enhance the recreational value of the existing open space. There should be no significant amenity or traffic impacts. It is therefore recommended that planning consent is granted.

Case Number 03/01157/FUL

Application Type a Full Planning Application

Proposal Construction of a retirement village for elderly persons consisting of 209 flats, 9 bungalows and communal facilities including hall, restaurant, bar, shop, fitness and health facilities, hairdressers and craft facilities

Location Land At Station Road Woodhouse Sheffield

Date Received 02/04/2003

Team CITY CENTRE AND EAST

Applicant/Agent Hulme Upright Manning

Recommendation Grant Conditionally Subject to S of S

Subject to:

1 The development shall not be begun until the replacement sports facilities and open space as listed below have either:- (a) been provided; or, (b) arrangements are in place which will ensure that they are provided in accordance with the timescales set out below.Replacement Sports and Open Space Facilities1. A replacement bowling green as shown on Plan 101 (unless an alternative site in the Woodhouse Area is otherwise agreed in writing by the Local Planning Authority). The bowling green to be designed and constructed in compliance with Sport England or the English Bowls Association guidance. The bowling green to include a shelter/changing facility, (suitable for joint use by the bowling club and football team), car parking for a least 12 cars and ancillary landscaping. Construction to commence within 2 months of the commencement of development and to be completed and operational within 2 years unless other authorised

13 in writing by the Local Planning Authority.2. A multi-purpose games area as shown on Plan 101. The design and construction to be in compliance with Sport England guidance. Construction to commence within 2 months of the commencement of development and completed and operational within 12 months unless otherwise authorised in writing by the Local Planning Authority.3.Improvements to pitches as shown on Plan 101. The improvements to meet the Performance Quality Standard". The works to commence within 2 months of the commencement of development and to be completed and operational within 6 months unless otherwise authorised in writing by the Local Planning Authority.4. The creation of new open space as shown on Plan 101. The open space to be improved by seeding as wildflower grassland, additional tree planting, seating and alterations to hedges to create improved linkages with the existing open space. Levelling works to be carried out to the northern part of the site to create an area suitable for a formal 11-a-side junior football pitch.

To ensure that adequate replacement sports and open space facilities are provided within the acceptable timescale and in order to comply with UDP Policy LR7.

2 The development shall not begin until the highway improvement works listed below have either:- (a) been carried out; or, (b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvements will be carried out before the development is brought into use. Highway Improvements:- (1) Improvements to the junction of Furnace Lane/Station Road with Junction Road which will also include improvements to the adjacent bus stop facilities.

In the interests of traffic safety.

3 The development shall not be begun until a scheme is submitted to and approved by the Local Planning Authority for monitoring the effect of the development on TV/radio reception to adjoining houses. The scheme shall include arrangements for carrying out remedial works to remedy any problems identified through the monitoring.

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

4 The building shall not be used unless all redundant access(es) have been permanently stopped up and reinstated to footway, and the 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.

5 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local

14 Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

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

6 There shall be no gates or barriers erected at the means of access to the site.

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

7 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 properly maintained.

In the interests of traffic safety.

8 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 by the Local Planning Authority.

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

9 The development shall not be begun until the basal growth to the highway trees opposite 79-83 Station Road has either:- (a) been removed; or, (b) arrangements are entered into to ensure it is removed before the site access is brought into use.

In the interests of traffic safety.

10 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 to the satisfaction of the Local Planning Authority by the end of the first planting season following the occupation of the building and thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

11 Before any work on site is commenced, full details of the measures to be taken to protect the existing trees and hedges within and/or

15 adjoining the site of the development during construction shall be submitted to and approved by the Local Planning Authority. These measures should 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.

12 Before any development commences full details of remedial works to the trees to be retained shall be submitted to and approved by the Local Planning Authority. The approved works shall be carried out before the buildings are occupied.

In the interests of the amenities of the locality.

13 Before any development commences a detailed submission including sections and details of levels, working methods and tree protection measures shall be submitted for any areas where level changes, changes in surfacing or ground works are proposed under the canopies of the trees shown as being retained on the approved drawings. The work shall be carried out in accordance with the approved details.

In the interests of the amenities of the locality.

14 The hard surfacing works under the canopies of trees T9 and T23 are not approved as part of this consent.

In the interests of the amenities of the locality.

15 The two retaining structures adjoining the access road and adjacent to Nos. 33-37 Hannah Road and Nos. 45-49 Hannah Road are not approved as part of this consent. Revised details of reinforced vertical faced walls shall be submitted to and approved by the Local Planning Authority before any development commences.

In order to allow the retention of the adjacent trees.

16 Tree T25 shall be replaced by a minimum extra heavy standard, details of which shall be submitted to the Local Planning Authority as part of the landscape scheme for the site.

In the interests of the amenities of the locality.

17 Before the development is commenced, full details of the proposed facing materials shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

16 18 Before the development is brought into use details of the following matters shall be submitted to and approved by the Local Planning Authority:- (1) The design and height of boundary walls/railings, fences including details of boundary fencing where the development abuts adjacent residential properties; (2) A proposal for incorporating public art into the design of the scheme; (3) Proposals for incorporating stained glass from the former grammar school in the design of the building; (4) Proposals for utilising existing stone within boundary walls and buildings; (5) Details of external lighting and security cameras; (6) Landscaping proposals for the site of the reinstated vehicular crossing to Station Road.

In the interests of the amenities of the locality.

19 Prior to works starting on site details of boundary treatment adjacent to the public footpath connecting Junction Road with Hannah Road shall have been submitted to and approved by the Local Planning Authority. Any boundary treatment shall be set back at least 1m.

In the interests of pedestrian safety.

20 No demolition shall take place during the bird breeding season unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

21 Before the buildings are occupied, a scheme for creating Swift boxes and other features to encourage Swifts to occupy the site in accordance with the details submitted as part of the bat survey, shall be submitted and approved by the Local Planning Authority. The approved details shall be implemented before the buildings are occupied.

In the interests of the amenities of the locality.

22 Before the use of the village hall commences a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall:- (a) be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey; (b) be capable of restricting noise breakout from the village hall to the street to levels not exceeding:- (i) the background noise levels by more than 3dBA when measured as a 15 minute LAeq; (ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq; (c) be capable of restricting noise breakout from the village hall to the flats above to levels complying with the following:- Bedrooms - Noise Rating Curve (NR25) (2300 to 0700 hours), Living Rooms - Noise Rating Curve (NR35) (0700 to 2300 hours).

In the interests of the amenities of the locality.

17 23 No deliveries to the building shall be carried out between the hours of 1800 and 0800 hours any day of the week.

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

24 The building shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

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

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

To ensure satisfactory drainage arrangements.

26 No development approved by the permission shall be commenced until a scheme for the provision and implementation of a surface water run- off limitation has been submitted to and approved by the Local Planning Authority. The scheme shall be implemented in accordance with the approved programmed details.

To ensure satisfactory drainage arrangements.

Developers attention is drawn to the following directives:

2. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (Tel: Sheffield (0114) 2736677) as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.

18 3. The applicant is advised that in view of the mining circumstances a prudent developer would seek appropriate technical advice.

Site Location

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LOCATION AND PROPOSAL

The application site is made up of two separate parts, the former Woodhouse Grammar School on the north eastern part of the site and the recreation ground on the south western part of the site. The former is occupied by a stone faced building the equivalent of 4 stories high which is currently used as a community centre. The rest of the land around the community centre is poorly maintained and has a run down appearance.

The recreation ground, which is over 50% of the total site area, contains an attractive and well-used bowling green, a reasonably level football pitch and some disused and derelict tennis courts. This part of the site contains a significant number of mature trees of high amenity value.

The site is surrounded by two storey housing on all sides except to the north east where there is unused land and the railway cutting. The lowest part of the site is adjacent to Junction Road it rises by 9 metres to the bowling green and falls by 3 metres to the south west corner.

19 It is proposed to erect a retirement village of 209 flats and 9 bungalows. This is partly a care home and partly housing, as some of the residents will not require any support. It will cater for residents of 55 years and above and will also include a restaurant, village hall, laundry facilities, hairdressers, shop, library, craft and woodwork facilities, fitness area, IT facilities and gardening area. These facilities will be available for public use by members of the local community who are aged 50 plus, have a relative living in the scheme or members of community groups that the applicant has agreed are appropriate to use the facilities.

All the accommodation comprises of fully self-contained one and two bedroom flats most of which are in three, four and five storey blocks. All the blocks are linked so that it is possible to travel from one end of the development to the other without going outside. The five-storey accommodation is located at the Junction Road end of the site with the three-storey accommodation located on the recreation ground. The bungalows are located at the south western end of the site. The building design is traditional, the elevations are mainly brickwork with stone and brick detailing, the roofs forms are pitched and faced with concrete tiles incorporating hips and gable features. Many of the mature trees and hedges on the recreation ground are to be retained.

The retirement village concept allows residents to enjoy their independence with their own flat but also allows for various degrees of care. This means that they can remain in the same accommodation, as their care needs change. Residents will be able to buy flats, or for those that cannot afford to buy, there will be the option of shard ownership where they can pay rent on up to 75% of the property. In addition to meeting the medical and care needs of residents there will be staff and facilities to encourage ‘well being’ and social and recreational activities in order to promote a healthy, active and happy old age.

Access to the site is from Station Road adjacent to the bowling green. A service road runs around the back of the development adjacent to the rear gardens of residential properties facing onto Hannah Road. The main entrance to the building is positioned to the rear of the site close to the rear gardens of the Hannah Road properties. Parking for 69 cars is provided adjacent to the service road and within a courtyard of 3-storey blocks. Due to the level changes across the site the access road is cut into the ground where the community centre site adjoins the recreation ground by up to 5m.

The applicant is proposing to replace the existing bowling green, on land next to Brunswick School, but an alternative site next to the Woodhouse Working Men’s club on Sheffield Road in west Woodhouse, is also being considered. A multi purpose games area adjacent to Brunswick School will replace the disused tennis courts; it will have a tarmac surface and will be suitable for basketball, netball, football and tennis. The existing junior 11 aside pitch will be compensated for by improving the drainage to 2 existing mini soccer pitches off Junction Road and improving the drainage to an 11 aside pitch by Brunswick School in an area which could accommodate a further 11 aside pitch, when properly drained. The informal open space is to be replaced by

20 improving a 3.2 hectare field that is currently farmed, it adjoins the east side of Brunswick School playing fields. Part of this land will be regraded to allow a possible further pitch to be created subject to demand.

RELEVANT PLANNING HISTORY

None relevant.

SUMMARY OF REPRESENTATIONS

Local residents living next to the site and the community groups using the former school building were consulted by individual letter. Site notices were displayed, the scheme was advertised in the press and the plans were displayed during an extended consultation period at Woodhouse Library. The applicants also organised an exhibition for several days at the Library immediately prior to the application being made valid. When amended proposals were submitted the neighbours and community groups were re- consulted and the amended plans displayed in the library. The observations received are summarised below.

Observations on the Original Scheme

69 individual letters of objection were received to the scheme including, Woodhouse and District Community Forum, The Wildlife Trusts, Sheffield and Rotherham, also 2 letters from Clive Betts MP raising a number of issues and concerns. 29 letters of support were also received; this was following the applicants writing to approximately 100 residents who had already registered their interest and support for the project. The chair of the Woodhouse Community Education Centre Users Group also wrote in favour of the scheme.

Generally those who are in favour of the scheme do not live directly next to the site whilst those who have objected to the scheme live in the houses surrounding the site. The second round of consultation resulted in 22 letters of objection including a lengthy statement on behalf of the Woodhouse Residents Action Group which quotes extensively from local and national planning policy relevant to the scheme. There were also 2 letters in favour of the scheme. The views received are summarised below.

Objections to the Original Scheme

Amenity Issues

- Tall buildings will result in loss of privacy (residents will be able to look into windows and over adjoining gardens), light and overshadowing. - Loss of a view/outlook across the playing fields. - Service road and parking to the rear of Hannah Road properties will result in noise, pollution and disamenity to garden areas. - Chiller plant, sub-station, air conditioning vent and refuse collection area is likely to cause disturbance to Station Road residents.

21 - Additional evening noise due to none residents visiting the bar and restaurant. - Area is subject to odours from Woodhouse Mill sewage works. - Bin storage close to Hannah Road will cause odours (since repositioned). - There is a basic human right to privacy in your own back garden.

Character/Appearance Issues

- 4/5 Storey blocks are out of character with the area and will dominate the surroundings, should be reduced to 2 storey on the bowling green. - The proposal is not in keeping with the existing character of the area and therefore is contrary to the Unitary Development Plan. - Existing school building should be reused it is an important part of the area’s character. - Design has not considered the site contours. - Buildings are too high and amount to one block 300m long, buildings will be overbearing and dominate the skyline. - Loss of trees including a rare old Walnut tree. - Development will change the character of the area to commercial. - Playing field is part of the village’s character and appeal.

Access Issues

- Insufficient car parking the demand for which will be increased by visitors who are allowed membership of the facilities. There is already an on street- parking problem in connection with the school, which will be worsened. - Increased traffic will result in increased accidents; children, the elderly and attendees at disability centre are particularly vulnerable. - Access point on the brow of a hill is dangerous. - Public transport access to Woodhouse Centre is poor. - Site is poorly located as its not near shops. Open Space/Recreation Issues

- Existing open space is valuable as it’s overlooked and safe, allows for play that cannot take place in gardens and well used by the local community not just those who look over the site. It is used for games, sport, play and exercising dogs. The replacement facilities are isolated and too far away, over 400m. People using the replacement open space will be at risk from off road bikers. - The park and recreation ground off Beaver Hill Road should be improved. - There are no large parks convenient to the site. - There is insufficient room for adult pitches on the land to the rear of June Road. Other pitches have been sited on wet areas. (These proposals have been amended so that existing pitches adjacent to Brunswick school are to be improved and existing mini 6 aside pitches to the rear of June Road are to be improved.) - Replacement recreation facilities should be built first, concern about timing and commitment to providing replacement facilities. - Flats should be built on the school site not open space. - Vandalism will increase when young people lose the playing field.

22 - Bowling green should be integrated into the site; it is one of the best in Sheffield. - Concern about the loss of the well used bowling green and football pitch and no timescale set for replacement. - Woodhouse bonfire and carnival would not be able to go ahead on Brunswick field if permission is granted. - Play is important to the health and well being of children. Planning Policy Guidance Note 17 states that sports and recreation facilities and open space should not be developed unless they are surplus to requirements and developers need to consult the local community to ensure that the proposals are widely supported. This proposal does not have widespread support. Areas of open space which are of value to the local community should be protected as should open space which is important for local amenity and offers recreational and play opportunities. Planning Policy Guidance Note 17 says that new facilities should be at least as accessible to current and potential new users, and at least equivalent in terms of size, usefulness, attractiveness and quality.

Alternative Sites

- Other sites have been rejected due to loss of open space and so should this site. - Village should be built at Beighton Road/Barley Fields, Skelton Lane and Spa Lane.

Ecology Issues

- Trees provide a home for protected bats. - Wildlife habitat will be lost. - Site has low ecological value but has the potential to become an important wildlife habitat. Community Facilities

- Delay in providing replacement community facilities will lead to groups breaking up. - Costs of building a new centre will be more than refurbishing the existing one. The existing grammar school should be retained for community facilities with low rise housing around. - Council has allowed community centre to become run down as a means of justifying redevelopment. - Relocating community groups does not make community facilities accessible to local people. - Concerns about the Council’s lack of commitment to replace the community centre as required by UDP policy. It is essential that the new centre should offer facilities for full pre-school activities, adult learning groups, dancing, pensioners groups, badminton, boxing, bowling green and youth club.

23 Other Issues

- Undesirable elements may be housed in the scheme as demand for unit’s changes. - No need for another public house. - Elderly people should be integrated into the community rather than housed in an isolated facility. Flats are inappropriate if the lift breaks down. - Loss of property value. (This is not a planning issue.) - Safety risk to children when the site is being developed. - High rise buildings and communal facilities will become a focus for crime and anti-social behaviour for the local youth. - Neighbours security will be worsened. - Noise and pollution during construction. - Concern about impact on TV reception. - Development will restrict access from rear gardens onto playing field. - Lack of consultation about the scheme. - Large influx of elderly people will put a strain on medical and care facilities. - Site of bungalows floods in heavy rain. - Concerns that the retirement village concept will not stand the test of time.

Objections to the amended scheme

Many of the objectors stated that the amended scheme does not resolve their original objection. The following lists only new issues which have been raised.

- Moving buildings closer to Station Road increases the impact. - Extra access points to cross will discourage children walking to school. - Parked cars will obscure view from egress point, difficulties for emergency access with only one point of access. - The transport assessment compares traffic from the development with traffic from a school, which is inappropriate. The traffic assessment should consider a worst-case scenario during the construction period. The traffic assessment uses information from a site in Stoke, which is not comparable. - The applicants cannot enforce that deliveries are only made in small vehicles. 81 parking spaces should be provided on a pro-rata comparison with the Stoke site. - Reduced parking in amended scheme will result in additional parking on the surrounding roads. - Additional traffic associated with the village will make bus manoeuvring at the terminus hazardous. - Residents' visits to hospital will increase traffic on already busy roads. - Playing field was bequeathed to the Council for recreational purposes. - Footpath linking to Junction Road will be a meeting place for local youths and result in noise and nuisance. - Will be no regeneration benefits due to self-contained facilities. - Jobs will be low paid and taken by people from outside the area. - The self contained facilities will mean that the development will not benefit local services and facilities. - Light pollution from development and loss of privacy due to CCTV coverage.

24 - Community facilities in retirement village are not adequate as they are only open to over 55’s. - Increased noise due from TVs and music associated with 200 flats. - Distance to local hospitals is too great. - Necessary upgrading of sewers will cause road traffic delays. - Difficult to keep community groups going without a central meeting place, accommodation for the relocated red cross is not totally suitable. - The density of development is too high for the area. - The replacement sports facilities are not better quality than those being lost and the works to the pitches do not constitute improved facilities. - Excluding young people from village facilities will cause resentment. - There is nothing to prevent local people being excluded from the community facilities in the future. - Woodhouse Community Education Group Management Committee have objected to the amended scheme on the basis that inadequate equivalent community facilities have been provided and the proposal is therefore contrary to UDP policy.

Comments in Support of the Scheme

The applicant considers that there is a great degree of support for the proposal amongst the more than 1,200 people who attended the consultation day at Woodhouse library prior to the submission of the planning application.

Individual comments received in support of the scheme are as follows.

- The village will enable elderly people to live in a secure environment with peace of mind whilst remaining independent and thereby avoid moving into residential care. - The scheme will provide a high standard of facilities and overcomes difficulties with maintaining private properties and gardens. - The village will be an asset to the community and the city’s older people. - It will integrate well into the area and is ideally sited for public transport. - The existing grammar school is falling into neglect and the proposal will regenerate the site. - Many of the people writing in favour of the scheme expressed an interest in living in the development and have been impressed with a similar development that they visited in Warrington.

The Chair of Woodhouse Community Education Centre Users Group Management Committee and The Bowling Club have written in support of the scheme, subject to the adequacy of replacement community facilities and subject to details such as security of tenure, pricing structure, maintenance and control over decisions affecting usage of the green.

The applicant’s/Housing/Social Services have submitted a statement in support of the application which puts forward the following benefits of the scheme:

25 (i) The proposal will meet one of the key aims of the Older Peoples Housing Strategy by increasing housing capacity for older people, it will also enable the decommissioning of outmoded and outdated sheltered accommodation, thereby supporting the Sheltered Housing Strategy. (ii) The proposal will improve choice for elderly people and release family accommodation in the community. (iii) The retirement village will improve services for older people, reduce reliance on institutional care, promote the greater independence of older people, reduce the burden on existing carers, improve day care provision in the area and result in improved benefit take up. (iv) The local community will be able to access the facilities and this will help to increase integration. More educational and social opportunities will be available to residents of the village which has been shown to have health benefits. (v) The village will provide additional rehabilitation and treatment facilities, providing health care in the home promotes independence, increases well being and has health benefits which thereby reduces demands on the health service. (vi) 40-50 jobs will be created. (vii) The value of neighbouring property will be increased, (none planning issue). (viii) The village will improve the local environment and provide enhanced sport and recreational facilities. (ix) It will provide a focal point for the local community, result in increased spending in local shops and services and result in significant capital investment in the site.

PLANNING ASSESSMENT

Policy Issues

The north eastern part of the site coinciding with the community centre site (1.02 hectares) is in a Housing Policy Area in the Unitary Development Plan. Housing is the preferred use whilst residential institutions are acceptable subject to them not threatening the residential character of the area and being on a scale consistent with the residential character of the area. All new buildings in housing areas must be well designed and in scale and character with neighbouring buildings and must not deprive residents of light, privacy or suffer from unacceptable noise or other nuisance (Policy H14).

Redevelopment of the community centre is acceptable provided the loss is unavoidable and equivalent facilities would be provided in the same area, or the facilities are no longer required, (Policy CF2).

The 1.5 hectare recreation ground is in an open space policy area. Open space policies state that it will be protected from development if it makes a valuable contribution to the quality of life (Policy LR4) and if its development would harm the character of the area (Policy LR5). Policy LR7 rules out development of recreation space unless an equivalent replacement facility is provided elsewhere in the catchment area or exceptionally compensatory

26 upgrading of other recreational space within the catchment area takes place. Some open space would also need to be provided to meet the needs of the residents (Policy H16).

Policy BE5 states that new buildings should complement the scale, form and architectural style of surrounding buildings, design should be on a human scale wherever possible and, particularly in large-scale developments, the overall mass of buildings should be broken down. Designs should take full advantage of the site’s natural features and designs should meet the needs of users particularly the disabled and elderly.

Planning Policy Guidance Note 17 provides national planning guidance on Open Space, Sport and Recreation. This advises that open space and sports land should not be built on unless an assessment has been undertaken which shows the land to be surplus to requirements. It states that developers will need to consult the local community and demonstrate that their proposals are widely supported by them. It also advises that development of open space, sports and recreation facilities, may provide an opportunity to exchange the use of one site for another to substitute for any loss of open space or recreation facility. The land and the new facility should be at least as accessible to current and potential new users and at least equivalent in terms of size, usefulness, attractiveness and quality.

The open space part of the site is greenfield land. Planning Policy Guidance Note 3 ‘Housing’, advises that there is a presumption against the development of greenfield land for housing before previously developed land, unless the greenfield sites are more sustainable than the previously developed land.

Development on Greenfield Land

As part of the site is Greenfield land the Council must consider the Government advice in Planning Policy Guidance Note 3. This is that there is a presumption against the development of greenfield land for housing before previously developed land, unless the greenfield sites are more sustainable than the previously developed land.

The applicants have established the need for the proposal by drawing attention to the rapidly increasing elderly population and the national guidance encouraging care for elderly people to be person centred care, promoting older persons health/independence and fitting services around peoples needs. The City Council has adopted a Commissioning Strategy for Older Peoples Services. This aims ”To move away from a historic pattern of relatively intensive and long term support for people living at home, or close to home, in ways which promote independent living for longer.”

As part of this strategy the council has commissioned an Extra Care Retirement Village to meet the needs and challenges of the city. The village concept offers high quality care and management services on site, enabling a rapid and flexible response to changing individual needs in their own homes. The village centre allows easy access to services and allows for the

27 generation of a wide range of activity and interest groups, and for the development of social and personal relationships between residents not possible in traditional approaches. This creates choice and activity for residents, which is crucial in active ageing and enhances the intellectual and physical quality of the life of residents.

A key part of the concept is that all the facilities are provided in a single building to allow easy access undercover. In order to support the central health care, personal care facilities and general amenities, which are the key to the retirement village concept a development of approximately 200 flats is needed. A 200 flat development equates to a site of approximately 2.4 hectares.

A smaller development would result in fewer facilities such as hairdressers, recreation/social facilities being provided on site. Due to mobility issues this would mean the development would be less successful in meeting residents lifestyle needs. Smaller centres are also unable, because of economies of scale, to provide the level of care on site that this facility will be able to provide. The village will provide care 24 hours a day, 7 days a week all through the year and care staff will be based within the village to administer this care. In addition to meeting the medical and identified care needs of the residents the centre will also be able to provide a ‘well being’ nurse on site together with salon and gymnasium and healthy living facility, all with the aim of promoting a healthy and happy old age. The centre will serve as a base for outreach medical care such as that provided by local GPs, Chiropodists, and Physiotherapists etc. If these cannot be delivered in the centre because of the specialist nature of the care, such as that provided by a dentist, then residents will be able to travel to these surgeries/clinics together in a shared journey. Given the above it is concluded that a smaller site would not offer the same range of benefits and that the applicants have justified the need for a development of the size proposed. It is accepted therefore when considering the suitability of alternative sites this should be limited to sites of 2.4 hectares or above.

The applicants have assessed whether there is a more suitable site of this size within the south east of the city. The search area has been limited to the southeast because there is considered to be a particular need in this sector for a village due to:

-The high proportion of elderly people in this part of the city and the advantages of catering for their needs in their own community, as it will be better for them and their families. -The southeast has a relatively poor care service and community infrastructure. The development will assist in improving such provision and bringing the level of facilities in line with other parts of the city.

The applicants have considered all sites over 1 hectare in size that may be available for development. Each site has been assessed against a series of sustainability and development criteria.

28 The assessment concludes that there are no other more suitable previously developed sites in the south east of the city. This conclusion is accepted and given the need for the proposal it is considered that there is no strong case for resisting this proposal on the basis of the advice in PPG3.

Loss of Open Space and Recreation Facilities

Existing local provision of informal and formal open space is below the minimum guidelines in the Unitary Development Plan. That is 5.47 hectares per thousand population compared to the minimum combined guideline of 6 hectares. The applicants are proposing to provide approx. 3.2 hectares of replacement open space on a site adjoining the Brunswick School open space, which is currently used as a farmers field. It is also proposed to improve 3 existing football pitches, mark out 1 new football pitch, and provide a multi games area and new bowling green on part of the existing open space adjoining Brunswick school.

It is evident that the open space on the application site is highly valued by people who live around the site. Many of the objections are concerned with the loss of a secure overlooked space, which is used for children’s play and for sport. The replacement open space is viewed as remote and some objectors have argued that parents would be unlikely to allow children to play unsupervised on the Brunswick School site, as they are currently allowed on the application site.

The replacement informal open space is a larger area than that being lost to the development. The whole of the open space, part of which is also used for formal recreation is approximately 1.5 hectares. However the replacement bowling green and multi purpose play area is being replaced on land which is already used in part as informal open space and there is a need to take account of this in providing replacement open space. Under policy H16 some new open space should also be provided to meet the needs of the new residents. Given the increased area it is considered that the new informal open space compensates in quantity terms for that being lost and meets the terms of policy H16. However in its present form it is considered that it is not of equivalent quality to that being lost. Native hedges surround the replacement area on all sides and it is not overlooked. There are no footpath routes into the site and currently no facilities, which would encourage the public to use the land. It is also more remote from the majority of housing; it is approximately 700m from the application site. The applicant has proposed some improvements to the farmer’s field in order to create usable open space. These consist of seeding the site with a wild flower seed mix, an ecological assessment to consider opening sections of the hedge where it adjoins the existing playing field, additional tree planting and some seating. This will go some way to compensating for the less convenient positioning of new area of open space and integrating it more successfully with the existing open space. In conjunction with the land around Brunswick school and the open space adjoining Junction Road the new open space allows greater potential for creating a District Park in the future.

29 The development will still result in the loss of convenient and secure open space for those residents who live close to the existing site. It is also considered that the development of the existing open space does not sit comfortably with the advice in PP17 that open space should not be built on unless it is surplus to requirements and its development is widely supported by the local community. Therefore whilst there is an improvement in the quantity of informal open space it cannot be considered to be of equal quality to that being lost. In addition there will be a loss of amenity for those residents living close to the site and who use the existing open space.

In terms of formal open space, one junior football pitch and one bowling green will be lost as a result of the development. The area has sufficient adult pitches but needs more junior pitches. Woodhouse Recreation Ground is a valuable, flat pitch of better quality than most of the other pitches in the area. The bowling green is a good quality crown green in an attractive setting, but suffers from vandalism.

To compensate for the losses the applicants are proposing drainage improvements to three existing pitches on open space land adjoining Brunswick School and Junction Road. The drainage works will also allow an additional 11 aside children’s pitch to be marked out next to Brunswick School. An area of the new open space is also to be leveled so that an additional pitch can be provided if demand increases in the future. The improvements to the existing pitches will allow them to be used more frequently and recreation officers have advised that the provision of a group of better quality pitches will help to encourage the long-term development of football in the area. They have estimated that as a minimum one additional team could be accommodated on each of the pitches adjoining Junction Road allowing for a total of 30 extra matches. Three additional teams could be accommodated on the area next to the school, allowing for 45 additional games. These figures are based on 15 home fixtures a season. Therefore it is concluded the proposed enhanced and replacement pitches more than compensate for the loss of the existing pitch.

A new bowling green will be provided on either the land adjoining Brunswick School or adjacent to Woodhouse Workings Men’s Club on Sheffield Road. The replacement green will be designed to Sport England standards and if developed next to the school will include a storage/changing facility, a 12 space car park with overspill for a further 12 spaces and some soft landscaping. This is considered to be an acceptable compensation for the facility, which is being removed.

The former tennis courts on the retirement village site are disused. In compensation for the development of the site Sport England have asked for a replacement multi-purpose games area to be provided. This will consist of a tarmac area with 1.2m highball rebound fencing and a 3m high ball stop fencing that can be used for ball games. This will allow for multiple sports activities including tennis, 5-a-side football and basketball/netball. There is no such facility locally and it is intended to site it next to the Brunswick School on the Station Road frontage where it can be used by both the school and the

30 community. As the tennis courts have been derelict for a number of years this facility is considered to be a significant benefit which will enhance children’s play and recreation facilities locally and will go some way to balancing the disbenefits associated with the loss of the existing informal open space referred to above.

Sport England are concerned with the protection of formal recreation facilities as opposed to informal open space. They must be consulted on applications such as this. They have advised that they have no objections to the proposal as “the playing fields which would be lost as a result of the proposed development would be replaced by a playing field or playing fields of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of development.”

In this instance it is not feasible to provide the facilities before the commencement of development, as the delay to the retirement village project would put at risk Housing Corporation funding. In this instance this is perhaps less critical as the sports clubs have been found alternative accommodation. All the replacement sports facilities will be commenced within 2 months of development commencing and the bowling green will be operational within 2 years, the multi use games area within 12 months and the improved pictures within 6 months. In the interim the Bowling club will be using facilities at Treeton next season and the Woodhouse Wasps football club that use the pitch have moved to a pitch at Woodhouse Mill.

In conclusion the new informal open space is more remote and less convenient for the majority of residents and this will impact most on residents who adjoin the existing site and consider it to be a safe and secure area for children’s play. There will be an overall increase in the amount of open space above that which is being lost. This will help to redress a general deficiency in the quantity of open space in the area and can be seen as a benefit of the scheme. The new formal sports facilities represent an improvement over existing provision. The benefits of improved formal recreation facilities along with additional open space are balanced against the disbenefits associated with the loss of informal recreation facilities for those residents that immediately adjoin the site. Although the new informal open space is beyond the 400m catchment area, it is part of a larger piece of open space which is within the catchment area. It is therefore considered that given the equivalent or better replacement facilities the proposal can reasonably be considered to comply with Policy LR7.

Loss of Community Centre

The applicants initially submitted a separate outline planning application for a replacement community centre on part of the Brunswick playing field site. This has now been withdrawn as the applicant’s considers that equivalent replacement facilities are or have been provided and it is not necessary for this scheme to provide a new community facility.

31 In policy terms the loss of the community centre is permitted if the loss is unavoidable and equivalent facilities are provided in the same area.

The loss of the community centre is considered to be unavoidable, as the developer needs to provide approximately 200 flats on the site for the scheme to be financially viable. The community centre occupies a significant part of the site and it would not be possible to retain the community centre and fit a retirement village with the range of communal facilities proposed on the site. Even without retaining the community centre there are concerns about the scale of development proposed and its impact on the character of the area. A fundamental part of the retirement village concept is that all the buildings are linked at all levels, in order to maintain easy access between different parts of the scheme, create a sense of community and to avoid residents becoming isolated. Therefore even if the site were large enough to retain the community centre and build the village it would be unacceptable to the applicants in operational terms as it would split up the development.

Evidence has also been put forward that the closure of the community centre is unavoidable due to its poor condition, vandalism and high running costs. It is argued that this would have happened anyway regardless of the retirement village proposal. The old grammar school has been vandalised and because of lack of funding has fallen into disrepair, both internally and externally. A recent healthy and safety survey identified a number of health and safety problems. The centre had been due for closure and demolition for some time by the Education Directorate (the Local Education Authority decided the centre should close as of 31.7.03).

Efforts have been made to find equivalent accommodation for the groups who occupied the community centre. Suitable alternative permanent accommodation has been found for 6 of the 15 groups, half of which are outside the Woodhouse area. However this is only seen as a concern for the boxing club which caters for young people in the Woodhouse area. Of the other 9 groups 7 have been found alternative accommodation. It has not been possible to contact 4 of these groups to establish whether they considered the accommodation satisfactory as a permanent solution. The other 3 groups consider their accommodation temporary, as it does not fully meet their needs. 2 of the groups have not been found accommodation; one of which has closed and the other is continuing to meet at private homes until the village is built. A number of these latter groups have been offered facilities in the retirement village (see below).

New community facilities will be available in the retirement village. These consist of a hall, meeting room, fitness suite and spa pool, IT suite, woodworking workshop, craft workshop, beauty/hairdressing salon, library. Residents of the wider community who are aged 50 or have a relative living in the scheme can become members of the village clubs, which will give free access and use of the facilities. The applicants have also indicated that certain of the groups displaced from the existing community centre will be able to use the facilities in the new village subject to membership being open to residents and subject to a service charge, as yet undefined. This offer is only

32 open to the community groups whose membership is primarily elderly people, although younger members of those groups will not be prevented from using the village facilities. Other groups that emerge in the future and are appropriate to be based in the Retirement Village will be able to use the village facilities. The applicant sees the village as the “hub” of facilities and services for older people in the wider Woodhouse Community and as an integral part of that community.

Council officers have been working to provide a more permanent solution for both some of the existing and future community groups. A Community Facilities Steering Group has been established involving community representatives, community agencies, the developer and care provider of the retirement village and officers from the City Council; local members have also been invited to join. The group will take forward a more in depth consultation process, which will inform a realistic implementation plan for the provision of future sustainable community facilities. It will explore the feasibility of existing provision, new build provision and the use of the extensive facilities, which will be provided in the new retirement village. Developers of the Village have already identified potential users of their facilities from the existing community groups and this will be explored further with them and the steering group.

In conclusion, the loss of the community centre is considered to be unavoidable. Most of the existing groups have been found alternative accommodation although some groups only consider this as a temporary alternative. The retirement village may be able to cater for some of these groups. However given that not all groups have been found permanent alternative accommodation and that the new facilities in the village will largely only be open to the elderly it is considered that equivalent alternative accommodation has not been provided. The proposal therefore does not strictly comply with policy. However the condition and imminent closure of the existing facilities most be given some weight as must the fact that the new retirement village facilities will be to a much higher standard. The Council is one of the major providers of community facilities. Its commitment, through the steering group, to addressing community facility needs, must also be given some weight. In your officers view these considerations need to be weighed in the balance along with the policy issues. It is therefore concluded that given these circumstances and the lack of any recognised standards for community centre provision it is unreasonable to resist this proposal on the basis that it does not fully comply with this aspect of UDP policy.

Design and Character Issues

New development should have regard to its surroundings in terms of scale, massing, design, and the local pattern of streets, spaces and landscaping. The sites surroundings are suburban in character with predominantly two storey houses dispersed in a typical detached and semi-detached layout. There are gaps between buildings, which allow for glimpses of more distant views and sky views. The buildings step up the gradients in small amounts resulting in a varied roofscape. The open aspect across the playing field area combined with the mature trees and the more traditional stone and brick faced

33 houses create a village character that is evident around the southern part of the site. The former grammar school building is a notable exception to the predominantly 2 storey development, it is stone faced building which is the equivalent of 4 storeys high.

The retirement village comprises of residential blocks between 3 and 5 stories high. The buildings have been positioned so that they address the street reasonably well. The central block over the village centre has been set back in order to articulate the building line and retain some of the mature trees. This will help to relieve some of the mass of the development when viewed from Station Road. The building design is traditional with the main facing materials being brick and stone. Visual relief and interest has been introduced by the use of bay features, balconies and brick banding. A projecting bay feature on the 5 storey block at Junction Road will create a reasonably pleasing local landmark at this key focal point.

The single 5 storey block is located at the Junction Road end of the site. It is considered that a building of this height can be satisfactorily accommodated here because it is seen in the context of longer distance views up Station Road and in the context of the larger space around the bus terminus. The ridgeline of the larger 4 storey block is approximately 3 metres higher than that of the former grammar school whilst the smaller one is of a similar height. One of the four storey blocks is positioned on part of the footprint of the existing building whilst the larger 4 storey block is set back a further 18m. Given the context of the existing 4 storey school building the height of these blocks is considered to be acceptable. The playing field area is the highest part of the site and was initially occupied by 3 and 4 storey buildings. These have now all been reduced to 3 stories high and their height is considered to be acceptable.

However in contrast to the surrounding development the retirement village comprises of large residential blocks which are all connected, thereby creating one continuous building frontage approximately 250 metres long. There are 3 different floor levels, which step up the site in jumps of 3 to 4 metres and ridgelines run for significant lengths at one level. The scale combined with the length of the blocks and multi-windowed elevations results in buildings, which have a monolithic appearance that is out of character with the surroundings and will clash with the suburban character of the area. As a result the scheme is considered to be inconsistent with UDP Policies BE5 and H14 referred to above. It is also contrary to Planning Policy Guidance Note 1 which describes poor designs as those which are clearly out of scale or incompatible with there surroundings, and with the design policies in Planning Policy Guidance Note 3 which state that development should be informed by its wider context.

The applicants have attempted to respond to the local context, within the operational constraints of the development. The development has been amended so that it addresses the street more effectively. The building form and roofscape have been articulated in order to break down the massing to some extent. In addition many of the mature trees have been retained in the proposed scheme.

34 Officers requested that the development be broken down into smaller blocks with meaningful gaps in between them in order to give light and space to the development and thereby break down the excessive massing to achieve a development more compatible with its context. The applicants have been unable to make such changes, as it is essential to the concept that all the buildings are linked, in order to maintain easy access and a strong sense of community within the development. As a compromise glass links between blocks were introduced to respond to officer concerns.

However the buildings still remain connected at all levels and it is considered that the glazed links don’t effectively break up the continuous built frontage by allowing meaningful views though the development. The applicants were also advised to consider adopting a more varied built form and roof design in order to create a greater distinction between the different blocks, which would assist in breaking up the massing of the scheme. Whilst a more varied roofscape has been introduced the buildings are very similar in their design and materials and there is limited articulation of the elevations and roofline.

The open space part of the site with its substantial trees, hedges and open grassed areas makes a strong positive contribution to the character of this part of Woodhouse village, particularly when the trees are in leaf. There are attractive views onto the site from Station Road particularly of the southern part of the site occupied by the football pitch and bowling green. Whilst most of the large trees and hedges will be retained they will be interspersed with large 3 storey blocks of accommodation. This will undoubtedly detract from the visual quality of this part of the site. The loss of the open space will also detract from the village character which the open space helps to create.

Much of the land on the northern part of the site surrounding the existing school is overgrown and low visual quality. The appearance of this land and the former grammar school buildings is likely to deteriorate further as the site is not in use and it is likely to begin to detract from the area. Whilst the new buildings and landscaping will be well maintained and the new planting will enhance the landscaped quality of this part of the site this does not outweigh the general concerns about the scale and massing of the development.

Effect on Residential Amenities

A large number of the representations are concerned with the impact of the development on privacy, overshadowing and the overbearing impact of the new buildings.

Members will be aware that for 2 storey properties new development is normally expected to be sited such that 21 metres is maintained between facing habitable room windows and windows should be located 10 metres from garden boundaries to avoid excessive loss of privacy due to overlooking. These guidelines are set out in the ‘Designing House Extensions’ supplementary planning guidance. The Council has no published guidelines for circumstances where the proposed new accommodation is higher than 2

35 storeys or where main living rooms are positioned above ground level. It would seem reasonable that the separation distances should increase with storey height and other Councils have guidelines which state that separation distances should be increased by 3 metres for each storey. It is considered that people tend to be more tolerant of reduced privacy at the front of their properties, adjoining the public highway and less tolerant at the rear where private garden space is usually located.

The original scheme contained some unsatisfactory relationships betweens 3 and 4 storey blocks and the Hannah Road houses to the east of the site. The layout has now been significantly amended so that closest blocks have been moved further from the Hannah Road houses and the 4 storey blocks on the south west part of the site have been reduced to 3 stories. As a result the window to window and window to garden distances are well above the minimum distances referred to above, even accounting for the increased storey height. The exceptions to this are the 4 storey block at the north east end of the site where the front window to front window distance across Station Road is 30 metres which is consistent with the guideline distances rather than exceeding them. In addition the relationship between the 3 storey block at the east end of the site and No 65 Hannah Road is at or slightly above the guideline. However in this case the overlooking is angled and the ground levels are more favourable to the house, as a result this is not a significant concern. Therefore it is concluded that there is no reason to oppose this proposal on the basis that it results in excessive loss of privacy. Given this degree of separation from existing houses it is also considered that the degree of overshadowing would not be so great that it would have a significant impact on the existing residential proprieties.

There are some concerns however about the overbearing impact of the development. This arises as a result of the scale, length of the elevations, and the degree of separation from existing dwellings. There are no specific guidelines for assessing this issue; it is a matter of planning judgement. The amended scheme has addressed the main areas of concern by re-positioning a 3 storey block, previously situated at the rear of the football pitch, to the Station Road frontage and by reducing the height of the other blocks on the playing field part of the site. Whilst this has transferred some of the massing from the rear of the site to the road frontage, it is considered that it can be handled more satisfactorily in this location. This is because in your officer’s judgement larger buildings are more acceptable on the road frontage, existing trees will more effectively soften outlook and the existing houses are slightly larger scale. In the amended design the 5 storey block at the northern end of the site has been cut back slightly which, will reduce its dominance from the rear of No 65 Hannah Road which was a concern with the original proposal. It is considered that the amendments have satisfactorily addressed the concerns about the overbearing impact and the scheme is now considered to be acceptable in this respect.

The scheme has been designed with a service road, which runs parallel to the rear garden boundaries of the Hannah Road properties. Parking is also located adjacent to this boundary and the main entrance to the building for

36 residents and visitors is to the rear of 55/57/59 Hannah Road. The applicants have been encouraged to position the entrance and parking closer to the road frontage in order to minimise the amenity impact on the rear of the Hannah Road properties. They have declined to make this change but have moved the road and parking away from the rear gardens and consequently increased the depth of landscaping and tree planting. Generally the planting buffer between the road/parking and the houses is between 6 metres and 20 metres deep. The impact of vehicle movements and activity at the bottom of residential gardens will be reduced to some extend by landscaping and the fact that some of the road is cut into the site and therefore is below the level of the gardens. At the rear of 47/49 Hannah Road the road is cut into the site by up to 5m and the main entrance is approximately 2 metres below the level of 55/57/59.

Whilst the amended scheme is not ideal it is considered that there is a sufficiently wide landscaped buffer between the road, entrance and parking areas so that the impact on the amenities of the Hannah Road residents will be within acceptable limits.

Highway Issues

The proposed vehicular access is off Station Road at a point just south west of the bowling green and just beyond the highest point on this section of Station Road. Driver visibility to the north east is just over 70 metres. Government design guidelines for highways advise that the visibility for a 30mph road should be a minimum of 70m. It is the Highway Officer’s view from observations that the majority of traffic is not travelling above 30mph on this section of the highway. Visibility could be significantly improved by repositioning the access further to the north east or south west. However both alternative locations would result in the loss of mature trees that have a significant amenity value. Moving the access to the south would result in the loss of two street trees, an ash and a sycamore approximately 15 metres high. Moving the access to the north would result in the removal of a large beech and some smaller sycamores along with a 20 metre high lime tree towards the rear of the bowling green. The 3 storey block on the site frontage would also need to be pushed back into the site by approximately 5 metre. As the proposed access meets the minimum safety requirements and repositioning it would be harmful to the amenity of the area it is considered to be acceptable.

A traffic assessment has been carried out which estimates the traffic generation by factoring up the amount of traffic generated by an existing smaller development in Stoke. It concludes that the number of trips will be 23 in and 21 out in the am peak and 36 in and 24 out in the pm peak. This is comparable to the traffic generated by a small cul de sac of 40 houses. It is considered that this level of traffic will not have a significant impact on the highway network or pedestrian safety.

There are 22 buses per hour in each direction passing the site and Woodhouse Station is close to the site with an hourly service calling at Meadowhall. The No 52 service, which passes the site serves Woodhouse

37 centre. Therefore although there are few shops and services within walking distance of the site it is well served by public transport, although ideally a facility such as this should be located within walking distance of a wider range of services.

As part of the scheme it is proposed to improve the Station Road/Junction Road junction. This will involve widening the road and providing a footpath. This is to be welcomed and will improve both traffic and pedestrian safety as a significant amount of housing already obtains access through this sub- standard junction.

69 parking spaces are proposed which is a parking ratio of just below 1 space per 3 units. This is slightly below the parking guidelines for elderly persons dwellings but at the top end of the range for sheltered accommodation. The parking ratio is therefore considered to be consistent with the Unitary Development Plan parking guidelines.

Landscaping

The southern half of the site, currently used as playing fields, contains a number of mature trees. Some are located in the highway verge the others are positioned along the Station Road frontage, adjacent to the south western site boundary, along the northern and southern edges of the bowling green. The majority of the mature trees will be retained, although some will need to be removed in the centre and rear of the site to accommodate the residential blocks, access road and parking. The highest value trees along the Station Road frontage will be retained along with the large walnut tree that will be accommodated in a landscaped courtyard.

The majority of the hedge along the Station Road frontage will be retained although a section of approximately 25-30 metres will need to be removed to accommodate a visibility splay to the new access. A hedge around the southern edge of the bowling green is to be removed. Significant areas of new planting will be introduced along the south eastern and south western boundaries and within the remainder of the site, which will in time compensate for the losses.

The existing stonewall and railing along part of the Station Road frontage will be retained where possible and rebuilt in other areas along the line of the new visibility splay. A new stone wall and railing will be provided to the Junction Road frontage along the back edge of the new visibility splay. Boundaries to the gardens of properties adjoining the site will be retained but new screen fencing will be needed in certain locations.

Other Issues

Concerns have been expressed about the impact of the development on TV reception. The applicant has appointed experts to establish the current situation by testing the existing signal at properties on Roger Road and Hannah Road. The existing signal is strong despite the existence of

38 significant trees on the site. The effect of development on TV reception is unpredictable, however the applicants have put aside a budget to address problems if they are attributable to the development. Possible solutions would be higher aerials, better quality aerials, boosters, satellite systems and connecting into the retirement village TV system. A condition is proposed to ensure a scheme to deal with problems if they arise is in place.

A bat survey was carried out by specialists in response to residents’ comments. This revealed that there are no bats in occupation of the school buildings and although the site is likely to be used by small numbers of foraging and commuting bats, such use is likely to be limited. The building was found to support a small colony of swifts which prefer taller buildings. Conditions are proposed to avoid demolition within the bird breeding season and to ensure some swift friendly features are included in the building design.

Concerns have been raised that the development will put pressure on health and care services in the area. The South East Sheffield Primary Care Trust has written to say that they support the venture. They recognise that residents will require a GP to support their health needs and have advised that it will be important for the project group to ensure ongoing consultation with local GP practices.

RESPONSE TO REPRESENTATIONS

The main issues are covered in the above. It is not intended to respond to every point of detail.

- Whilst the transport assessment compares traffic with the use of the site as a school, your officers have assessed the traffic generation as if it were all new traffic. The traffic generated during construction is unlikely to be significantly different and construction will only be for a temporary period. Officers consider that there is no reason to assume that the Stoke site is unsuitable for traffic comparison purposes. The applicants are not suggesting that only small vehicles will service the site, larger vehicles will use the service road and smaller vehicles the service point on Station Road. Visitors to the site have been considered in assessing the parking demand. Should parking prove to inadequate the site has a long access road which can accommodate additional parking, there is also space to allocate for extra parking if justified, this would be at the expense of landscaping. - It is unlikely that the bar in the retirement village will attract rowdy behaviour given the age of the clientele. The plant and equipment is unlikely to cause disturbance to neighbours, as flats within the scheme will be much closer. - The Beaver Hill Recreation ground is not being improved as it is unsuitable for providing replacement pitches and no new open space can be provided within the site. The following large open space areas are all within 400m of the site, Beaver Hill Recreation Ground, East End Park off Junction Road, Open space adjoining Brunswick School. The applicants were encouraged to incorporate the bowling green within the site but this was rejected for space, public access and management reasons.

39 - The building can only be used as a residential institution for people in need of care a change of use would be required for the building to be used as a hostel. - Site safety during construction is a matter for the construction contractor if permission is granted. Security for adjoining residents is likely to be improved rather than worsened, as garden boundaries will adjoin a private rather than a public space. - There is no evidence to support the view that the development will be the focus of crime or anti-social behaviour and whether the development concept will stand the test of time is a matter of conjecture. - Conditions are proposed to deal with concerns about light pollution and loss of privacy due to CCTV cameras.

SUMMARY AND RECOMMENDATION

The construction of the retirement village on the former grammar school site is acceptable in principle in policy terms. There is a case for developing the Greenfield part of the site based on the need for a development of this size and the lack of suitable alternative more sustainable sites. In open space terms the new recreation space is of greater area than that being developed and the facilities are equal to or better than existing. However the loss of a convenient secure area of informal amenity space for local residents and children is a disadvantage of the scheme but this can be balanced against the improvements to sports facilities and quantity of open space. The loss of the community centre is considered to be unavoidable. It would be difficult to sustain a reason for refusal on the basis that equivalent replacement facilities have not been provided given the imminent closure of the existing centre and its poor condition, the relocated community groups, the new facilities in the retirement village and the Councils commitment to work with the community to meet their needs in a realistic way.

The layout has been amended to respond to the concerns about the impact on neighbouring properties by repositioning buildings, reducing the scale of some of them, and moving the service road and parking. The development will still impact on residential amenity but this is now considered to be within acceptable levels.

Due to the number of units necessary for a viable village, the need for connected buildings and level corridors the scheme does not lend its self to the long relatively narrow sloping site which is surrounded by predominantly 2 storey properties. It is these factors which have resulted in a building which does not respond well to the local character and therefore is inconsistent with the Councils design policies. In addition the loss of the open space which contributes to creating an attractive village character will adversely affect the character of the area.

The negative impacts of this proposal will largely fall on the residents who live around the site and use the existing open space. There will be a dramatic change to the character of the area and they will lose convenient local amenity space. However this needs to be balanced against the benefits to the

40 wider community of providing a valuable facility for elderly people in need of care in a part of the city where there is a particular need. The benefits of this proposal are therefore significant as set out in the applicants supporting statement above. The amount of weight to be given to the benefits and disbenefits of the proposal is a matter of judgement. In your officer’s view given that the height of buildings and their impact on residential amenity is considered to be acceptable and that the large trees being kept on the site frontage will help to retain some of the site’s character, it is considered on balance that the benefits of the scheme outweigh the harm to the character of the area.

As the scheme involves development of more than 150 units part of which is on greenfield land it needs to be referred to the Office of the Deputy Prime Minister. It is therefore recommended that consent is granted subject to no objections from the Office of the Deputy Prime Minister.

Case Number 02/00810/FUL

Application Type a Full Planning Application

Proposal Retention of new shop front (Nos. 109 - 111)

Location Devonshire Street Sheffield

Date Received 14/03/2002

Team CITY CENTRE AND EAST

Applicant/Agent Alick Mason Associates

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed alterations are unsatisfactory because:- (a) the replacement fascia, scrolls and pilasters are an inadequate substitute for those of historic character formerly existing; (b) the design and facing materials of the replacement doors, glazing and other elements framed by the shop front are out of keeping with the historic fabric of the building; (c) the signs, lighting, railings, artificial plants, and other fixtures and fittings on the face of the building create a cluttered and unsightly appearance; and the whole arrangement is considered to detract from the character of the street scene and to adversely affect the character of these and adjoining Grade II listed buildings. In these respects the proposal is contrary to Policies S10(d) and BE19 of the Sheffield Unitary Development Plan.

41 2 The Local Planning Authority consider that the proposed door and window arrangements fail to provide sound attenuation capable of limiting existing noise breakout from the building to a reasonable level late at night. In this respect the proposal is contrary to Policy S10(b) of the Sheffield Unitary Development Plan.

3 The Local Planning Authority consider that the proposed doors are too narrow and fail to provide safe and easy access to the building for people with disabilities. In this respect the proposal is contrary to Policy BE7 of the Sheffield Unitary Development Plan.

Site Location

2 5

1 Royal Plaza 5 1

3 3

7 l to 93

Phoeni x Court

F I E F

L ol 1 D 3 c 1 3 T k t o E t 2 1 o 7 3 to R n 1 3 R H A C o u E s e

0 El 2 Sub Sta 90.5m

rt Cou BM 91.20m kton

Floc

6 7

to 7 3 PH 6 7 6 90.2m 5 1 3 t 9 o

6 4

Eldon Court 92 ET PH STRE

96 ION

S 8

IVI 9

9 D 1 TCB

9 3

9 E 7 Westfield 1

L 89.3m

D 1 9 1 0 House 106 9 O

6 S 1 1 0

40 5

T 0 12 5 6 R

D E 16 1

EV E 1

O 1 3

NS 124 1

HIRE T

S 1

TREET 1

1 2

2 1

.32m

88 1

M 7

B t R

1 2 9 C O

A C

N K N I I N T CBs N

8 G 1 H S W arehouse T A 4 R M

5 E S E T E T AN R T RE L SHI E 87.5m R ON EV E A D T The Forum F A L G

A R

4 T 7 R E Car P ark E T Car P ark

Devonshire Green

Victoria Hall 5 8

9 8 El Sub Sta 1

E l

u 2 b 9

6 W orks 1 S 1 t a 83.2m

Devonshire Green

2 6

6 y

5 Bd Ward LOCATION, HISTORY AND PROPOSAL

Most of the development has already been carried out and is unauthorised.

This pair of shop units forms part of a group of Grade II listed, 3-storey buildings on the south side of Devonshire Street. The buildings were originally built about 1840 as a row of 10 houses, but were later altered to form ground floor shops, with residential above. This pair had traditional

42 pilaster shop fronts from the early 20th century, with late 20th century glazing and doors. These features were removed without consent as part of the recent works.

Enforcement Action was authorised on 8 April 2002, following which the present applications were received.

The proposal is to retain most of the unauthorised works and install further works, and to display signs:

(i) Alterations to pilasters, fascias, doors and windows, (ii) Cast iron railings and artificial box hedge above the fascia, (iii) 2 neon fascia signs, also lit by recessed downlighters under the canopy over the fascia, (iv) 4 large downlighters and 2 uplighters, (v) Blue neon lighting trim surrounding the whole front elevation up to eaves level, (vi) Illuminated wall sign 1 x 2.4 metres between the first floor windows, (vii) New counter, wall shelf, soffit and floor tiles.

The submitted proposal has some improved details over the installed works:

(a) Reinstated pilasters and bases, (b) Additional mouldings to the canopy box, (c) Stall riser in slate with stainless steel kicking plate, (d) Cream coloured casing to the downlighters.

The applicant has been advised that the proposal can only be recommended for refusal as it stands. He has been given detailed advice about the required improvements, and the need for a reasonable agreed timetable for installation.

No revisions and no proposed timetable have been received.

REPRESENTATIONS

One Objection received: (1) Retrospective application a matter for regret, (2) Reconstruction of historic shopfront will be difficult, owing to loss of information, (3) Reconstruction should follow evidence of earliest known pattern, (4) Aim to replicate earliest known form where it may be missing.

ASSESSMENT

Policy Issues

The buildings lie within the Central Shopping Area in the Unitary Development Plan, and Policy S3 lists Food and Drink (Class A3) as a preferred use.

Policy S10(b) requires that development should not cause residents of any housing to suffer from unacceptable living conditions, including air pollution,

43 noise, other nuisance or risk to health and safety. Policy S10(d) requires that development should be well designed and of a scale and nature appropriate to the site.

Policy BE19 requires that proposals for external and internal alterations to listed buildings should preserve their character and appearance, and where appropriate, preserve original details and features of interest.

Policy BE7 expects all buildings used by the public to have safe and easy access for people with disabilities. Access to existing buildings and their surroundings should be improved as opportunities arise to enable all users to move around with equal ease.

Design and Materials

The overall design of the proposal is considered to be of a contrasting nature, detracting from the character of this significant row of Grade 2 listed buildings. In particular, the following are unacceptable:

(a) the pattern of glazing bars and door arrangements (b) the use of stained hardwood for the shop front (c) the silver paint applied to the retained/replaced scrolls (d) the curved fascia panels above the shop windows (e) the recessed downlighters under the canopy (f) the railings, box hedge and decor lights above the canopy (g) the high level sign between the upper floor windows (h) the two uplighters illuminating the sign (i) the dark blue neon feature line around the upper part of the building (j) the large size of the 4 downlighters near the eaves.

All these would need to be changed in a revised scheme. The aim would be to reinstate the fascia, scrolls, and pilasters but allow the retailer more freedom within the shop window, provided that traditional styles were used such as painted timber.

Noise

Complaints have been received from residents of Eldon Court opposite about amplified sound breaking out late at night when other venues are turning out. The doors have been observed to be open at a late hour. Either the sound would need to be reduced at source, or an acoustic lobby fitted, although space is limited for the latter. To achieve the required attenuation, a noise report would be needed if it is proposed to continue with the amplified sound, and secondary glazing is a likely solution.

Access for People with Disabilities

Two sets of double doors are shown on the drawings and installed on site. They are only 1100 mm wide each, and inaccessible to people using

44 wheelchairs. Each door leaf needs to have a clear opening width of 800 mm. This needs to be rectified in a revised scheme.

Display of Signs

The illuminated wall sign is considered to be unduly obtrusive because of its considerable size and elevated, prominent position. It also detracts from the character of the listed building. The proposed neon fascia signs are less of a problem, and may prove acceptable upon receipt of revised drawings. However, they cannot be approved as long as the fascia on which they are fixed is unauthorized.

Internal Works

The ground floor has been much altered previously. There is no objection to the works proposed.

RESPONSE TO REPRESENTATIONS

A satisfactory scheme would include the replacement of the fascia, scrolls and pilasters to the early 20th century design. Within that framework, a simple arrangement of doors and glazing bars in painted timber would suffice.

SUMMARY AND RECOMMENDATION

The proposal is considered unacceptable because of its adverse impact upon the character of these and adjoining listed buildings, its detrimental effect upon the street scene, its failure to prevent noise breakout at a late hour, its inadequate access for people with disabilities, its excessive display of signs and excessive illumination. Refusal is therefore recommended for the reasons stated.

Enforcement Action has been previously authorised and Members are requested to endorse this again, in order that the applicant can be pursued to secure the reinstatement of the building to its former state.

45 Case Number 02/00812/ADV

Application Type an Advertisement Consent Application

Proposal Resignage of premises (Nos. 109 - 111)

Location Devonshire Street Sheffield

Date Received 14/03/2002

Team CITY CENTRE AND EAST

Applicant/Agent Alick Mason Associates

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed signs by reason of their excessive display, including the undue size and prominence of that at first floor level, and their excessive illumination are unsightly and conflict with public amenity in this part of Devonshire Street. In these respects the proposal is contrary to Policy BE13 of the Sheffield Unitary Development Plan.

46 Site Location

2 5

1 Royal Plaza 5 1

3 3

7 l to 93

Phoeni x Court

F I E F

L ol 1 D 3 c 1 3 T k t o E t 2 1 o 7 3 to R n 1 3 R H A C o u E s e

0 El 2 Sub Sta 90.5m

rt Cou BM 91.20m kton

Floc

6 7

to 7 3 PH 6 7 6 90.2m 5 1 3 t 9 o

6 4

Eldon Court 92 ET PH STRE

96 ION

S 8

IVI 9

9 D 1 TCB

9 3

9 E 7 Westfield 1

L 89.3m

D 1 9 1 0 House 106 9 O

6 S 1 1 0

40 5

T 0 12 5 6 R

D E 16 1

EV E 1

O 1 3

NS 124 1

HIRE T

S 1

TREET 1

1 2

2 1

.32m

88 1

M 7

B t R

1 2 9 C O

A C

N K N I I N T CBs N

8 G 1 H S W arehouse T A 4 R M

5 E S E T E T AN R T RE L SHI E 87.5m R ON EV E A D T The Forum F A L G

A R

4 T 7 R E Car P ark E T Car P ark

Devonshire Green

Victoria Hall 5 8

9 8 El Sub Sta 1

E l

u 2 b 9

6 W orks 1 S 1 t a 83.2m

Devonshire Green

2 6

6 y

5 Bd Ward 02/00812/ADV

FOR OBSERVATIONS AND REPRESENTATIONS SEE REPORT FOR NO. 02/00810/FUL ON THIS AGENDA.

47 Case Number 02/00815/LBC

Application Type a Listed Building Consent Application

Proposal Retention of new shop front and resignage of premises (Nos. 109 -111)

Location Devonshire Street Sheffield

Date Received 14/03/2002

Team CITY CENTRE AND EAST

Applicant/Agent Alick Mason Associates

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed alterations are unsatisfactory because:- (a) the replacement fascia, scrolls and pilasters are an inadequate substitute for those of historic character formerly existing; (b) the design and facing materials of the replacement doors, glazing and other elements framed by the shop front are out of keeping with the historic fabric of the building; (c) the signs, lighting, railings, artifical plants, and other fixtures and fittings on the face of the building create a cluttered and unsightly appearance; and the whole arrangement is considered to detract from the character of the street scene and to adversely affect the character of these and adjoining Grade II listed buildings. In these respects the proposal is contrary to Policies S10(d) and BE19 of the Sheffield Unitary Development Plan.

48 Site Location

2 5

1 Royal Plaza 5 1

3 3

7 l to 93

Phoeni x Court

F I E F

L ol 1 D 3 c 1 3 T k t o E t 2 1 o 7 3 to R n 1 3 R H A C o u E s e

0 El 2 Sub Sta 90.5m

rt Cou BM 91.20m kton

Floc

6 7

to 7 3 PH 6 7 6 90.2m 5 1 3 t 9 o

6 4

Eldon Court 92 ET PH STRE

96 ION

S 8

IVI 9

9 D 1 TCB

9 3

9 E 7 Westfield 1

L 89.3m

D 1 9 1 0 House 106 9 O

6 S 1 1 0

40 5

T 0 12 5 6 R

D E 16 1

EV E 1

O 1 3

NS 124 1

HIRE T

S 1

TREET 1

1 2

2 1

.32m

88 1

M 7

B t R

1 2 9 C O

A C

N K N I I N T CBs N

8 G 1 H S W arehouse T A 4 R M

5 E S E T E T AN R T RE L SHI E 87.5m R ON EV E A D T The Forum F A L G

A R

4 T 7 R E Car P ark E T Car P ark

Devonshire Green

Victoria Hall 5 8

9 8 El Sub Sta 1

E l

u 2 b 9

6 W orks 1 S 1 t a 83.2m

Devonshire Green

2 6

6 y

5 Bd Ward 02/00815/LBC

FOR OBSERVATIONS AND REPRESENTATIONS SEE REPORT FOR NO. 02/00810/FUL ON THIS AGENDA.

49 Case Number 03/01901/CAC

Application Type a Conservation Area Consent Application

Proposal Demolition of Alma Works, Smithfield Works and Turton Tyzacks Works

Location Land At Kelham Island, Corporation Street And Alma Street Sheffield S3 8SA

Date Received 09/06/2003

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation To Report

Subject to:

50 Site Location

W ar d B dy

FB E l Works S u s b k r 50.3m S t o a R W iv 9 e 3 r D on Garage Wo rks

7 3

W o BRI rk DGE s HOU

Works SES

7 1

3 LB 1

5 1 Warehouse 3 O

P Brown Cow KELHAM ISLAND (PH )

KE LH AM Warehouse IS LA ND Borough Bridge

a t S

b m

u 2 S 4 l . E 0 5

Smithfi eld W orks Works

C O Works T T O N M I LL 47 W STR A A EE L ALM T K BM PH 50.43m 23 42.7m 50.0m T

2 E 4 R

T B S M 50. 53m N O I

Warehous e O

C 49.7m

W T

O Works E

R E

R L 9

T L 7 I

M o t

N N 9 O

O 6 T

T T

O C 03/01901/CAC C

FOR OBSERVATIONS AND REPRESENTATIONS SEE REPORT FOR NO. 03/02213/FUL ON THIS AGENDA.

51 Case Number 03/02158/FUL

Application Type a Full Planning Application

Proposal Extension to existing multi-storey car park by forming 2 additional storeys (As amended plans)

Location Land And Buildings At Riverside Exchange, Bridge Street And Millsands Sheffield

Date Received 19/06/2003

Team CITY CENTRE AND EAST

Applicant/Agent Hadfield Cawkwell Davidson

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 Unless otherwise agreed in writing, the management of the car park in respect of the allocation of car parking spaces shall be in accordance with the letter dated 1st December 2003, and any future increase in the tariff for parking between 6 pm and 12 pm and all day on Sunday, shall be limited to a percentage increase which reflects any increase in the UK Retail Price Index.

To ensure that public car parking is available to serve the development and locality.

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

In the interests of the amenities of the locality.

4 Unless otherwise agreed in writing the car park shall be open to the public at all times.

To ensure that public car parking is available to serve the development and locality.

52 Site Location

8 4

t 7 o M

6 I o B Works

4 L M

0 1 o L

0 1 5 t S 4

4 8 1 A 7 . N 4 D 5 Foster m S

El Sub Sta Works Testing Laboratories

Warehouse 47.9m

E PLUM LAN Foot Bridge

Works

7 5

Works r k

M I L L

5 5 A N Multi storey Car Park D S

t W orks Depot 1 9

LO V E S T

R 1

E 5 E T 46.9m

Works 33 ST LOVE

The Law Courts

49.1m

LOCATION AND PROPOSAL

The application proposes the addition of two more parking decks on top of the existing multi-storey car park at the Exchange Brewery site (Riverside Exchange). The resultant structure would be seven floors high and the number of spaces would increase from 395 to 525. The building lies between Bridge Street and the new spine road. To the south are new four storey offices and to the north an empty plot which has permission for similar offices or an eleven storey residential tower.

REPRESENTATONS

None received.

ASSESSMENT

Policy Issues

Police T21 ‘Car Parking’ states:- Provision will be made for car parking where it would:

53 (a) meet the operational needs of businesses; or (b) be essential for the viability of a new development; or (c) enable ready access to the City outside peak hours; or (d) improve the environment or safety or streets; or (e) meet the needs of people with disabilities; or (f) be needed by visitors to the countryside; and provided that it would comply with Policies T22 to T25, and the Parking Guidelines. Levels of parking will be regulated to prevent excessive peak hour congestion.

Policy T22 deals with parking to City Centre office developments; this site is designated as a key development site which means that up to 1 parking space per 70m² gross floorspace is acceptable.

Highways and Transportation

Although a transport assessment was submitted with the outline application for this site, the amount and mix of development has changed from that assumed in that assessment.

Therefore a new transport assessment has been submitted which shows that there would be little change in the amount of traffic generated and no additional highway improvements are needed. The applicants have also submitted a statement concerning the management of the car park as a whole, including the allocation of the spaces, hours of operation and pricing. The majority of the spaces are allocated to the existing and proposed offices on the site. The proportion of floorspace to spaces is in line with the parking guidelines in the UDP. Spaces are earmarked for residents in the proposed adjoining apartment block in a ratio of 1 space per flat.

All the spaces would actually be allocated to the existing and proposed developments on the site. However, the barrier system incorporates a capacity counting system and based on the fact that not all permit holders use the car park at the same time, access to the general public will be allowed as well.

During the evening and at weekends many more spaces will be available to the general public. The developer has agreed to reduce charges in the evening between 6.00pm and 12.00pm and weekends so that people visiting residential properties or the local shops, bars/restaurants are not discouraged from using the car park. They also confirm that it will be open at all times and manned until 1800 hours. There is also a CCTV system and intercom system in operation, which is linked to a remote base when the car park is not manned.

54 Design and External Appearance

The height of the building will increase from 17m to 22m which will make it taller than the existing office buildings but lower than the proposed buildings which have planning permission.

The external appearance will be the same as the existing floors with two exceptions. The brick columns employed in front of the open areas of the decks will be extended with an aluminium fin. Secondly, the top of the stair/lift towers, which are currently covered in white cladding, will be built in brick with feature windows like the floors below. This is a welcome alteration because the white clad tops are the least attractive part of the current building; resembling plant rooms, and are a feature it would be better not to repeat.

Although the car park will become more prominent within the context of the surrounding developments it will not be excessively so and given the good standard of the design, it is considered acceptable.

Disabled Access and Facilities

The car park is fully accessible and disabled parking is provided on each floor.

CONCLUSION

The extension to the car park is acceptable in design terms. It will cater for the office and residential uses on the site while also providing a level of public spaces. The car park will be mainly in public use at weekends providing high quality spaces for shoppers and those visiting the locality.

55 Case Number 03/02213/FUL

Application Type a Full Planning Application

Proposal Erection of 135 private apartments, 200 no.3/4/5 bed apartments,ground floor shops (Use Class A1), bar/restaurant (Use Class A3) and business units (Use Class B1) and associated car parking, landscaping & riverside walk (amended scheme)

Location Land At Kelham Island, Corporation Street And Alma Street Sheffield S3 8SA

Date Received 09/06/2003

Team CITY CENTRE AND EAST

Applicant/Agent Axis Architecture

Recommendation To Report

Subject to:

56 Site Location 2213/FUL

W ard B dy

FB E l Works S u s b k r 50.3m S t o a R W iv 9 e 3 r D on Garage Wo rks

7 3

W o BRI rk DGE s HOU

Works SES

7 1

3 LB 1

5 1 Warehouse 3 O

P Brown Cow KELHAM ISLAND (PH )

KE LH AM Warehouse IS LA ND Borough Bridge

a t S

b m

u 2 S 4 l . E 0 5

Smithfi eld W orks Works

C O Works T T O N M I LL 47 W STR A A EE L ALM T K BM PH 50.43m 23 42.7m 50.0m T

2 E 4 R

T B S M 50. 53m N O I

Warehous e O

C 49.7m

W T

O Works E

R E

R L 9

T L 7 I

M o t

N N 9 O

O 6 T

T T

O C LOCATION AND PROPOSAL C

The application site is located within the Kelham Island Conservation Area, and consists of land to the north of Alma Street, at its junction with Corporation Street, and to the south of the River Don. The site occupies the full extent of land along Alma Street, to the east of Kelham Island Industrial Museum, up to Corporation Street, and Borough Bridge, a Grade 2 Listed Building. The site currently contains a number of industrial buildings of varying architectural style and age, the vast majority of which are vacant.

The proposals seek both Planning Permission and Conservation Area Consent for the demolition of a large percentage of buildings on the site, and the erection of 145 private 1 and 2 bed apartments, 200 no.3/4/5 bed student/key worker apartments, ground floor shops (Use Class A1), bar/restaurant (Use Class A3) and business units (Use Class B1). The proposals also incorporate 224 car parking spaces, and the provision of a public square and riverside walk.

The scheme represents a substantial development, with storey heights of buildings rising from three storeys in the area around the Museum, to seven storeys at the Corporation Street end of the site. The private apartments are concentrated in the area immediately to the east of the Museum, with

57 student/key worker accommodation (almost 800 persons) on the eastern half of the site. Situated in between the private apartments and the student/key worker accommodation is a Public Square and amphitheatre, with commercial uses including B1 Business, A1 Retail, and A3 Food and Drink uses.

The proposed riverside walk runs along the northern edge of the site, immediately adjacent to the River Don for the majority of the length of the site, but also returns into the public square and provides a section along the goit to the south west of the site.

RELEVANT PLANNING HISTORY

There is no recent Planning History of specific relevance to this site.

SUMMARY OF REPRESENTATIONS

Letters of Objection

Two letters of objection have been received to the proposal from neighbouring businesses/occupiers on the following grounds:- (iii) noise generated by plant and machinery of existing industry may result in complaints being made by residents, and subsequently potential noise abatement procedures and injunctions to the operational and financial detriment of those businesses, (iv)the developers should be required to attenuate existing noise sources before occupation of the residential units, (v) noise from a nearby bar with live music and DJ’s will inevitably be an issue for residents. Curtailing these activities would severely prejudice the viability of the business, (vi)the height of the block nearest Corporation Street would result in a reduction in natural daylight to the bar on the opposite side of the river,

Letters Giving Comments

One letter has been received from a local business, which neither objects to nor supports the application, but wishes the Local Planning Authority to be aware of the heavy plant operated from their premise, and the substantial and continuous noise that they generate. The letter also sets out the working hours of the business, which includes early mornings and late evenings.

Another letter from a local industrial business expresses concern that dust extraction equipment fixed to the outside of their building may have a detrimental impact upon residents living in the proposed development. They are concerned that in the absence of a section 106 agreement requiring the developer to address the noise from the plant, the company may be faced with noise abatement procedures. The company wishes to express its extreme concern at such an outcome, and requests that such an agreement is entered into.

58 One further letter has been received which supports the principle of the development but expresses concern that the height of the buildings will obscure views of Sheffield City Centre from residential units proposed on the opposite side of the river.

Letters of Support

One letter of support has been received from a neighbouring business stating that the area is becoming derelict, and prostitution is rife. They state that the scheme will provide an enormous boost for the area.

Sheffield One welcomes the investment in the area and supports the proposal in principle. They state that the existing buildings do not add a great deal to the character and appearance of the Conservation Area, with the exception of a small Union building on Alma Street, which they request should be retained. Sheffield One consider that the mix of uses is acceptable but stress the importance of the design of the scheme in terms of scale, massing, grain, and texture which they see as critical to its success. They state that the scheme is an opportunity to create an exemplar housing development of outstanding design quality.

The Commission for Architecture and the Built Environment (CABE) have expressed support for the principle of the development, which as a significant mixed residential scheme will contribute to the regeneration of the city.

English Heritage have made comments on the original submission and on revised proposals. In response to the original proposals they commented as follows: (vii) the site does not need a gateway tower adjacent to the relief road, (viii) supportive of the retention of certain buildings, the mix of uses proposed, and the principle of a contemporary design approach, (ix)supportive of the creation of a riverside walkway, but should follow river frontage as much as possible, (x) simplification of palette of materials is necessary to integrate into Kelham Island concept, (xi)architecture of blocks should be less repetitive, (xii) vehicular access points should be narrowed, (xiii) scale of building nearest Inner Relief Road is excessive and will harm appearance of Conservation Area,

In response to the amended proposals English Heritage commented further stating that they welcome the retention of additional buildings on the site, that the use of northlight roofing has added interest to the scheme, but request further breaks in the length of building along the river frontage and along Alma Street. They also request further simplification of the palette of materials, by removal of the metal cladding.

Sheffield Conservation Advisory Group have also considered the proposals in their original, and revised form. The Group welcomed the improvements that

59 had been made to the scheme, particularly the reduction in size of the scheme and the change of materials. The Group also broadly welcomed the design but felt that the student/key worker residential accommodation blocks were of excessive volume and massing and were too high. Consideration should be given to further reduction in their size and to their remodelling to produce a less monolithic design. The Group felt that otherwise the scheme would change the character of the Conservation Area considerably and it would encourage piecemeal development, which in the course of time, could lead to further change in the character of the Conservation Area. The Group welcomed the proposed opening up of the River Don to take advantage of river walks in the area, subject to the provision of good signage.

PLANNING ASSESSMENT

Policy Issues

The application site is identified by the Unitary Development Plan for Sheffield as being within the Kelham Mixed Use Area (approximately 60%), and a General Industry Area (approximately 40%).

Within the Kelham Mixed Use Area, Policy MU9 identifies Housing and Business Uses as Preferred Uses, along with the creation of open space by the river. The other elements of the proposal, namely shops and food and drink uses are listed as acceptable uses.

Policy IB5 states that Business Uses, shops (up to 280 square metres floorspace), and food and drink uses are acceptable in General Industry areas, but that Housing is an unacceptable use. The proposal therefore represents a Departure from the provisions of the UDP. It will be necessary therefore to refer the application to the Secretary of State if approval is to be recommended.

Section 54A of the Town and Country Planning Act 1990, states that development proposals should be determined in line with the requirements of an adopted Development Plan unless there are material considerations that indicate otherwise.

Policy IB9 encourages new development in Industry and Business areas, and requires that such developments should not cause residents in any residential institution or housing to suffer unacceptable living conditions, and be adequately served by transport facilities, providing safe access to the highway network and appropriate off street car parking.

Policy IB11 relates more specifically to Fringe Industry and Business areas, where housing is an acceptable use. Whilst the site does not lie within such an area, the aims of this policy are relevant to this proposal. The policy states that housing developments in those areas will only be permitted where it would not constrain industrial or business development, and where residents would not suffer unacceptable living conditions including noise and air pollution.

60 Policy MU11sets criteria for development in Mixed Use areas, which include that new development will be permitted if they preserve variety in the area avoiding dominance of one use, and do not cause residents to suffer unacceptable living conditions.

Planning Policy Guidance 3 – ‘Housing’ promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and where they are close to a range of facilities.

To summarise the policy position, the principle of the scheme is supported in the Mixed Use area (60% of the site), but is contrary to the aims of the UDP in the remaining General Industry Area. In addition the proposal may also be contrary to other criteria based policies if it is determined that the proposals would be likely to generate complaints from residents, that may ultimately constrain the operations of existing industry. However, it is considered that the proposal broadly meets the aims of Government Policy Guidance on Housing developments as contained in PPG3.

Detailed consideration of other policy matters raised above is given in the sections below.

The Mix of Uses

The possibility of a larger element of Business use within the scheme has been addressed with the applicant. The location of the site, immediately adjacent to the proposed Inner Relief Road is considered to be potentially attractive for substantial office accommodation perhaps building on the success of the Riverside Exchange development, which would represent an acceptable land use in UDP terms. The location is however slightly peripheral, and is outside the City Centre as defined by the route of the Relief Road.

The applicant has considered the request for additional Business floorspace within the development, but has resisted any increase following advice from Knight Frank, which states that: (xiv) the two tier office market within Sheffield is such that major office developments seek locations in the City Centre, with only smaller Business Park size users seeking out of centre accommodation with good parking provision, (xv) too many small mixed use business elements will dilute the impact of key sites, (xvi) Kelham Riverside would be an unattractive site for a major office development, (xvii) The level of commercial floorspace proposed is appropriate to serve the needs of the area, (xviii) The location favours small users.

61 Therefore although the site has potential as an office location, it is unlikely to attract a major user that would provide strong presence on the Inner Relief Road frontage. Residential accommodation has however been developed successfully elsewhere along the river corridor, creating an attractive and enhanced environment as a consequence. This scheme would build upon that success and provide a building of a scale and presence appropriate to the scale of the Relief Road. This needs to be taken into account in considering the policy implications of the proposal.

The proposed bar/restaurant and retail shop within the scheme are intended to serve the needs of the future residents, and those already living in the area. There is a clear need for additional facilities to serve the needs of the existing residential population. Recently constructed accommodation is popular with the residents but they have previously highlighted a lack of locally based facilities to meet their needs. The level of A1 retail floorspace, at 370m is in excess of the 280 square metre limit for out of centre retail development. However in this case the shop serves as part of a wider mixed use development, in a location where there is a need for local facilities. In this context as the level of floorspace is only marginally in excess of the UDP limit it is considered acceptable.

Site Layout and Building Design

The proposed site layout contains two distinct areas of residential accommodation, set around the active public square, with commercial ground floor uses, which will serve as a focal point for the scheme. The private residential accommodation situated between the Kelham Island Industrial Museum and the proposed public square consists of four and five storey building blocks. In the area of the public square the residential accommodation is located on top of the proposed bar/restaurant, and the smaller B1 Business units.

The proposed student accommodation to the east of the public square commences at five storeys adjacent to the square, rising to predominantly six storeys, with a seven storey block on the Corporation Street frontage of the site.

The scheme has evolved through a series of negotiations with the applicant following initial consultations responses from English Heritage and the comments of CAG. There has been a reduction in the scale of the development at the Corporation Street end of the site, where initially nine storeys were proposed. The architectural form of the buildings is now much more contextual than originally proposed with greater variation in the fenestration of the buildings and in roof form. The scheme now provides variety in the form and treatment of buildings, which read more as individual components than the initial submission.

The building materials have been simplified with much greater emphasis on the use of contextual materials, red brick being the dominant local material, with large areas of glazing, and the use of metal cladding (zinc) to reflect the

62 industrial context. The proposals incorporate significant modelling on to create interest and relief to the long elevations. Window reveals on the building will be 200mm deep thereby avoiding bland elevations with no depth. The design of the scheme represents a high quality modern development, which will be an excellent addition to the riverside environment, and will present an attractive appearance to the Inner Relief Road.

Impact Upon Character of Conservation Area (Proposal)

The Kelham Island Conservation Area is characterised by a wide range of principally industrial buildings situated at the back edge of footpath, providing a strong street pattern. Buildings are predominantly red brick with stone dressings, and many contain substantial areas of glazing. Building heights vary from domestic scale two storey buildings to substantial industrial sheds and 3, 4 and 5 storey workshop buildings.

The six and seven storey elements of the scheme are therefore taller than the majority of other buildings in the Conservation Area. However it is considered that the Corporation Street end of the site requires a building with substantial presence, both to reflect and relate to the height of buildings on the Riverside exchange development, but also to create a presence suited to its Inner Relief Road setting. The adjacent buildings therefore need to relate to this and allow for a gradual stepping down in height along Alma Street.

The proposed development reflects the back edge of pavement character of the area, reinforcing the street pattern. It retains Prospect House, a domestic scale building on the Alma Street frontage of the site, and a smaller louvred building on the Alma street frontage, which is typical of the Kelham Island character will be rebuilt, almost exactly in its current location. These elements on the prominent Alma Street frontage will assist in kitting together the existing and proposed developments.

The contextual materials, the window hierarchy within the buildings, and the depth of window reveals represent a modern interpretation of the industrial character of the Conservation Area. The scheme does not attempt to replicate the design of the traditional buildings within the area, but has successfully incorporated traditional design elements in a modern way.

The roofscape of the development is varied; incorporating traditional pitched roofs, saw toothed roofs and parapet features. This was considered an important part of the design to ensure the long elevations were not monotonous in their appearance.

Taking these factors into account, it is considered that the development will enhance the appearance of the Conservation Area.

Impact Upon Character of Conservation Area (Demolitions)

The proposals retain the buildings on the site that are most representative of the character of the Conservation Area. The buildings that are to be

63 demolished are largely substantial shed like structures, and relatively modern factory units that are of no significant architectural or historic interest, and do not make a significant contribution to the character of the area.

Buildings which do make some contribution but are being ‘lost’ to the development include a saw toothed roof factory building (Smithfield Works) and a small louvred former workshop building, both of which are on the Alma street frontage of the site. However, the Smithfield works building is largely obscured by external walls and the office element of the works (Prospect House –to be retained) on the Alma Street frontage. The small louvred building is to be rebuilt on the site.

In this context it is considered that the scheme retains the most important buildings on the site, and the proposed demolitions are considered acceptable.

Highways and Transportation

The site is located in an area that is within easy walking distance of a wide range of public transport services, and lies immediately adjacent to the proposed route of the Northern Section of the Inner Relief Road. The site is also accessible on foot from the City Centre.

The scheme incorporates the provision of a significant section of riverside cycle/footway, which will assist with the development of the Upper Don Walk, and with the promotion of walking and cycling as a mode of transport. In these terms the proposal supports the aims of Policy T7 of the UDP.

The applicant has submitted a Transportation Assessment with the application, which considers the impact of the traffic generated by the development, assesses the site’s accessibility, and promotes a Travel Plan for the development. The Transportation Assessment concludes that the small increases in traffic brought about by the development do not add significantly to the volume of traffic at the junctions assessed, and that the mix of land uses and the sites proximity to the city centre provides a sustainable development with opportunities to limit car travel, assisted by a Travel Plan. The findings of the Transportation Assessment are considered reasonable.

The level of car parking provision within the site is considered to be appropriate and complies with UDP parking guidelines. Vehicular access arrangements are acceptable, and provision for servicing will be made on street, with identified locations created as part of a wider package of highway improvements to be undertaken by the applicant.

The applicant has also agreed to provide enhancement of street lighting along identified routes to public transport facilities and to the city centre. This is considered important in the context of personal safety.

64 Ecology

The adjacent river, its banks, the goit, and existing buildings, all have the potential to provide a valuable ecological habitat. The applicant has submitted an ecological assessment, carried out in October 2003, by ECUS.

The section of the River Don that bounds the site to the north is part of the Don Valley Site of Scientific Interest (SSI). The area was designated in 1991 for its species rich plant and invertebrate communities associated with riverbanks and islands and its value as a refuge site for wildlife in a heavily industrialised part of Sheffield.

The ECUS report reasonably states that the majority of the development site comprises factory buildings and hard standing with low ecological habitat value. It states that the tree loss and pollarding will not adversely affect wildlife habitats. The surveys did not identify the presence of bats or water voles in the area. The works to the bankside walls of the River Don may result in a reduction in the number of Kingfisher nest sites, however it recommends carrying out the work outside breeding season, and incorporating artificial nest sites into new structures.

The City Ecology Unit has considered the report and the findings and recommendations for mitigation within the report are considered acceptable.

Archaeology

The applicant has commissioned assessment of the archaeological significance of the site, by ARCUS, in the form of a desk based assessment, followed by assessment of the value of the standing buildings on the site, and field evaluation of the site of the former Union Grinding Wheel on Alma Street, to determine the extent and character of any below ground remains.

The area of the Union Grinding Wheel is now occupied by a building and service yard (currently vacant) previously occupied by Greenups Packaging. A single trench (35m x 4m) has been excavated on the site and elements of the construction of the wheel building have been recorded.

From the report on standing buildings on the site, the assessment has identified the presence of buildings and features that are pre-1835, and are unique to the Conservation Area. The layout of the proposed development has been amended to enable such features to be exposed and incorporated into the scheme. In particular these include large walls of coarse ashlar cut sandstone blocks that are to be incorporated into the base of the proposed bar/restaurant, and within the public square.

The proposals have been considered by the South Yorkshire Archaeology Service and are considered to be acceptable subject to appropriate conditions to allow for further recording.

65 Open Space Provision

Policy H16 of the UDP requires that new housing developments contribute to the enhancement of open space within the vicinity of the site, where existing levels of open space provision within the area are below minimum guidelines. This is an area that is deficient in open space provision, and such a contribution will therefore be required in this instance, to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.

The value of the contribution, determined by Supplementary Planning Guidance to the UDP, ‘Open Space Provision In New Housing Development’ is £210,595. The applicant has proposed that the money be spent in the area of the goit situated between the site and The Fat Cat Public House, and Kelham Island Industrial Museum. It is intended that these works will involve restoration of the goit, opening up views of the water by removing walls and replacing with balustrading, historical/environmental interpretation material, timber decking over the goit, planting and high quality paving, and repair and replacement of granite setts. Such works will greatly enhance the setting of the goit and act as a focal point for the Conservation Area, and are therefore considered an appropriate way providing open space enhancements within the vicinity of the site. This work will be in addition to the provision of a riverside walk of considerable length, the creation of a public square within the commercial core of the scheme, and the provision of communal garden areas for the residents.

Noise Issues

The location of the site, in an existing industrial area, and adjacent to Corporation Street and the proposed route of the Northern Section of the Inner Relief Road, is such that the future occupiers of the residential accommodation would be potentially affected by noise disturbance from road traffic and from individual industrial noise sources.

Planning Policy Guidance 24 – ‘Planning and Noise’ establishes the use of noise exposure categories (NEC’s) for the assessment of whether residential developments are acceptable in areas that are close to identifiable noise sources. These are set out below for ease of reference.

NEC

Noise need not be considered as a determining factor in A granting Planning permission, although the noise level at the high end of the category should not be regarded as a desirable level. B Noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection against noise. C Planning Permission should not normally be granted. Where it is considered that permission should be given, for example

66 because there are no alternative quieter sites available, conditions should be imposed to ensure a commensurate level of protection against noise. D Planning Permission should normally be refused.

PPG 24 contains a range of noise levels that relate to the categories and states that this should be used in assessment of proposals for dwellings exposed to noise from traffic and ‘mixed sources’. In defining mixed sources, it identifies that this refers to a combination of traffic and industrial noise, and confirms that a mixed source method of assessment should only be used where no individual noise source is dominant.

The guidance further explains that NEC’s should not be used for assessing the impact of industrial noise on proposed residential development, as the nature of this type of noise, and local circumstances may necessitate individual assessment.

The applicant has submitted a noise report prepared by Hepworth Acoustics in June 2003, which is based upon a PPG24 assessment of NEC’s. It identifies that the site is in Category C and Category B. The Category C element is at the Corporation Street end of the site.

However, whilst some of the site, due to its proximity to the traffic on Corporation Street, can be considered to be a mixed source noise environment, the western end of the site, where the private apartments are proposed to be located, contains industrial premises that produce individual noises to an extent that they are clearly the dominant noise source in the area. In this context it is appropriate for individual assessment to be undertaken, in addition to the PPG24 assessment.

Officers are currently in negotiations with the applicant regarding noise matters, and it is anticipated that such negotiations will be concluded satisfactorily prior to the Board meeting such that the outcome may be presented to Members at the meeting.

Air Quality

The site falls within the City Centre Air Action Zone, which represents one of two areas in the city that may not meet Government objectives for Nitrogen Dioxide levels in December 2005. In accordance with Council guidelines ‘Air Quality and Land Use Planning’, the applicant has submitted an Air Quality Assessment, carried out by Capita Infrastructure Consultancy in October, 2003.

Assessment of this has not yet been completed, however it is anticipated that this will occur in time to allow the outcome of this to be reported to Members at the Area Board meeting.

67 Sustainability

The site is being developed in a manner that offers substantial sustainability benefits. The location of housing within walking distance of the city centre, and in close to proximity to good public transport facilities will enable easy commuting without the need for vehicle use.

Its structural design using in situ concrete slabs is flexible, and offers good acoustic control. Externally natural low maintenance materials are employed. It is also intended that the project will utilise the Sheffield’s District Heating System, enabling hot water provision to be achieved in a thermally efficient way. Heat recovery, and ‘whole flat’ ventilation systems will further add to the minimal energy consumption of the scheme.

Amenity Provision for Future Residents

In terms of the provision of useable external amenity space, and of appropriate separation between living spaces the proposals are considered to be acceptable. The development is not in a suburban location where individual private amenity areas would be expected. It is an urban location and a high-density proposal where it is acceptable for residents to share communal areas of garden and recreation space.

The scheme provides courtyard garden areas for each block, and in addition to this also provides the riverside walk, the Public Square and amphitheatre, and improvements to the goit area. A significant number of properties have private external balconies. The sites location immediately adjacent to the river is also an important aspect of the amenity provision for residents.

All units have an acceptable level of separation between habitable rooms for a high-density urban scheme. A minimum separation distance of 20m is achieved throughout the scheme.

Landscaping

The proposals contain a significant element of landscaping, though not in a manner that would conflict with the hard industrial/urban appearance of the Conservation Area.

Boulevard tree planting will be provided on the Inner Relief Road frontage of the site, in line with the Urban Design Framework for that proposal. The public areas and shared communal gardens will contain planting but these are mostly internal to the scheme. The proposals include a commitment to high quality hard landscaping throughout the scheme with individual tree planting and ‘architectural planting’ elsewhere.

The concept proposed by the applicant is considered to be acceptable, with full details being approved by condition.

Impact Upon Existing Landscape Features

68 The existing landscape element affected by the proposals is the naturally colonised tree growth along the river edge on the northern boundary of the site. In order to facilitate construction work in this area and also to allow views of the river for the riverside walk, the applicant has proposed that the existing riverside trees are pollarded.

It is considered that this is a sensible approach, which will thin out the trees initially but will also encourage new growth. The pollarding work has been considered in the light of its impact upon ecological features, which are addressed elsewhere in this report.

Flood Risk

The site is located within the projected 1:100 year flood risk area adjacent to the River Don. The applicant has therefore undertaken a flood risk assessment, which considers the likelihood of flooding of the site, and the impact the development would have upon flood flows and flood water storage. The latter element is important to enable a judgement to be made upon the impact the development would have upon the risk of flooding upstream or downstream, through the displacement of floodwaters.

The Environment Agency have been consulted on the flood risk assessment undertaken and have confirmed that they have no objections. They acknowledge that the development will actually provide additional floodwater storage capacity, principally within the basement car park areas.

SUMMARY AND RECOMMENDATION

The proposal represents a substantial mixed-use development of a prominent site within the Kelham Island Conservation Area. The site has two different allocations in the UDP. Approximately 60% of the site is in a Mixed Use Area with the remaining 40% in a General Industry Area. The mix of uses is considered to be acceptable in the Mixed Use area but Housing is contrary to Policy IB5 of the UDP, which states that Housing is an unacceptable use in such areas. In this respect the proposal represents a Departure from the provisions of the Development Plan.

It will however, build upon the success of previous residential developments in the area, which is changing in character and on the application site contains a number of vacant buildings. Residential use will provide an attractive riverside development including extensive riverside walk provision and public spaces. The additional facilities provided by the mixed use nature of the development will provide much needed facilities for existing residents and future residents in the area.

The site layout and building design are considered to represent a significant improvement in the appearance of the site. Those buildings that are to be demolished do not make a significant contribution to the character and appearance of the Conservation Area. The scheme retains the buildings of interest and of typical character for the Conservation Area. It integrates these

69 successfully into the scheme which otherwise consists of a high quality modern development with contextual materials, and significant visual interest. As such it is considered that the development will enhance the appearance of the Conservation Area, and provide an appropriately scaled setting for the Inner Relief Road.

The proposal raises no highway safety issues, and several highway improvements will be undertaken as part of the scheme. The site is accessible and is in a sustainable location. The scheme will significantly improve pedestrian and cycle facilities within the area by the creation of the riverside cycle/footway.

The scheme will provide an acceptable level of amenity provision for residents, with appropriate privacy elements, significant elements of public space and shared garden areas, in addition to the riverside walk and the river itself.

The proposals will have no significant adverse impact upon features of ecological or landscape importance, and indeed offer measures to enhance the goit area adjacent to the site and provide further landscaping. The scheme takes account of the archaeological implications of the development, and exposes to public view important elements of buildings of archaeological value on the site, in the area around the proposed public square.

The outstanding matters, which are currently unresolved, are relating to noise impact from neighbouring industrial premises, and the completion of assessment of air quality issues. It is however anticipated that these items will be resolved successfully to enable a positive recommendation to be made at the Area Board meeting, subject to conditions, any relevant section 106 agreements, and to no adverse direction from the Secretary of State following referral.

RECOMMENDATION: TO REPORT

70 Case Number 03/02506/FUL

Application Type a Full Planning Application

Proposal Alterations and extension to Cathedral to form resources/community centre including ancillary offices/meeting rooms and erection of glazed porch to Nathex Tower - St James Row and Campo Lane

Location Cathedral Church Of St. Peter & St. Paul Church Street Sheffield S1 1HA

Date Received 14/07/2003

Team CITY CENTRE AND EAST

Applicant/Agent APEC Architects

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

In the interests of the visual amenities of the locality.

3 Before the development is commenced, full details of the proposed windows, doors, railings, and any external fittings, including lighting, and security equipment shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

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

71 To ensure that the archaeological features which lie within or adjacent to the site are recorded prior to the commencement of the development and are protected during the carrying out of the development.

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

In the interests of the amenities of the locality.

6 Before the development is commenced, full details of the proposed hard landscaping shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

7 Before work on site is commenced, full details of the access and facilities for disabled persons, as shown on the plans, shall have been submitted to and approved by the Local Planning Authority and the extensions shall not be used unless such access and facilities have been provided to the satisfaction of the Local Planning Authority and thereafter such access and facilities shall be retained.

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

Developers attention is drawn to the following directives:

1. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (Tel: Sheffield (0114) 2736677) as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.

Site Location

3 0 1 1 0 1

Queens House Queens Buildings B e

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3 26 6 7 PARADISE SQUARE W arehouse St Peter's House PH 68.0m 4

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73.8m PH 3 m 3

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LOCATION AND PROPOSAL

The application site is St. Peter and St.Paul's Cathedral, bounded by Church Street, East Parade, Campo Lane and St. James Row, in the City Centre. The building is a Grade 1 Listed Building and is a prominent part of the City Centre Conservation Area.

The proposals involve alterations and extensions to the building in the form of a two-storey extension on the north-western side of the site between the main building and Campo Lane, with pedestrian entrance from Campo Lane, though this is not intended to be a main public access. The proposals also involve raising the cill height of a large stained glass window within the northern elevation of the main building to allow pedestrian access beneath the re-shaped window, to the first floor level of the proposed two-storey extension.

The proposed extensions and alterations are intended to provide improved access across the site and through the building and to provide educational, social and community facilities. The Archer Project, the Cathedral's Breakfast Project, and accommodation for the local edition of the Big Issue will be housed in the extensions, along with a Learning Suite, meeting rooms, and exhibition/gallery space.

73 The two-storey extension will result in the removal of an existing 1960's lavatory and library block, with a cantilevered arched entrance porch. The 1960's Hall will remain and be incorporated into the new scheme. The new structures will use stone, glass, and terne coated stainless steel cladding as the dominant external materials. Alterations are also proposed to the existing car park area in the north-western corner of the site, resulting in limited, controlled access for servicing purposes, and otherwise use as a courtyard/garden.

The application is seeking Planning Permission. Despite the listed status of the building, Listed Building Consent is not required as the Cathedral has Ecclesiastical Exemption. Matters of detail relating to the impact of the proposals on the listed building are therefore not an issue for consideration as part of this application. This application deals primarily with the principle of the proposal, its impact on the character of the Conservation Area, and any other substantive Planning issues raised.

The applicant is seeking further approval from the Cathedrals Fabric Commission for England, in accordance with a Code of Practice associated with section 60 of the Planning (Listed Buildings and Conservation Areas) Act 1990. The Local Planning Authority is a consultee in this process along with English Heritage and the National Amenity Societies. It is possible that the scheme may be varied following this process.

RELEVANT PLANNING HISTORY

Planning Permission was granted in July 2002 for a similar level of alterations and extensions to the building, but involving a different design (ref.9B/0327P).

The current application represents an amended version of those proposals.

SUMMARY OF REPRESENTATIONS

The Sheffield Conservation Advisory Group considered the proposals at their meeting on 12th August, 2003. Their comments were minuted as follows:- ‘The Group expressed no objection in principle to the proposed development subject to further consideration being given to the incorporation of the proposed independent staircase tower within the volume of the adjacent new building’.

English Heritage have been consulted on the proposals and wish to make no comment.

The Victorian Society have stated that as the alterations appear to affect only those parts of the building that are post-1914 they would defer to the views of the 20th Century Society.

The Twentieth Century Society have stated that they feel the proposed extensions are a watered down version of previous successful additions to the

74 building, and would prefer to see extensions carried out in a more ‘contemporary idiom’. They further state that the proposed extensions are made up of many parts and a comprehensive scheme would be more satisfactory.

PLANNING ASSESSMENT

Policy Issues

As an extension of existing Cathedral facilities, the proposals raise no significant issues in respect of land use policy. The proposals will however have a significant impact on the appearance of a building within the City Centre Conservation Area, and the building is listed. It is therefore necessary to consider the proposal in the light of Policies BE15, BE16, BE17, and BE 19. The requirements of the policies are summarised below:-

(xix) BE15 - development should preserve or enhance buildings and areas of special architectural or historic interest. Development that would harm such areas should not be permitted.

(xx) BE16 - sufficient information is needed to determine that the scheme will preserve or enhance the character or appearance of the Conservation Area.

(xxi) BE17 - a high standard of design and materials is expected for new buildings within the Conservation Area.

(xxii) BE19 - development affecting listed buildings will be expected to preserve the character and appearance of the building.

Assessment of the proposals in relation to the Policies is undertaken below.

In addition, Policy BE22 requires protection of sites of Archaeological Interest. The Cathedral site has the potential for considerable archaeological interest. This matter is considered in more detail below.

Impact on the Character and Appearance of the Listed Building, and the Conservation Area.

The proposals are mainly concentrated in the north-western corner of the site, which is highly visible when viewed from Campo Lane, and from St. James Row. This area is currently used for car parking and bin storage and is the most unattractive element of the site. It also contains 1960's extensions to the building that are not of particularly high quality, or entirely harmonious with other buildings on the site or the Conservation Area in general.

The proposed development represents an opportunity to improve the appearance of this part of the site, and to give the Campo Lane frontage more life at pedestrian level. Proposed alterations to the Narthex tower, to provide

75 an internal glazed lobby, and which were approved as part of the previous application are unaffected by these proposals.

The scheme involves a greater mass of built form close to the footpath, and in view from the northwest. However, despite being two storeys high, the extensions are set at a level approximately one storey lower than the Chapel of the Holy Spirit, and the Nave. As such the main views of the buildings with the most historic and architectural interest on the site will be maintained. An important design feature of the scheme is its reinforcement of a strong north south axis to the additions.

The proposed extensions reflect the materials used elsewhere on the site, being principally smooth faced natural stone, glass, and turne steel used as both a facing and roof material. A glazed roof will also be a prominent feature when viewed from St. James Row. The design of the buildings incorporates elements of the existing buildings on the site, in terms of roof form and pitch, buttresses, vertical emphasis in the treatment of the elevations, and proportions. The design does not however attempt to copy the appearance of the existing buildings. They have a modern appearance but use high quality materials and respect the design of the existing buildings, without detracting from their appearance.

The new buildings are of appropriate scale for the site, and for this part of the Conservation Area, and will provide an enhanced frontage for the Cathedral onto Campo Lane. The extensions now proposed are considered to represent an improvement to the previous approval. They provide more visual interest, and are considered to be more refined in their appearance.

In this context the proposals are considered to be acceptable in terms of their impact upon the character and appearance of the Listed Building and on the Conservation Area.

Accessibility

The proposals greatly improve access for disabled persons to all areas of the site. The previously approved alterations to the Narthex tower remove a stepped entrance from the Cathedral forecourt onto Church Street, and the revised extensions and alterations for which approval is now sought provide appropriate access along the north-south axis of the buildings.

In this context the proposals represent a significant improvement in the accessibility of the site and its buildings for disabled persons.

Impact Upon existing Landscape Features

The proposals will result in the loss of significant elements (shrub and tree planting) of the landscaped embankment in the far north-western corner of the site, to facilitate the provision of a courtyard garden. These elements will be replaced by appropriate species in the reconstruction of the embankment, and the landscaping of the garden, including the roof garden to the 1960’s hall

76 extension, highly visible from St. James Row. Their loss and replacement in this manner is considered to be acceptable.

Archaeology

An archaeological assessment of the area of proposed working has been, carried out by ARCUS, and was submitted by the applicant for consideration of the previously approved scheme. This assessment is still relevant for this amended proposal. The assessment indicates that the proposed external works, are unlikely to affect structural remains relating to earlier church buildings. The works are within an area that has been churchyard for some considerable time. As such the principle effect of the proposals on below ground archaeology will be on the burials known to be located in this area.

Therefore, provided that arrangements are made by the applicant for appropriate recording work to be undertaken, including the affected areas of the Cathedrals fabric, which can be secured by an appropriate condition, the proposal is considered to be acceptable in this regard. As part of this revised submission the applicant has given a commitment to such work being undertaken.

Highways Issues

The proposals will result in the loss of an area of car parking in the north- western corner of the site. However this accommodates only a few spaces, and given the City Centre location of the site, and its proximity to public transport services the loss of parking is considered to be acceptable.

Service access to the rear of the property is maintained, and whilst the access is not ideal in highway safety terms, owing to limited visibility, improvements would compromise the need to maintain appropriate built form up to the back edge of footpath. In the circumstances with infrequent service vehicle use of the access it is considered inappropriate to seek such improvements.

RESPONSE TO REPRESENTATIONS

As requested by Sheffield Conservation Advisory Group, consideration was given to the incorporation of the staircase block into the main extension. However it was considered that this could not be achieved without affecting the simple form of the entrance to the Campo Lane reception area, and the present form and position of the staircase block serves a useful enclosing function to the semi private garden area to its rear. For these reasons it is considered that the proposals are acceptable in their current form.

SUMMARY AND RECOMMENDATION

The proposed alterations and extensions are considered to represent an improvement in visual amenity terms over the previously approved scheme for the site, and are therefore considered acceptable in terms of their impact upon

77 the character and appearance of the City Centre Conservation Area and the Listed Cathedral buildings.

They significantly improve accessibility to the site and through the buildings for disabled persons, and are acceptable in terms of their impact upon features of archaeological interest. The proposals raise no significant highways issues and retain more of the existing landscape features on the site than the previous proposal.

It is therefore recommended that Planning Permission is granted for the proposals.

Case Number 03/03464/FUL

Application Type a Full Planning Application

Proposal Alterations and extension of main station concourse and associated areas

Location Railway Station Sheaf Street Sheffield S1 2BP

Date Received 22/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent Owen Ellis

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

In the interests of the visual amenities of the locality.

3 Before the development is commenced, details of the following shall have been submitted to and approved by the Local Planning Authority:- (1) the stainless steel structure and fixings to glazed infill to the arches,

78 including cross sections showing the detail of cutting into stonework; (2) the external entrance doors and escape doors; (3) the glazed external canopies and lobby structure; (4) open roof vent panels, including extract fans; (5) folding doors to Sheaf Square.

In the interests of the visual amenities of the locality.

4 The stonework and aluminium curtain wall system to station administration and passenger facilities shall match the facing materials to the existing waiting area.

In the interests of the visual amenities of the locality.

5 Before the development is commenced, details of the following shall have been submitted to and approved by the Local Planning Authority:- (1) proposals to identify glazed areas for the visually impaired; (2) wayfinding means within the concourse for disabled persons; (3) details of dropped kerbs between vehicular access and footways; (4) measures to minimise conflicts between pedestrians and service vehicles adjacent to the service entrance.

In the interests of providing adequate facilities for disabled persons.

6 Entrance doors shall have a clear opening width of 1.8 metres and include automatic doors unless otherwise agreed in writing by the Local Planning Authority.

In the interests of providing adequate facilities for disabled persons.

7 Before the development is commenced, details of the timing and layout of the car parking area for disabled persons shall have been submitted to and approved by the Local Planning Authority.

In the interests of providing adequate facilities for disabled persons.

79 Site Location

M Posts 55.2m

Sheffield Hallam University

D S

N u b

O w a P y

ET RE ST F EA H S m .1 56

Shel ter

Midland Station 1

P Sheaf Square M

Sheaf House

Dyson

House e

t Tank S

G LOCATION AND PROPOSAL

The application site consists of the station concourse, the taxi rank, the vehicular drop-off area and the adjacent accommodation through to the edge of Platform 1. The scheme is intended to provide improved passenger facilities, such as ticket facilities, toilets, disabled facilities within an improved environment. It is also intended to bring many of the back of house and operational areas together, as they are currently distributed throughout the station.

The scheme involves extending the concourse into the areas occupied by the taxi rank and vehicular drop-off area. This will allow an enlarged ticket office to be provided within the former taxi rank area with associated staff and administration facilities. The retail units will be relocated from the existing concourse into the area used for vehicle drop-off, along with a food and drink use which has the potential to spill out onto Sheaf Square. The existing concourse area will be released for pedestrian circulation and waiting areas. In order to achieve the above, the existing stone arches to the front elevations of the station will be infilled with clear planar glazing. The new facilities within the enlarged station concourse will be designed as buildings within a building. They will have flat roofs, so much of the concourse roof structure is exposed.

80 The taxi and short stay car parking will be relocated to the south of the station concourse and Sheaf Square and accessed from Cross Turner Street.

REPRESENTATIONS

Two letters of representation were received, one of which is from the Railway Heritage Trust. The Trust are generally supportive of the proposals but raised concerns that ventilation is not being provided to the retail units and commented that care needs to be taken with the design of the Customer Information system, fixings and cables, etc. The glazed screens to the arches should be kept clear of signage and clutter and the use of the rail alphabet for signage would be preferred.

The other observations are:

- the extensions on Platform 1 should be removed to expose the original buildings, not reclad - the large retail unit constricts the concourse and creates clutter and affects the setting of a listed building. It should be reduced in scale and provided with a curved frontage - all the decorative wrought iron panels should be retained and new panels commissioned in a contemporary style.

Sheffield Conservation Advisory Group comments are as follows: The Group felt that the scheme would damage the character of the Grade 2 Listed Midland Station, which is the gateway to the City for many visitors. The design of the scheme would involve the conversion of the porte-cochere into a fully enclosed block with retail outlets. The character of the present concourse is that of a porte-cochere, largely open and arcaded and top lit. The Group felt that some form of kiosk development within the porte-cochere could be acceptable provided it retained much of the external open arcade and was disengaged from the front and sides of the arcade. The proposed canopies over the entrances are out of scale and inappropriately designed. Approval to the scheme in its present form should be refused.

PLANNING ASSESSMENT

Policy Issues

The site is identified as lying within a Business Policy Area in the Unitary Development Plan. In policy terms small shops and food and drink uses are acceptable in principle. Development affecting listed buildings is expected to preserve the character and appearance of the building.

The proposal is in principle supported by the City Centre Masterplan. The improvement of the station, the regeneration of the area around it and the improvement of links between the station and the City Centre is one of the priority project areas.

Design and Listed Building Issues

81 The stonework to the front elevation is to remain largely unaltered as are the original stone elevations under the porte-cochere.

Porte-cochere

The glazing infills will be set back from the front of the stonework and be filled with clear frameless planar glass. Internal walls have been positioned so that they are set back from the glass across the whole of the front elevation to allow views into the building from the street. Modern glass canopies will be introduced over the main entrances to the concourse, also utilising planar glass. The existing glazed roof to the porte-cochere will be retained and ventilation introduced by means of fans and opening roof vents. The new internal buildings within the concourse are to have flat roofs with an independent support structure clad in a secret fixed cladding system, the details of which have not yet been determined. The existing buildings to the south of the pedestrian footbridge on Platform 1 are to be re-elevated and clad in stone and powder coated aluminium to match the appearance of the waiting area under the footbridge.

Given the need to enclose a larger area of the porte-cochere in order to provide facilities befitting a modern station the design solution is considered to be sympathetic to the listed station. The design is crisp and modern and has a minimal impact on the structure of the original listed building. The frameless glass infill will ensure the stone arches remain dominant. The flat roofed buildings within the porte-cochere will ensure that the ornate roof structure and glazed roof is clearly visible from within most of the concourse.

The north end of the porte-cochere is to be glazed with frameless tinted glass with an opaque backing. This elevation will be prominent from Sheaf Street and ideally should allow views into the concourse and therefore create a more interesting and active frontage. The applicant has been pressed to look at means of allowing views into this elevation but this has not been possible to achieve. This is because this end of the building is needed to accommodate the back of house operational areas (toilets, staff rooms and secure ticket sales administration and services) which are essential to the functioning of the station and cannot reasonably be located elsewhere.

Ideally, the porte-cochere should have a more open character as originally intended. However this has not been possible to achieve due to space requirements and the need to address the existing deficiencies of the station concourse. Given these constraints and provided the works are carefully detailed, it is considered that the design will preserve the architectural and historic character of the listed building.

Access Issues

As a result of enclosing the vehicular drop-off area, the disabled parking will be moved slightly further south increasing the distance to the ticket hall. However, a reception/help point will be provided on the site of the existing

82 ticket office which will provide assistance for disabled people which compensates for the increased distance.

Details of internal features to facilitate access for disabled people are controlled by condition.

RESPONSE TO REPRESENTATIONS

Ventilation to the retail units is to be part of the fit out works in these units.

The concourse area adjacent to the large retail unit is between 5 and 6m wide which is not considered to be excessively constrained. The unit may be split into more than one unit and whilst it does stand in front of part of the listed building, reducing its size, would not have a significant effect unless it was drastically scaled down.

All the decorative wrought iron panels are to be retained. They are intersected by the flat roofs of the accommodation within the concourse. Consequently, they will be repaired and retained in position behind new infill so that they can be exposed as appropriate in the future.

The applicants have been encouraged to remove the unattractive buildings on Platform 1.

When the station was originally constructed the design did not allow for the ticketing, retail/food and drink outlets, toilets and back up services that are necessary for a modern station. The option of setting back the frontage to enable an internal arcade to be created has been explored but the applicants have been unable to adopt this as it would reduce the available floorspace by at least one seventh and create difficulty and expense of detailing.

The proposed canopies are of a minimal contemporary design and the impact on the listed building is therefore considered to be acceptable.

SUMMARY AND RECOMMENDATION

Whilst there are some reservations about further infilling the porte-cochere these are outweighed by the benefits of improving the environment and facilities for passengers. The station is a reception point for visitors to the City and the regeneration benefits of improving public perceptions of the City are significant. It is therefore recommended that planning and listed building consents are granted.

83 Case Number 03/03623/HOARD

Application Type an Advertisement Hoarding Application

Proposal 1 x 48 sheet free-standing hoarding

Location 43 Attercliffe Common Sheffield S9 2AE

Date Received 30/09/2003

Team CITY CENTRE AND EAST

Applicant/Agent BPS Advertising Ltd

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority consider that the proposed advertisement, owing to its size, siting, design and long range of visibility on approach from the east, represents an excessively prominent feature within the street scene and is out of character with adjacent buildings, in particular No. 43 Attercliffe Common and the adjacent former Vestry Hall. In these respects the proposal is contrary to Policy BE13 of the Sheffield Unitary Development Plan.

Site Location

3 Shelter

1 1 El

9 FR AN Sub Sta K P LA C E

EET GERALD STR 5 43.6m 5 N EW AR K S TR

EE 1 T

1 6 3 Vestry Hall 6

6 0

1 5

3 4

BM 43.16m Polic e W Station H IT Dr W Jo O hn R W T or H Sch rall ool

1 3

to 3 3 7 Garage 1 1

5 1 41.8m

H O W D E N R O 3 A 1 D 2

4 T E E R T 7 Works S Y B T L A M 6

F EL L R 9 O A Works D

1 0

C LA LB Y S T RE E T 1 2

LOCATION AND PROPOSAL

The application site is located on the northern side of Attercliffe Common, opposite Attercliffe Police Station and Don Valley Stadium, in an area that is predominantly commercial in character, though detached from the shopping centre of Attercliffe. The site lies on the boundary between the former Attercliffe Vestry Hall and no.33 Attercliffe Common, a two storey building currently used as a café/hot food take away.

The proposal involves the erection of a free standing 48-sheet advertisement hoarding, set in front of the gable of no.33, and at right angles to the highway. The hoarding measures 6.3m x 3.3m, and is set on a 1.2m high plinth, giving an overall height of 4.5m above ground level.

The hoarding has already been erected, and the application is therefore retrospective.

RELEVANT PLANNING HISTORY

There is a history of Discontinuance Action dating from 1992, in respect of previously displayed Advertisement Hoardings on the adjacent building (no.33 Attercliffe Common).

85 SUMMARY OF REPRESENTATIONS

No representations have been received.

PLANNING ASSESSMENT

Policy Context

Policy BE13(a) of the UDP states that large poster advertisements such as this will not be permitted where they are out of scale and character with the surrounding environment.

PPG19 ‘Outdoor Advertisement Control’ states that in determining applications for advertisement hoardings, Local Planning Authorities should consider their impact upon amenity and public safety. The proposal raises no public safety considerations, and should therefore be assessed in the context of the above UDP Policy, and in terms of its impact upon amenity.

Impact Upon Amenity

The proposed hoarding as already erected, is considered to be wholly inappropriate in amenity terms, in that it is out of scale with the domestic scale of the adjacent buildings, and it detracts from the pleasing appearance of the former Vestry Hall building and its garden fronting Attercliffe Common. It has a long range of visibility when approached from that part of Attercliffe Common to the east, which exacerbates its impact, and it is considered that it detracts from the significant environmental improvements that have occurred in the locality in recent years. It is therefore considered that the proposal is unacceptable in amenity terms and contrary to Policy BE13 of the UDP.

ENFORCEMENT

As the proposed hoarding has already been erected Members are requested to give authority to the Director of Legal and Administrative Services to take all necessary steps including enforcement action and if necessary the institution of legal proceedings to secure the removal of the hoarding.

SUMMARY AND RECOMMENDATION

The proposed advertisement hoarding is out of scale and character with the adjacent buildings, and with the surrounding area in general. It is excessively prominent and detracts from the recent environmental improvements undertaken in the locality. It is therefore recommended that Advertisement Consent is refused, and that Members authorise the Director of Legal and Administrative Services to take all necessary steps including enforcement action and if necessary the institution of legal proceedings to secure the removal of the hoarding.

86 REASON FOR REFUSAL

1. The LPA consider that the proposed advertisement, owing to its size, siting, design and long range of visibility on approach from the east, represents an excessively prominent feature within the street scene, out of scale and character with adjacent buildings, in particular no.43 Attercliffe Common, and the adjacent former Vestry Hall. As such the proposal is contrary to Policy BE13 of the Unitary Development Plan for Sheffield.

87 Case Number 03/03647/LBC

Application Type a Listed Building Consent Application

Proposal Alterations and extension of main station concourse and associated areas

Location Railway Station Sheaf Street Sheffield S1 2BP

Date Received 06/10/2003

Team CITY CENTRE AND EAST

Applicant/Agent Owen Ellis

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 Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 Before the development is commenced, details of the following shall have been submitted to and approved by the Local Planning Authority:- (1) stonework repairs; (2) floor finishes; (3) steel security mesh to roof structure; (4) elevations and materials of the internal buildings and retail units; (5) soil vent pipes and ducts, grills and services where visible and where they impact on the structure of the listed building; (6) cross sections showing infilling to decorative wrought iron panels; (7) signage details.

In the interests of protecting the architectural and historic character of the listed station.

88 Site Location

M Posts 55.2m

Sheffield Hallam University

D S

N u b

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ET RE ST F EA H S m .1 56

Shel ter

Midland Station 1

P Sheaf Square M

Sheaf House

Dyson

House e

t Tank S

G 03/03647/LBC

FOR OBSERVATIONS AND REPRESENTATIONS SEE REPORT FOR NO. 03/03464/FUL ON THIS AGENDA.

89 Case Number 03/03750/FUL

Application Type a Full Planning Application

Proposal Erection of new joint denominational primary school building with playing fields

Location Site Of St Oswalds Primary School Southend Road Sheffield

Date Received 13/10/2003

Team CITY CENTRE AND EAST

Applicant/Agent DSDHA (Fao. Wolfram Schneider)

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

In the interests of the visual amenities of the locality.

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

In the interests of the visual amenities of the locality.

4 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and hedges within and/or

90 adjoining the site of the development during construction works shall be submitted to and approved by the Local Planning Authority. These measures should 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.

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

In the interests of the amenities of the locality.

6 Details of the drop-off point for disabled persons and widened footpath to the south of the site have not been approved. Before the development is commenced, such details shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such approved details are implemented unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality and to ensure ease of access and facilities for disabled persons at all times.

7 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.

8 Before the development is commenced, details shall have been submitted to and approved in writing by the Local Planning Authority:- (1) Layout and construction of the sports facilities; (2) Community access agreement. The development shall not be used unless such approved details have been implemented unless otherwise agreed in writing by the Local Planning Authority.

To ensure that acceptable sports facilities have been provided and community access provided.

9 The existing school buildings shall be demolished following the occupation of the new building, to a timescale to be prior agreed with the Local Planning Authority.

91 In the interests of the visual amenities of the locality.

Developers attention is drawn to the following directives:

3. Before commencing development the applicant should consult with YEDL Diversions, 98 Aketon Road, Castleford, WF10 5DS, Tel No: 01977 605773. If a new supply or alterations to an existing electricity supply is required please contact IUS New Connections, Cargo Fleet Lane, Middlesborough, TS3 8DG, Telephone No: 01642 258005.

4. The applicant is advised that Sport England provides guidance with regard to the mini grass pitch. See Sport England's web page, in particular Sport England publication list 2002-2003. Guidance Note Ref No: 0920 'Natural Turf for Sport, Design Guide' which can be ordered on line. Alternatively, it can be ordered by Tel No: 08700 5210255. The Note provides useful information on the formation of playing pitches. Sport England also publish 'A Guide to Design, Specification and Construction of Multi Use Games Areas (MUGAs), Including Multi-Sport Synthetic Turf Pitches (STPs)' which may assist in the development of the MUGA. The publication is also available on the Sport England web site www.sportengland.org or by telephone.

92 Site Location

7 0 1

M AN OR O 3

A 93

6 K

2 S

3 R 4 O AD

14 0

3 0

1 0

2 2 8 2

Th e C at ho o f li c Q Ou Ch ue r L ur

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9 Presbytery

9 1

1 Pa th

9 8 9 7

2 d's wal t Os S ool Sch RC

Post 1

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LOCATION AND PROPOSAL

St Oswald’s School is currently formed of a series of flat roofed brick faced buildings located on land to the east of Southend Road. Land falls steeply to the north and a lesser fall to the east. School buildings are set to the south west of the site with playgrounds and grassed areas on plateaux to the west and north. The eastern area of the site is formed of a grassed games field which extends into a larger open space from Manor Lodge to Manor Oaks and beyond and bounded by Manor Lane.

In the locality the main land use is residential with the Catholic Church of Our Lady Queen of Heaven on the northern boundary. Access is provided from the school to this church.

A footpath runs along the southern boundary of the site being approximately 1m in width adjacent to the side garden of No. 90 Southend Road, opening up onto the open space beyond. Other boundaries are formed of hedges and low fencing around the open space and church, and metal railings approximately 1.5m high to Southend Road.

It is proposed to erect a new inter-denominational school to the east of the existing school. This will enable the existing buildings to be used during

93 construction of the new school. New development will consist of an irregular shaped building two storeys high with a pitched slate tiled roof with projecting ‘roof chimney’ skylights. The main facing material is render with large areas of metal mesh protections on the southern elevation separated by horizontal breaks. To accommodate change in levels a ramp on the northern elevation provides access to the first floor from the car parking area. This ramp links with the main access route from Southend Road. The ramp is faced with concrete which, it is intended, will have planting on its face.

A major feature of the building is its ‘spiritual tower’ set towards the entrance area. It is proposed that the tower will be of stainless steel mesh approximately 9m above eaves and subject to sponsorship to enable its construction. Balustrades will be of concrete and metal mesh.

Existing outdoor play and sports facilities will be provided by a new hard surfaced multi-games area in the north corner of the site adjacent to the church and in the current sports ground area. A further grass sports pitch for mini soccer is proposed adjacent to Southend Road between the new vehicular and pedestrian accesses. Other play areas are located south of the pedestrian access providing hard play areas and nursery foundation play spaces.

Vehicular access will be relocated northwards adjacent to the current school/ church boundary. Double gates will lead to a parking area alongside and to the east of the grass sports pitch. Space is provided for 20 cars including 3 disabled bays and refuse vehicle manoeuvring. A drop-off point for pupils with disabilities is proposed by the main pedestrian access.

Existing landscaping features are to be retained wherever possible including boundary hedges and gaps made up. New planting will be of heavy standard trees, of native species. Landscaped grass areas will have meadow grass and ground planting.

Further to hedges, security fences are proposed around the site 2m high with an additional 3m high fence around the grass sports pitch acting as a boundary/ball fence in that location adjacent to Southend Road.

The school is described as inter-denominational. The new facilities will accommodate an amalgamation of St John’s Church of England School and the current St Oswald’s Infant/Junior Catholic School. Such an amalgamation will enable the current Primary School to exist in the face of falling roles within a single site.

RELEVANT SITE HISTORY

None

94 SUMMARY OF REPRESENTATIONS

Letters of support for the proposal have been received from the Headteacher and Chairperson of Governors, St John’s (Park) CE Primary School, the Headteacher of St Oswald’s Catholic Primary School and the Principal Development Officer, Education Planning and Premises Services of the City Council.

PLANNING ASSESSMENT

Policy Issues

The current school site falls within a Housing Policy Area and Open Space Area in the UDP, the open space being used for formal play. Policies H10, LR5 and LR7 are thus relevant. Within Housing Areas, Policy H10 states that Community Facilities and Institutions (D1) are acceptable, schools fall within this category.

The proposal will result in the loss of part of the current open space for development. Policy LR5 ‘Development in Open Space Areas’ details criteria where development will not be permitted in Open Space Areas. In this case although development will project into a current Open Space Area, it is not considered that it will significantly detract from the green and open character of the area.

The building is designed to sit low within the site with new native plantings, the proposal has also been drawn in conjunction with the redevelopment of Manor Lodge Park by Sheffield Wildlife Trust providing educational links. In relation to the Manor Heritage site the proposal is located at a much lower level and would not restrict views to the site or otherwise affect its setting. It is thus not considered that the proposal will contravene Policy LR5.

Policy LR7 refers to ‘Development of Recreational Space for Non Recreational Uses’. The proposal involves development on part of the current playing field but this is countered by provision of a multi-sports area and grass mini football pitch. Such replacement is considered to meet Policy E5 of Sport England as a specific circumstance applies:

“The proposed development is for an indoor or outdoor facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the field or playing fields.”

Thus Sport England raised no objections to the application subject to conditions.

Government Guidelines (PPG17) also relate to open space replacement which Sport England refer to as an exceptional circumstance.

An important issue in considering replacement of outdoor sports facilities is community use. In this case, the applicant has indicated that consideration

95 has been given to allow community access to the grass sports pitch which has been located prominently on the Southend Road frontage and adjacent to the school car park. These two areas have been designed to allow out of hours access without compromising the security around the remainder of the school premises.

Design Issues

The design of the building is radical in concept but also contains features such as the slate roof and location of building to complement existing features and surrounding development in the area. That is the building is set lower in the site than the existing building to allow views out of the site. Due to the nature of the area security features are considered a necessity particularly on the southern elevation. This has been designed to emphasise the horizontality of the building with areas of mesh separated by bands of windows. Details of the mesh also includes strong vertical bars with thinner horizontal bars, spaces being oblong. Areas of concrete particularly the ramp will be painted to soften the impact of the material.

Overall the proposal presents a modern, strong design with good facilities for local children. The current buildings no longer meet the needs of the community and is in poor condition.

Amenity Issues

The site’s use will not change, however facilities will be relocated, for example the school building is moved away from the Southend Road frontage and a sports pitch located close to this boundary with resultant noise from players. However, this facility will be used mainly in conjunction with the school and local residents will be used to general noise from the school. As stated above, community use is proposed for this pitch, mainly at weekends, as no illumination is proposed such activities can only take place during daylight hours.

The visual impact of the proposal on the local community is determined by the location of the building and boundary treatment. In general a 2m security fence is proposed around the site, in some cases incorporated into new or existing landscaping. A fence of such height is not uncommon around schools in residential areas and subject to design need not be necessarily obtrusive. A higher fence is proposed on part of the Southend Road frontage incorporated into the sports pitch. However due to change in levels, its impact will be reduced.

In general it is not considered that the proposal will adversely affect the amenities of local residents and will bring benefits in terms of modern school facilities for children on the Wybourn Estate.

96 Highway Issues

Overall the access and parking facilities are considered to be acceptable. A final location for the disabled drop-off point has not been agreed and will be conditioned. The footpath on the southern boundary of the site is narrow between the school and the adjacent house and garden. This should be widened and the applicant has included a potential land swap with the Sheffield Wildlife Trust to enable the relevant footpath section to be widened by a further metre.

Accessibility Issues

As stated above provision will be made for a disabled drop-off point and internal disabled parking bays. Ramps within the site are not specifically designed for disabled access as lift provision is included within the school building.

SUMMARY AND RECOMMENDATION

This proposal will bring a new Landmark School in the Manor and Castle area. New facilities and a strong architectural design will aid the changes in the social and economic life of the area generated by a comprehensive community led regeneration plan plus a new expanded proposal for the Manor Lodge site and farmland. It is proposed that the new school will link into this development on the Manor Lodge site. The new school is intended to allow faith schools to be retained in the area notwithstanding falling roles and will also provide community sports facilities. Although open space is lost sports facilities will be replaced to a higher standard.

It is therefore recommended that the Area Board approve the application.