SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH DATE 21/02/2006 PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Bob Bryan TEL NO: 36329 John Williamson 34944

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

03/04404/FUL Top Side Farm, 13 Top Side, Grenoside, 5 Sheffield, S35 8RD

04/03546/FUL Former Magnet Hotel, Southey Green Road, 12 Sheffield,

05/00224/OUT Sheffield Ski Village, Vale Road, Sheffield, S3 22 9SJ

05/00917/FUL Riverdale Flats, 15 Riverdale Road, Sheffield, 38 S10 3FA

05/01170/CAC Riverdale Flats, 15 Riverdale Road, Sheffield, 53 S10 3FA

05/03910/FUL Garden Of, 4A Slayleigh Lane, Sheffield, 56

05/03978/FUL The Dell, Loxley Road, Loxley, Sheffield, S6 63 6RW

05/04298/FUL Land Adjacent To 34, Stephen Lane, Grenoside, 69 Sheffield, S35 8QZ,

05/04507/OUT Land Opposite 76 To 92, Green Street, Deepcar, 76 Sheffield, S36 2PZ,

05/04572/FUL Land Adjoining 18, Churchill Way, Sheffield, S35 83 2PY,

3 4 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 21/02/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

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

Case Number 03/04404/FUL

Application Type A Full Planning Application

Proposal Application under Section 73 to vary Condition 8 imposed by 99/0472P - Resurfacing of drive entrance and courtyard

Location Top Side Farm, 13 Top Side, Grenoside, Sheffield, S35 8RD

Date Received 26/11/2003

Team NORTH & WEST

Applicant/Agent Development Land & Planning

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, a sample panel of stonework shall have been constructed on site and approved in writing by the Local Planning Authority

In the interests of the visual amenities of the locality

3 Before the development is commenced a sample of the proposed new roofing material shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality

4 Before the development is commenced, full details of the proposed window and door specifications including materials, final finish and reveal depths shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality.

5 Before the development is commenced, full details of the proposed service installations, including meter boxes, security systems, satellite dishes, external lighting, etc., shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality

6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any order revoking or re-enacting that Order, no extensions, porches, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the dwelling shall be constructed without the prior permission of the Local Planning Authority

To ensure that the traditional architectural character of the building group is retained and there is no visual intrusion which would be detrimental.

7 The car parking accommodation shown on the plans, including the refurbished cart shed, shall be provided prior to the occupation of the dwellings and shall thereafter be retained.

To ensure that adequate car parking accommodation is available

8 The drive entrance shall be resurfaced within 3 months of the date of this permission in accordance with the submitted plans in a material to be submitted and approved in writing by the Local Planning Authority and the resurfaced concrete courtyard surface shall be retained as constructed.

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

9 The existing gateposts adjacent to the cart shed shall be retained in the position indicated on the plans unless otherwise agreed by the Local Planning Authority

In the interests of the visual amenities of the locality

10 Before the development is commenced, full details of the proposed new boundary treatments shall have been submitted to and approved by the Local Planning Authority.

In the interests of the visual amenities of the locality

Site Location

LOCATION AND PROPOSAL

The site is located on the southwest side of Topside on the edge of the built up area of Grenoside.

In 1999 planning permission was granted for the rebuilding of a derelict barn to form a dwellinghouse in the middle of a range of three buildings arranged in an ‘L- shape’ alongside a courtyard (application no. 99/0427P refers).

Condition no.8 of planning permission no. 99/0427P stated that ‘the drive entrance and courtyard shall be resurfaced in accordance with the submitted plans within 6 months of the occupation of the dwelling’. The reason for the condition was in the interests of traffic safety and the amenities of the locality.

The site area to which application no. 99/0427P related included the access off Topside and most of the courtyard beyond it but excluded a significant portion of the western part of the courtyard.

The approved drawings noted that the existing concrete to the courtyard was to be broken out and removed and relayed with pressed concrete paving with stone cobble effect finish, and that the existing concrete surface on the access drive was to be dug out and relayed with granite or stone setts.

The whole of the courtyard and part of the access drive has since been resurfaced in concrete with a plain textured finish.

The current planning application seeks vary condition no.8 of the previous planning permission to provide granite setts from the site entrance into the yard and retain the existing concrete surface to the remaining areas of the yard.

In support of the proposal the applicant has made the following submissions; - prior to the restoration of the derelict former agricultural building the farmyard was previously surfaced in concrete, with no pattern in the concrete and replacing it with concrete represents no change and no adverse demonstrable harm; - the former farmyard is well screened from public view, the part of the yard visible adjoining the public highway is being treated in granite setts; - the approved plans cover two-thirds of the yard and that if a pressed cobbled effect concrete surface is provided the yard will contain three separate and different surface treatments resulting in an alien surface treatment detrimental to the overall appearance of the site and setting of the traditional buildings; - the provision of cobble effect pressed concrete surfaced farm yards are uncommon features not replicated in the conservation area.

The applicant has investigated the use of a textured surface treatment but considers the cost to be excessive and unwarranted in this instance.

RELEVANT PLANNING HISTORY

In 1999 planning permission was granted for the rebuilding of a derelict barn in the middle of a range of three buildings arranged in an ‘L-shape’ alongside a courtyard (application no. 99/0427P refers).

Condition no.8 of planning permission no. 99/0427P stated ‘The drive entrance and courtyard shall be resurfaced in accordance with the submitted plans within 6 months of the occupation of the dwelling’. The reason for the condition was in the interests of traffic safety and the amenities of the locality.

8 SUMMARY OF REPRESENTATIONS

10 letters of objection have been received relating to the following matters;

- the courtyard and driveway look a mess, the finish is not in keeping with the standards in this conservation area, the plain concrete of which 90% can be seen from Topside spoils the effect of the three restored dwellings; - the site is not now a working farmyard, it is purely an area for access to the dwellings and car parking; - the cobbled effect would obliterate the blight created by the uncharacteristic use of concrete, the original should be implemented in full;

2 letters of objection have been received from Grenoside Conservation Society relating to the following matters;

- this development was allowed to go ahead providing the character of the area was not affected; - this development is in the heart of the Conservation Area and should not be allowed to override the original plans; - do not accept that cobble effect pressed concrete surfacing is inappropriate, this is an integral part of the planning consent that recognises the changes that would take place in the restoration of this former derelict agricultural building.

Ecclesfield Parish Council’s comments; - no objection.

PLANNING ASSESSMENT

The site lies within the Grenoside Conservation Area. Policies BE15, BE16 and BE17 of the Sheffield Unitary Development Plan relate to development in conservation areas. Policy BE15 seeks to preserve or enhance buildings and areas of special architectural and historic interest. Policy BE16 seeks to ensure that proposals contain sufficient information to judge their impact, that buildings which make a positive contribution are retained and that redevelopment sites which detract from a conservation area will be encouraged where it would enhance the character or appearance of the area. Policy BE17 expects a high standard of design using traditional materials.

The courtyard is bounded on it’s north side and most of its west side by existing buildings. This ‘L-shaped’ range of buildings comprises New Dolls House, The Barn and no. 13 Topside. These buildings adjacent to the courtyard are not listed buildings but do contribute towards the character and appearance of the conservation area.

The courtyard is accessed on its east side from Topside. The access is approximately 4 metres wide and aligned at a slight angle to Topside. The access passes between a stone boundary wall on its southern side and the end property (no.13 Topside) on its northern side. The access drive is 8 metres long on average and there is an open railed wooden gate partway along the access drive.

There is an access through to a field in the southwest corner of the courtyard. The remainder of the southern boundary of the courtyard and the return along it’s eastern boundary to the access is bounded by buildings and boundary walls.

The northern part of the courtyard is visible from the public highway through the entrance to the courtyard.

In 1999 prior to refurbishment of The Barn the courtyard’s surface consisted of concrete that had several haphazard cracks in it. This surface also extended over part of the access with the remainder of the access’s surface being tarmac. The refurbishment of The Barn from its previously derelict condition enhanced the appearance of this part of the conservation area.

Elsewhere in the conservation area there are few examples of similar courtyards. The courtyard at Prior Royd Farm at the northern end of Topside is concreted. On Topside and elsewhere in the conservation area there is a variety of surfacing materials on drives and small yards including tarmac, concrete, paviors, stone slabs, gravel and cobbles.

The surface treatments required by the planning condition were for the access drive to be surfaced in granite or stone setts.

The proposed variation of the planning condition proposes to use granite setts for the access drive’s surface. This is in accordance with the original condition. Part of the access drive to the east of the eastern gable of the dwelling at no.13 is within the adopted highway and as such the pattern of setts will need to delineate the edge of the highway and bullnose kerbs will need to be provided to mark the edge of the carriageway.

The surface treatments required by the planning condition for the courtyard were for the courtyard to be surfaced in imprinted concrete with a stone cobble effect.

The proposed variation of the planning condition in respect of the courtyard seeks to replace the proposed imprinted patterned concrete surface with the plain concrete surface that has been installed.

The surface treatment of drives and courtyards adds to the setting of surrounding developments and have an impact on highway safety. In this instance, it is considered that the significant enhancement provided by the 1999 planning permission was the refurbishment of the derelict agricultural building and the contribution the refurbishment had on the setting of the adjacent buildings. It is considered that the pattern applied to the resurfacing of the courtyard was less significant to the overall enhancement achieved by the refurbishment of the building. The relaying of the concrete courtyard is an improvement upon the previous concrete surface. It is considered that the absence of an imprinted surface on the concrete is not uncommon in the conservation area and in this instance does not harm the character or appearance of the conservation area.

There are no highway objections to the proposal.

It is recommended that planning permission is granted to vary condition no. 8 imposed by planning permission 99/0472P subject to a replacement condition.

Case Number 04/03546/FUL

Application Type A Full Planning Application

Proposal Erection of 15 apartments and 4 shop units in 1 x 4/5 storey block and associated car parking accommodation (as amended 10/2/2006)

Location Former Magnet Hotel, Southey Green Road, Sheffield

Date Received 02/09/2004

Team NORTH & WEST

Applicant/Agent Coda

Recommendation Grant conditionally subject to the completion of a Legal Agreement

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

In order to ensure an appropriate quality of development.

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

In the interests of the amenities of the locality.

12 4 Before the development is commenced, full details of suitable and sufficient bicycle/motorcycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such bicycle/motorcycle parking accommodation has been provided in accordance with the approved plans and thereafter such bicycle/motorcycle parking accommodation shall be retained for the sole use of the development hereby permitted.

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

5 Notwithstanding the submitted plans, prior to the development being used the car parking accommodation including parking bays designated for disabled people shall have been provided in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority. The parking shall have been surfaced, sealed and drained and formally marked out in accordance with the approved details prior to the development being used and shall thereafter be retained and maintained for the sole purpose intended

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

6 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

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

7 The building shall not be used unless all redundant access 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 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

9 Notwithstanding the indication given on the submitted plans, the development shall not be used unless provision has been made within the site for the accommodation of delivery/service vehicles in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, all such areas shall be retained free of

13 all obstructions, including the storage, display and depositing of materials, packaging or other objects so that the service yard is fully available for the parking, turning and manoeuvring of delivery/service vehicles.

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

10 Notwithstanding the indication given on the submitted plans, planning permission is not granted for the erection of any boundary walls on the site frontages to Southey Green Road and Southey Hill and the provision of two car parking spaces on the Southey Hill frontage. Prior to the development being used full details of the boundary treatments and demarcation of the public highway shall have been submitted to and approved in writing by the Local Planning Authority. The boundary treatments shall have been provided in accordance with the approved details prior to the development being used.

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

11 Not later than 3 months from the first occupation of the development, the adjoining footway on Southey Green Road and Southey Hill shall have been resurfaced, including the provision of tactile paving, in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority.

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

12 Notwithstanding the indication given on the submitted plans, prior to the development being used the vehicular accesses shall have been constructed in accordance with details that shall have been submitted to and approved in writing by the Local Planning Authority.

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

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

16 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from parking areas and hardstandings shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

17 Notwithstanding the indication given in the Noise Assessment Report dated 15 October 2004 before development commences details of the proposed means of ventilation of the apartments shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be carried out before the apartments are occupied and shall thereafter be retained.

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

18 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the Noise Report dated 15th October 2004 produced by The Noise Consultancy Ltd as amended by condition No.17 (ventilation scheme) has been carried out as specified in the Report and such works shall thereafter be retained.

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

19 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall: a) Be carried out in accordance with an approved method statement, b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

20 Before work on site is commenced, details of the following matters shall be submitted to and approved in writing by the Local Planning Authority and the

15 development shall not be used unless such matters have been provided in accordance with the approved details and thereafter shall be retained; (i) boundary treatments; (ii) window reveals; (iii) shop fronts; (iv) eaves; (v) balconies; (vi) set back of mezzanine and its junction with splayed corner elevation and adjoining roofs

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:Attention is drawn to the following justifications:

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

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas H16 - Open Space in New Housing Developments

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

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

Attention is drawn to the following directives:

1. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

2. To ensure that the road and/or footpaths on this development are constructed in accordance with the approved plans and specifications, the

16 work will be inspected by representatives of the City Council. An inspection fee will be payable on commencement of the works. The fee is based on the rates used by the City Council, under the Advance Payments Code of the Highways Act 1980.

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

3. The applicant is advised to contact Transco, Pedholme Road, Peterborough, PE1 5XR (tel 0800 111 999) regarding the presence of Transco apparatus in the vicinity of the site.

4. The applicant is advised to contact YEDL Diversions, 98 Aketon Road, Castleford, WF10 5DS regarding YEDL equipment in the vicinity of the site.

Site Location

LOCATION AND PROPOSAL

This vacant site comprises approximately 1.4 hectares of land at the corner of Southey Green Road and Southey Hill within the local shopping centre. The former Magnet public house that was on the site has been demolished.

The proposal seeks full planning permission for the erection of a four/five-storey “L” shaped building facing onto the two road frontages. The building would provide 4 shop units at ground floor ranging in size from approximately 64 sq m to 84 sq m and 15 two-bedroomed apartments on the upper floors. Car parking is proposed to the rear of the building accessed off Southey Green Road.

The application has been amended since its original submission involving revisions to the design of the building. The revisions include provision of a lift in the north wing providing access to 9 of the proposed apartments, and revisions to the design of the roof, corner splay and elevations of the proposed building.

RELEVANT PLANNING HISTORY

In 1996 planning permission was granted for the demolition of the public house on the site (application no. 96/0755P refers).

In 2003 outline planning permission was granted for the erection of 16 flats and 3 shop units on the site (application no. 03/01679/OUT refers).

SUMMARY OF REPRESENTATIONS

The Southey Development Forum support a mixed development on the site but are concerned about the following matters; - placing a wall in front of the shop units could attract a nuisance and deter trade, better to bring forward the building line, change priority from car to pedestrian; - the car park restricts access to the rear of shops on Southey Hill; - the stairwell causes problems for the flexible operation of the building in the medium to long term; - the design is bland and uniform, the Forum has greater aspirations for an important site in the Southey area.

5 letters of objection have been received relating to the following matters; - the track that runs around the rear is used for access, deliveries, customer parking and refuse collection, drains to adjacent premises run alongside this track, the boundary wall will restrict access to the businesses to the rear, causing noise problems and disputes; - proposal shows no parking for the new shops, add to existing parking problems facing customers, not enough parking provided at the front of the building; - view of motorists approaching roundabout will be impaired; - the development crosses the building line, is too high, overpowering and out of context with other buildings in the area;

18 - privacy of existing and new tenants will be affected; - further retail units will result in existing units becoming empty, blocks the trading position of commercial premises.

1 letter of support has been received stating it will help improve the area.

PLANNING ASSESSMENT

Policy Issues

Outline planning permission has previously been granted for a similar mix of development on this site.

The Sheffield Unitary Development Plan identifies the site as being within the Southey Hill Local Shopping Centre where shops are a preferred use and housing which includes apartments is an acceptable use in principle (Policy S7 refers).

Policy S10 of the UDP relates to conditions on development in shopping areas including matters of dominance, amenity, design and highway safety.

The proposal complies with Policy S10(a) of the UDP relating to maintaining the dominance of shops within the shopping centre. The sizes of the shop units are considered to be of an appropriate scale to the local shopping centre.

Policy H16 of the UDP relates to open space in new housing developments and seeks to ensure that there would be sufficient open space to meet the local needs of people living there.

The Southey/Owlerton Neighbourhood Centres Strategy recommends the role of the Southey Centre should be as a new district service centre acting as a focus for Southey/Owlerton-wide public services and local retail provision. The indicative plan for the new centre includes replacing the roundabout with a new focal space, providing a more pedestrian friendly environment, and maximising development frontage with parking behind.

The current planning application as amended follows the principles of frontage development with car parking to the rear and would deliver local shop units at ground floor level. It would not prejudice the future removal of the roundabout and environmental works within the centre.

The site is also located within the Southey Owlerton Housing Market Renewal area.

Highway and Transportation Issues

The proposal is seeking to provide 17 off-street car parking spaces at the rear of the site accessed through an archway off Southey Green Road whilst 2 further car parking spaces are proposed on the site’s frontage to Southey Hill.

19 There are two existing tracks that run alongside the western boundary of the application site. Both are private drives. One gives access to a commercial unit at no 249, Southey Green Road whilst the other gives access to land at the rear of nos. 1A to 5 Southey Hill and is also the sole access for a business unit in lower ground floor of that block. At present the track serving the rear of nos.1A to 5 Southey Hill crosses over the northwest corner of the application site. At its narrowest a gap of approximately 3.8 metres would remain between the northwest corner of the application site and a utilities pole on the other side of the track thereby allowing access to the rear of nos. 1A to 5 Southey Hill to retained.

There are no highway objections to the proposed development subject to appropriate conditions.

Effect on the Amenities of Residents and the Locality

There are residential properties to the west and north of the site beyond the adjacent private drives and service areas off Southey Green Road/Hilltop Green and Dryden Road. There is a separation distance of approximately 19 metres between the proposed building and the side gable of no.233 Southey Green Road with the only window in these facing elevations being an obscure glazed window on the side of no.233. The rear elevation of no.4 Hilltop Green is approximately 29 metres from the nearest corner of the proposed building and 48 metres from the rear elevation of the facing wing of the proposed building. The separation distance between the rear elevations of houses off Dryden Road and the proposed building is 55 metres.

It is considered that there would be sufficient separation between the proposed building and existing dwellings to ensure that there would be no significant overlooking, overshadowing or overbearing of nearby residential properties.

The adjacent building at 1A to 5 Southey Hill has a single storey elevation to the street. The surrounding residential area comprises predominantly two-storey dwellings. The application site is a prominent site within the locality.

It is considered that the proposed siting of the building facing the two road frontages and its ground floor shop use provide an active frontage to the street.

The proposed four/five-storey building incorporates recessed stair cores to break up the elevation and rooflines and a variation in window design. The third floor flats over the splayed corner of the building incorporate a mezzanine storage level giving variation to the massing and roof design and accentuation to the corner of the building.

It is considered that the height, massing and design of the proposed building as amended reflects the site’s prominent location and will enhance the appearance of the streetscene and the local shopping centre.

Impact on Open Space

20 The site lies within an area where the provision of open space is below the minimum guidelines. In such circumstances Policy H16 of the UDP requires developers to make an appropriate contribution towards the provision and enhancement of recreation space to meet the requirements of the future occupiers of the proposed development. In this instance the relevant contribution is £16,686.

SUMMARY AND RECOMMENDATION

Outline planning permission has previously been granted for a similar mix of development on this site.

The proposal follows the principles of the Southey/Owlerton Neighbourhood Centres Strategy and would not prejudice the future implementation of the strategy.

There are no highway objections to the proposed development subject to appropriate conditions.

The site lies within an area where the provision of open space is below the minimum guidelines. In such circumstances developers are required to make an appropriate contribution towards the provision and enhancement of recreation space to meet the requirements of the future occupiers of the proposed development. In this instance the relevant contribution is £16,686. A planning obligation will be required to secure this contribution.

The proposal complies with Policies S7, S10 and H16 of the UDP.

It is recommended that planning permission is granted subject to conditions and to the completion of a legal agreement to secure the provision and enhancement of recreation space in the locality.

Case Number 05/00224/OUT

Application Type Outline Planning Application

Proposal Expansion of ski village including snow hall, retail and leisure facilities, food outlets, hotel, chalets, highway improvement works, infrastructure works, gondola cableway, car parking & associated interchange - Shirecliffe Rd, Langsett Rd (including Environmental Impact Assessment)

Location Sheffield Ski Village, Vale Road, Sheffield, S3 9SJ

Date Received 27/01/2005

Team NORTH & WEST

Applicant/Agent Faulkner Browns

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of design, external appearance and landscaping shall have been obtained from the Local Planning Authority.

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

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

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

3 The development shall be begun not later than whichever is the later of the following dates:

(i) the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

4 Before the development commences, a full transport assessment covering the local highway network (together with a more detailed assessment of the Trunk Road network) shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not become occupied until mitigation measures identified in the transport assessment to facilitate the development have been implemented to the satisfaction of the Local Planning Authority.

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

5 Notwithstanding the submitted drawings full details of the following shall have been submitted to and approved in writing by the Local Planning Authority before the development commences:

− New/improved junction at Oakham Drive with Rutland Road, including carriageway widening and provision of signals, which would also control the two side roads opposite Oakham Drive.

− Extension of Oakham Drive to provide access into the Ski Village, forming a connection onto Douglas Road and Vale Road.

− Any upgrading works to Oakham Drive in terms of carriageway width and surface, footway resurfacing, street lighting enhancements.

− Resurfacing Douglas Road, Wallace Road, Vale Road, Pickering Road (footways and carriageway) depending on their existing condition. Any street lighting improvements.

− Reconstruction of Parkwood Road as it crosses the railway line, and then new construction as it loops back to serve the lower end of the development site.

− A freestanding pedestrian bridge flanking the retained vehicular bridge as Parkwood Road crosses the railway line.

− Upgrading of Ash Street and Lime Street (carriageways, footways, lighting) serving the base station for the gondola cableway off Infirmary Road.

− The introduction of traffic lights to regulate the flow of single-file traffic under Douglas Road railway bridge.

− Improvement to the junction of Neepsend Lane with Bradwell Road (currently a large expanse of tarmac, poorly defined, heavily trafficked and not pedestrian/cycle friendly).

23 − Rationalisation of the network of public footpaths and bridleways (plus other used permissive routes) crossing the development site, and the standards they will be constructed to.

− Review of parking controls and demand for parking at Crookesmoor Road.

− Article 7 Certificates served on all premises underneath the cable car. Safety assurances in terms of the various elements of the cable car (supporting towers, cable, gondolas) in terms of the hazard they represent to the highway submission of full structural calculations.

The elements of work listed above shall have been provided/undertaken in accordance with the approved details prior to full occupation of the development.

To enable the above-mentioned highways to accommodate the increase in traffic, which, in the opinion of the Local Planning Authority, will be generated by the development and in the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

6 Before any of the development is occupied a Travel Plan to reduce dependency on the private car which shall include clear and unambiguous objectives and modal split targets, together with a timebound programme of implementation, monitoring and regular review and improvement, shall be submitted to and approved in writing by the Local Planning Authority.

In the interest of reducing the dependence on the private car by facilitating and encouraging the use of alternative modes of transport and in accordance with Council policy and PPG13.

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

In the interests of reducing dependence on the private car by facilitating and encouraging the use of alternative modes of transport and in accordance with Council policy and PPG13.

8 The development shall not be used until the proposed gondola cableway has been provide in accordance with the approved plans

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

24 9 Prior to the development commencing, full details shall have been submitted to and approved in writing by the Local Planning Authority of how the 200- space base station car park will be regulated/managed. It will subsequently be regulated/managed in accordance with the approved details.

In the interests of the safety of road users.

Attention is drawn to the following justifications:

LR1 Tourism LR2 New Leisure Uses and Facilities LR4 Open Space LR5 Development in Open Space Areas LR6 Development of Recreation Space for Indoor Recreation Facilities IB9 Conditions on Development in Industry and Business Areas

25 Site Location

LOCATION AND PROPOSAL

The application relates to the existing Sheffield Ski Village located in a highly visible location on the hillside at Parkwood Springs. It currently comprises a number of dry ski slopes, draglifts, outdoor adventure areas, car parking and chalet style buildings. Currently access to the Village is gained via a difficult route from Neepsend Lane through an industrial area and includes a pinch point under a railway bridge. The access is not particularly pedestrian friendly and the site not directly served by public transport. The site is bounded by the Parkwood landfill site to the north with vacant land, the railway and industrial to the west. To the east, beyond the brow of the hill are playing fields and a helipad. To the south are industrial buildings on an estate served by Oakham Drive off Rutland Road.

It is proposed to undertake an extensive redevelopment of the site. To that

26 end the applicants have submitted an outline planning application to develop an overall area of 20 hectares. The application seeks approval of details of siting and means of access at this stage. A site plan showing the area of land affected by the proposal edged in red has been submitted along with substantial supportive evidence, including an Environmental Statement and indicative details.

The proposed development envisages the following main elements: -

- The retention of the dry ski slope and ski village lodge;

- Construction of the “Snow Mountain”, a significant structure some 300m long, 100m wide and up to 12m high, adjacent to the above, that will comprise real snow main ski slope, learner slope, snow boarding slope, tyre ride, and snow play area all of which will be indoor;

- Construction of a new ski lodge at the base of the snow slope which will accommodate a ski reception, associated themed eating and dining units and bar/ café that will be operated from a central kitchen;

- The construction of a restaurant at the top of the existing dry ski slope;

- The construction of a health and fitness centre, function rooms, sports/ conference facilities at the bottom of the snow slope area;

- Construction of a 100 bed hotel adjacent to the new snow slope area for visitors to the ski village;

- Construction of alpine style chalets, to include 18 residential chalets that can accommodate 6 persons each and the construction of associated retail units (for sports and leisure); - Construction of indoor leisure space to complement the outdoor adventure play area;

- Expansion of car parking facilities to accommodate 1, 100 vehicles. Car parks are to be constructed in a series of 2 floor terraces up the hillside. Landscaping is proposed to help reduce visual impact. Access will be from the main road;

- Construction of a Gondola Cableway running from Langsett Road (adjacent to the Primrose View Supertram stop) up to the ski village and the top of the existing dry ski slope. The route of the Gondola crosses the River Don, the railway and the industrial area of Neepsend and will involve the erection of a number of pylons to support the cable. 68 Gondolas are proposed that would have the capacity to accommodate 2500 persons per hour;

- Construction of car parking facilities at the Langsett Road base station for 196 vehicles

- Construction of building at the Langsett Road base station to accommodate retail uses on the ground floor and residential above;

- Construction of the upper base station on the existing car park area off Shirecliffe Road that serves the Shirecliffe Open Space Area, this will also accommodate storage space for the gondolas. There will be 2 intermediate stations, the lower level will provide access to the ski village which will run along the roof level of the new snow slope and will have a lift going down to the ski reception area;

- Highways improvements to the road network that include upgrades and resurfacing roads, and the creation of new links and junctions. A new access road is proposed from Vale Road (the current access to the site) breaking through onto the existing industrial Oakham Drive, leading onto Rutland Road. A new link across the Parkwood Springs Landfill site from Parkwood Road is also shown.

The applicants state they anticipate the scheme will attract just over 1 million visitors per year and will create in excess of 600 jobs. They see the development as not only enhancing the attractiveness of Sheffield as a tourist destination but as a catalyst for the regeneration of the Upper Don Valley.

RELEVANT PLANNING HISTORY Planning permission for the ski slope was initially granted in 1988 and the Ski Village has developed incrementally since then, to the existing complex now on site.

SUMMARY OF REPRESENTATIONS The proposal has been extensively covered in the press and properties in the area directly notified. 12 letters of objection have been received on the grounds: -

- the proposal is of more than local importance and conflicts with the UDP - the application has not been advertised as a departure - the applicants propose to use or cross land not in their ownership - requires the use of Oakham Drive which is not in the applicants ownership and has not been agreed with the owners - will exacerbate parking problems on Oakham Drive - the applicants have failed to serve the required notices on the affected landowners - questioning the adequacy of the Environmental Statement submitted by the applicants - the proposals are not compatible with the use of the adjoining land as a waste disposal site and would be contrary to National planning guidance - the proposal will result in the loss of designated open space used by the community - it will have an impact on a proposed wild life sanctuary - impact on wildlife and local habitats - loss of parking for users of football pitches off Shirecliffe Road - impact on the use of the helipad - visual impact of the buildings associated with the Cableway - visual impact of the Snow Mountain building - increased traffic on the local highway network - increased on-street parking

28 - need for sustainable approach to the development

A letter of support for the application stating that it would provide a facility in the area that is needed would offer competition to other ‘real snow’ developments in the country and would boost the local economy.

Sport England does not wish to raise an objection to this application stating the sport element of the proposal will help advance the interest of sport and is in line with their policies.

English Nature is satisfied that, in general, the potential impacts on nature conservation have been adequately addressed.

South Yorkshire Passenger Transport Executive see the opportunity to improve transport facilities to the site.

The Environment Agency objects to the insufficient information regarding levels of methane in relation to the adjacent landfill site. They have no objections from a flood risk and drainage perspective subject to conditions being imposed on any permission.

Yorkshire Water have no objections subject to conditions.

The Highways Agency has some concerns about junction capacity on the M1 motorway ( these issues are addressed in the report)

PLANNING ASSESSMENT

Policy Issues

The application site covers a variety of land uses identified within the UDP. The largest part of the site however is identified as Open Space Area and relates to the existing Ski Village. The Gondola station and associated parking on Langsett Road is on land identified as part Fringe Industry and Business Area and part Open Space. The Gondola would cross Industrial land and the Open Space on Parkwood Springs, with the Gondola station and associated parking at Shirecliffe also on Open Space. The lower part of the proposed Snow Mountain development would encroach onto land identified as a Business Area. One of the proposed new road access points would cross the Parkwood Waste Disposal site. The proposed link from Oakham Drive would be from Fringe Industry and Business land. UDP policy LR1 Tourism states that Sheffield's growing tourism industry will be encouraged by: a. generally supporting developments which promote tourism where they would be in keeping with the environment and character of an area; and b. improving the environment in areas where it is unsatisfactory. Policy LR2 ( New Leisure Uses and Facilities ) states that new leisure uses and facilities, and improvements to existing ones, will be promoted. Policy LR4 states Open Space will be protected from built development where it is needed for

29 outdoor recreation, or where it makes a valuable contribution to the natural environment, urban heritage or quality of life. Policy LR5 states that development in Open Space Areas will not be permitted where, amongst other things: - a. it would significantly detract from the green and open character of the Green Network; or b. it would make an open space ineffective as an environmental buffer; or c. it would result in the loss of open space which is of such quality that it is of City-wide importance; or d. it would result in over-development or harm the character of an area e. the proposed use would be incompatible with surrounding land uses. PolicyLR6 (Development of Recreation Space for Indoor Recreation) states that in Open Space Areas the development of recreation space for indoor leisure and recreation facilities will be permitted only if they would: a. complement and improve existing opportunities for recreation in the open space; and b. occupy only a small part of the open space Policy IB6 relates to development in Fringe Industry and Business Areas and states that in Fringe Industry and Business Areas leisure and recreation facilities (D2) are an acceptable use.

Policy IB7 relates to development in Business Areas and states that leisure and recreation facilities (D2) are an acceptable use.

Policy IB9 relates to conditions on Development in Industry and Business Areas

And states that new development or change of use will be permitted provided, amongst other things, that it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites, be well designed with buildings of a scale and nature appropriate to the site and be adequately served by transport facilities and provide safe access to the highway network and appropriate off-street parking.

Sport and tourism

The ski slope element of the proposal would conform to the planning objectives for sport and recreation in PPG17 which states that sports and recreational facilities have a vital role to play in promoting healthy living and preventing illness. The proposal is likely to encourage tourism. The applicants estimate that it will attract over one million visitors per year. It is considered that this could be possible. The indoor snow slope at Milton Keynes (‘Snozone’) attracted 500,000 visits in its first year of operation. The proposal therefore conforms to the promotional aims of local, regional and national policies on tourism UDP Policy LR1 supports developments that promote tourism. The UDP aims to exploit tourism opportunities and states that the City Council is committed to ‘a regeneration strategy that will develop activity through growth and diversification’. Policy E6 of the Regional Spatial Strategy emphasises the importance of tourism to the economy and to regeneration, and requires local authorities to improve the quality and range of attractions. PPG21 (Tourism) says

30 that large or innovative schemes can bring major benefits to the national and regional economy.

Retail and Leisure Policy Issues

- The development will have significant elements of retail and leisure uses. The applicants claim that the combination of attractions will provide the ‘critical mass’ to make the development a successful leisure destination. However planning permission for such mixed-use developments should only be granted where they are located ‘in highly accessible locations in or adjacent to town centres, or in district or neighbourhood centres’. (PPG17 para 21). Policies on town centre uses should apply to the ancillary retail and leisure (A1, A3 and D2) uses. UDP area policies are generally permissive of out-of-centre D2 and A3 development but these policies have been superseded by PPS6 (2005), which requires any out of centre development of ‘main town centre uses’ to be assessed against the 5 tests of need, sequential approach, impact on centres, scale and accessibility.

- PPS6 states that ‘main town centre uses’ includes those proposed by the application: retail, leisure, entertainment, restaurants, bars and pubs. If a proposal comprises a group of retail and leisure units, as in this case, the sequential approach is to apply to the constituent elements. As a general rule, the development should satisfy all these considerations.

- It could be considered that the proposed ancillary retail and leisure development is not needed and could be located in the City Centre. Considered separately it would fail the PPS6 tests of need and sequential approach. However the retail and leisure facilities would complement the ski-slope and gondola, and appear to be needed to cross-subsidise it. Therefore on balance the benefits of the proposal as a whole would outweigh the failure of the ancillary elements to conform to the PPS6 tests.

- It is considered that the impact on the city centre would be small. However to minimise impact and ensure that the retail and leisure development is genuinely ancillary to the ski slope proposal, conditions should be imposed to:

- Limit the retail (A1) floorspace at the ski-slope to a total of 33,600 sq ft as shown in the schedule of uses – and require that it does not open for trade before the snow slope is in operation (to ensure that it is ancillary to the snow slope and not an out-of-centre retail destination in its own right).

- Limit the retail (A1) floorspace at Langsett Road to 13,000 sq ft as shown in the schedule of uses and require that it does not open for trade before the Gondola cableway is in operation (to ensure that it is ancillary to the Gondola and not an out-of-centre retail destination in its own right).

- Ensure that all A1 floorspace is used for the sale of sports goods and equipment and other goods that are ancillary to the main range of goods sold, or for the sale of hot and cold food, confectionery and drinks for consumption on the site. Exceptions to be allowed only with the prior consent in writing of the Local Planning Authority.

- Ensure that any use permitted in Classes A3-A5 do not subsequently change to A1, as would otherwise have be allowed under the General Permitted Development Order.

- Ensure that no floorspace permitted in Use Class D2 is used as a cinema or theatre, or for any use unrelated to sporting activity. Exceptions to be allowed only with the prior consent in writing of the Local Planning Authority.

Industry and Business Issues

In terms of Unitary Development Plan industry and business policies, the application covers about half of the Business Area on Pickering Road and the proposed Gondola station on Langsett Road covers parts of a Fringe Industry and Business Area. The main issue is the loss of more than half of both a Business Area and an identified site for industry and business development. Policies IB4, IB7 and IB9 of the UDP are most relevant Policy IB4 seeks to ensure that there is enough land available for industry and business needs in the next five years. Although identified as a site in the current Business and Industry Land Survey 2002, this site is not considered one of those necessary for a five years supply, so the development of all or part of it would not be contrary to policy IB4. According to the site plan, the half of the Business Area covered by the development is to be used for car parking. This is an acceptable uses under policy IB7, but policy IB9(a) is also relevant. This seeks to ensure that preferred uses are dominant in policy areas. The area shown for car parking and landscaping according to the Site plan is over half of the whole Business Area, so in this respect, the proposed development is contrary to IB9(a). The reason for this policy is to preserve sufficient land for employment purposes. It would be preferable to see some B1 use incorporated into the proposals to make up for the loss of employment land that would result from the development. As the redevelopment and expansion plans will result in a vast improvement in the accessibility of the Ski Village and adjoining areas, it was considered this was an ideal opportunity to introduce some B1 employment use to the area. To that end the applicants have submitted a planning application for the erection of office accommodation (B1) on that land within the Business Area outside the application site ( Ref: 05/04866/OUT ). This application is still under consideration.

Housing Issues

The application proposes that the 18 chalets would be built on an Open Space area. The chalets would be classed as residential development and technically are therefore subject to the national guidance in PPG3 on greenfield development. PPG3 includes a presumption that previously developed sites should be developed before greenfield sites and any proposal for greenfield development must be considered against the sustainability criteria set out in paragraph 31 of the guidance. Currently, Sheffield has a generous supply of previously developed sites and so a very strong case needs to be presented to justify development of housing on a greenfield site.

32 It is considered however that it is reasonable to take account of the relationship of the chalets to the wider development. The chalets would be holiday lets and would not provide accommodation for permanent residents. They are linked to a recreational use and would not be diverting housing development away from previously developed sites elsewhere in the city. However it is considered important that a condition of any planning permission granted is that the chalets should be occupied only as holiday lets, so that the connection to the recreational use is clear.

Highway Issues

At this stage of the planning process, the application being outline with all matters reserved apart from details of siting and means of access, the highway issues are considered extremely important to address. Improved access is proposed via a new vehicular link from Rutland Road, a cable car link to Supertram and bus services at Infirmary Road, and a new vehicular route via Hillfoot Bridge from the A61 along Parkwood Road. Currently, public transport provision along the Supertram corridor, via Hillsborough Corner, is very good and provides residents of Hillsborough, Middlewood and Walkley with an excellent link to the city centre. Services linking cross-valley movements, however, are currently perceived as very poor. The cableway link offers the opportunity to improve options for cross valley movements. It would effectively be an extension to the public transport network. Through ticketing will be promoted, enabling a switch from Supertram to cableway. The cableway would not be for the exclusive use of Ski Village patronage, and would extend to Shirecliffe Road/ Cooks Wood Road.

The A61 has many functions, carrying commuter traffic, leisure traffic and local trips. The two-way daily flow along sections of the A61 (close to the dog track) is 61,000 vehicles. The Ski Village proposals will not compromise the ability of the A61 to handle such significant volumes of traffic (acknowledged as exceptionally high for urban distributors). The peak activity for the Ski Village will be throughout the day during weekends, and evenings during the week. The cross-valley cableway will be available for use all weekdays and weekends.

Plan 4 Travel in the Upper Don Valley was endorsed by Cabinet (Oct 2004) as a “guiding” document to assist development proposals. The principle objective is to provide sustainable access solutions in the Upper Don Valley, to promote social inclusion, such that development sites are made attractive, local jobs are made accessible and without compromising the integrity of the A61 as a key route to the city centre. The proposed new access via Oakham Drive and Parkwood Road will enable the site to be approached from different directions, and will allow public transport (buses) to permeate the development. The cableway is viewed as essential in terms of linking the Ski Village to existing public transport services. It will provide an additional valuable cross valley link. It will set the standard for regeneration within the Upper Don Valley. The proposed infrastructure improvements are compatible with Plan 4 Travel in The Upper Don Valley.

Walking and cycling within Parkwood Springs (plus to and from the Ski Village) is currently not the most attractive proposition. The proposals for the Ski Village

33 would significantly improve the environment. Self surveillance by opening up through routes via Oakham Drive, into the Ski Village, out via Parkwood Road and Neepsend would be key elements. Improved footways and street lighting too. There are a number of definitive and permissive footpaths within the development site that will need careful consideration with regards re-routing.

The junction of Neepsend Lane with Bradwell Road (which leads into Douglas Road) is a large expanse of tarmac, poorly defined, heavily trafficked, not at all pedestrian/cycle friendly. Again, improvements would be required. Pedestrian audits will be required, probably leading to improvements at the junctions of Rutland Road with Neepsend Lane, and Rutland Road with Boyland Street.

In terms of determining this outline planning application, the following methodology was agreed at officer level:

A detailed (multi-modal) Transport Assessment would be submitted with the Reserved Matters Application (though with the scope agreed at Outline Stage, including an undertaking from the applicant that any mitigating measures identified by the assessment, or transportation infrastructure improvements required to facilitate development will be implemented prior to occupation/operation of the development).

However, Parkwood Springs is situated within the Objective One M1 Corridor Strategic Economic Zone (SEZ). If development traffic associated with the Ski Village Project impacts on any Motorway junctions (say from J32 to J36), then the Highways Agency must be consulted in accordance with the provisions of the Memorandum of Understanding, which has to occur within the submission of the Outline Planning Application (as opposed to at the Reserved Matters Stage).

Accordingly, at Outline Stage it will be necessary to determine the multi-modal number of trips anticipated to be generated by the development as a whole ( i.e. the completed project, with all the individual components operational). Jobs at the Ski Village; jobs at the National Ski Resort; jobs at Parkwood Springs Live/Work Village; how many visitor trips will be generated, all need to be taken into consideration.

Once the generation and peak period activity has been agreed (all at Outline Stage), a gravity model/assignment can be developed which accounts for what proportions of traffic are attracted from the M1 Motorway, and what proportions are attracted from the more local network. Once the level of traffic passing through the Motorway junctions at peak periods has been determined, the Highways Agency should be consulted to ascertain whether a “material” impact is deemed to have taken place.

Also (at outline stage) Stagecoach should be consulted in respect of the proposed 200 space car park proposed to be accessed via Ash Street, associated with the cableway. Whilst a right-hand turning pocket exists on Langsett Road, the junction should be modelled (using PICADY) to demonstrate that enough ‘stacking’ capacity exists for right turns during peak conditions. Stagecoach will want to be

34 reassured that Supertram timetables will not be compromised by increased vehicular activity at the junction of Ash Street with Langsett Road.

As far as the Outline Planning Application goes, completion of the above two pieces of work would suffice. The Highways Agency usually require opening year projections plus 15 years hence for determining impact on Motorway junctions.

Modelling of junctions in closer proximity to the Ski Village would be addressed as a Reserved Matter, the scope of the study would be agreed at Outline stage, and be conditional within any Outline Approval. The scope of the Reserved Matters Transport Assessment should basically cover 10 nodes/junctions. Namely:- the new IRR gyratory at the junction with Bridgehouses/ Nursery Street; the new IRR junction at Shalesmoor; Penistone Road/Rutland Road; Rutland Road/Neepsend Lane; Oakham Drive/Rutland Road (new signal controlled junction) also assessing adjacent side roads implications; Rutland Road/Cooks Wood Road; the Pitsmoor Road/Burngreave Road/Minna Road triangle; and finally, the Neepsend Lane/Bardwell Road junction.

Within the Outline Planning Application, the accompanying submitted drawings should identify (as a minimum), vehicular access to the site via Oakham Drive and Douglas Road, plus a third point of access via Parkwood Road (all in indicative fashion and annotated to show highway features such as new traffic lights at Oakham Drive/Rutland Road; Compulsory Purchase Order to form connectivity at the end of Oakham Drive; possible provision of traffic lights at Douglas Road to regulate vehicle flow under the single-file railway bridge; enhancements/ improvements to Parkwood Road and upgrading of the bridge over the railway track). The notes on the drawings should also extend to various junctions along Neepsend Lane which are currently poorly defined (especially at Bardwell Road and Douglas Road) where remodelling will be required to assist pedestrians and cyclists. In summary, the only modelling required at Outline Planning Stage would be:- a) determine additional traffic likely to pass through Motorway junctions as a consequence of development, and liase with Highways Agency, plus b) assess the impact of the proposed car park traffic on the junction of Langsett Road with Ash Street, and any interaction with Burgoyne Road opposite. The purpose of this exercise is to demonstrate that Supertram operations will not be impeded by queuing traffic. Stagecoach must be consulted/contacted to discuss the results of the analysis, such that they can confirm acceptability of the location and scale of car park being proposed.

Clearly the provision of a cable car stretching from Ash Street to the foot of Parkwood Springs would constitute a reasonable civil engineering achievement, crossing the River Don, the A61 and the Woodhead railway line in the process. It is also viewed as essential in providing the public transport connection. Prior to the highway authority issuing any licence to overhang the highway, the developer would be required to submit full structural calculations in order that the necessary safety checks can be undertaken.

35 With regard vehicular access to the base station, this will be achieved from Ash Street, which is one-way away from Langsett Road and subject to a 24 hours clearway for the first 20 metre length. Direct vehicular access to Langsett Road has been removed by the provision of tram and bus stops. Wood Street is restricted to one-way operation towards its signal controlled junction with Langsett Road. Lime Street accommodates two-way traffic owing to the operational requirements of the Kingdom Hall of Jehovah's Witnesses.

A consideration is that a ski lift over the A61 might distract motorists to a degree whereby road safety is compromised. However, a similar scheme exists at the Heights of Abraham, which crosses the A6 after setting off from Matlock Bath, apparently to no adverse effect on road safety.

The Transport Assessment submitted by the applicants is the subject of ongoing discussion with the Highways Agency. A verbal update will be given at Area Board. The general essence, however, is as follows:

Upper Don Renaissance anticipate 1,190,000 visitors per annum, of which 800,000 would be new visitors. 800,000 visitors is therefore the figure used to determine any development associated impact on the Motorways.

The applicants have calculated the year 2008 peak hour arrivals and departures to the site as follows (based on surveys of the existing site):-

Winter period Summer Period

Weekend Weekend Total trips by motorised vehicle; 2005 Total trips by motorised vehicle; 996 Between 0900-2200 hrs; 154 vehicles/hr Between 0900-2200 hrs; 77 vehicles/hr

Weekday Weekday Total trips by motorised vehicle; 252 Total trips by motorised vehicle; 118 Peak between 1600-1900 hrs: 84 veh/hr Peak between 1600-1900 hrs: 39 veh/hr

Translating the above generation to the highway network peak periods gives:

Weekday/hr Weekday/hr Weekend/hr (0800-0900) (1700-1800) (0900-2200) Arrivals 5 34 154 Departures 0 15 154

The next step was to assume that most car journeys to the site fall within a 1.5 hour catchment area of the development. Population figures for the major urban areas within this 1.5 hour isochrone were obtained using highway modelling tecnniques. Data giving the origin destination profile of existing visitors as follows:

Sheffield post codes 45%, Manchester/Oldham/Stockport 5%, York/Harrogate/Hull 4%, Leeds/Wakefield/Bradford 9%, Derbyshire/Nottingham/Lincolnshire 5%, Leicestershire 2%, Doncaster 3%, All Other Areas (non regular users) 27%.

36 Based on a 1.5 hour catchment travel time, major population areas within the following isochrome were determined. The above enabled a gravity model to be developed to determine the amount of development traffic that would be attracted through the motorway junctions.

After the initial Transport Assessment was carried out, the Highways Agency felt additional work was required to be undertaken by the applicants to give a more robust picture of impact at the M1 motorway junctions.

In summary, the additional development traffic passing through the Motorway Junctions (J33, J34, J36 and A61/A616) ranges between 8 to 23 cars at any one of the junctions for the weekday peak hour. For the weekend, the range is between 17 to 35 cars. The weekday percentage increase passing through the Junctions during the PM Peak ranges between 0.68% and 3.91%. For the weekend, the range is between 2.07% and 10.46%. The 10.46% represents 35 cars @ J36. The applicants state the reason for the higher percentage increase at this location for the weekend is that the base (existing) traffic falls from 435 vehicles to 335 vehicles from weekday to weekend.

The Institute of Highways & Transportation generally suggest that up to a 5% increase at congested junctions is unnoticeable due to daily fluctuations in movements.

The Highways Agency currently have concerns in respect to all Motorway Junctions leading to Sheffield, and their ability to handle extra traffic. An update will be given at Area Board.

CONCLUSION AND RECOMMENDATION

The proposals to extend and improve the Ski Village are supported in principle and their potential to encourage further regeneration in the Upper Don Valley is recognised. This application represents the first stage, in the planning process, in the provision of a new tourist attraction for the city. At this stage the application highlights the need to improve access to the site, in particular the need for the applicants to gain access from Oakham Drive and for improvements to the local highway network to achieve this. The importance of the provision of the Cableway has also been demonstrated as being integral to the development of the site. Further details of design and appearance will examine the visual impact of the proposal on this prominent hillside site. It is recommended that the application be granted subject to conditions.

Case Number 05/00917/FUL

Application Type A Full Planning Application

Proposal Demolition of existing student residences and erection of twelve townhouses and 26 apartments in three blocks with parking and landscaping (revised drawings submitted on 17/1/2006)

Location Riverdale Flats, 15 Riverdale Road, Sheffield, S10 3FA

Date Received 03/03/2005

Team SOUTH

Applicant/Agent Axis Architecture

Recommendation Grant Conditionally subject to the completion of a Legal Agreement

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

In the interests of the amenities of the locality.

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

38 In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

6 The site enclosure details shall include sreen fencing along the boundary with No.11 Riverdale Road

In the interests of the amenities of the locality.

7 The dwellings shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

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

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

39 10 Details of the design and appearance of boundary walls, gateways, steps and paths, hardstandings and other elements of the hard landscaping design shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

11 Prior to the commencement of development, details of the finished floor levels shall have been submitted to and agreed in writing by the Local Planning Authority. Such finished floor levels shall be incorporated into the dwellings and retained thereafter.

In the interests of the amenities of the locality.

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

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

14 The dwellings shall not be used unless the car parking accommodation for 55 as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

15 The development shall not be begun until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either; a) been carried out; or b) details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the residential development is/are brought into use.

Highway Improvements: Riverdale Road traffic calming

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

40 16 Prior to the improvement works indicated in the preceding condition being carried out, full details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.

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

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

In the interests of the safety of road users.

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

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

19 The apartments and houses shall not be used unless the cycle parking accommodation for **** as shown on the approved plans has been provided in accordance with those plans and, thereafter, such cycle parking accommodation shall be retained.

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

20 Prior to work starting on the site, full details of the footpath link from Riverdale Road to Endcliffe Park shall have been submitted to and agreed in writing by the Local Planning Authority. Shall details shall include construction details, long sections, lighting and measures to prevent unauthorised vehicle use and shall be implemented prior to the occupation of any dwelling unless otherwise agreed in writing by the Local Planning Authority.

In the interests of pedestrian safety.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas H15 - Design of New Housing Developments H16 - Open Space in New Housing Developments

41 H5 - Flats, Bed-sitters and Shared Housing BE16 - Development in Conservation Areas BE5 - Building Design and Siting T7 - Promoting Walking and Cycling GE13 - Areas of Natural History Interest and Local Nature Sites

Attention is drawn to the following directives:

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

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

2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

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

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

42 Site Location

LOCATION AND PROPOSAL

The application site is located in the Endcliffe area of the city and fronts onto Riverdale Road. The character of the area is established by large villas of two and three storeys with tall pitched roofs set in big gardens, many containing mature trees. Houses like this lie across Riverdale Road to the north west of the site. Further housing lies on the same side of Riverdale Road to the north east. The remainder of the site borders Endcliffe Park, to the rear and side.

To the rear is open parkland with a small lake beyond and to the south and south west at the lowest end of the application site is woodland. To the east, beyond the open area is further woodland.

43 The site slopes down towards the south west in line with Riverdale Road, but also slopes from the front to the rear, down to Endcliffe Park which, in turn, falls down to the lake.

The site currently has former student halls of residence, now vacant, which are two storeys high with flat roofs, arranged in a diagonal pattern across the site. There is an existing access at the northern corner leading to a car park at the top end of the site.

Mature trees lie within the site, particularly along Riverdale Road to the east and there is a large group at the south western end which links into the park woodland.

Due to the differences in levels, there are views across the roofs of the existing buildings on site from Riverdale Road to the park. The site is also visible from the park as far away as Rustlings Road to the south.

The only vehicle access within the site is the car park in the north. Access throughout the rest of the site is pedestrian only. There is an attractive stone wall along the site frontage.

The application as originally submitted proposed 10 x three storey houses and 28 apartments arranged in two blocks rising to four storeys. The houses would have been located at the north eastern end of the site with the two blocks of flats in the remaining central area. Each apartment block and the houses would have their own separate vehicle access, three in total, with parking for the flats being beneath them.

The predominant external material for the development would have been red brick. This submission was considered to be unacceptable because of the height, external appearance, layout and impact on adjoining houses to the north of the site.

The proposal has been amended significantly. It is now for 12 townhouses and 26 apartments with 55 car parking spaces. At the northern end of the site there would be the houses and three apartments in one, linked block. There would be a single, vehicle access from Riverdale Road at the existing point serving the undercroft parking which would be located beneath the houses and the centrally located block of flats.

A further second block of flats would be located towards the southern end of the site. All buildings are three storeys in height. A screened roof garden would be on top of the houses at third storey level.

The predominant external material is stone and the layout has been altered to allow clear views through the site from Riverdale Road, particularly from the junction with Park Avenue. A footpath link into Endcliffe Park through the site is also proposed and this amended scheme will allow the retention of more trees on the site than the original proposal.

REPRESENTATIONS

Two rounds of public consultation have taken place, the first on the original proposal and the second on the amended scheme.

First Round

35 letters from local residents have been received:

- materials totally contrary to the character of the Conservation Area - too high at four storeys - loss of stone wall fronting Riverdale Road - extra traffic will result in more accidents - parking facilities are inadequate - no public transport facility near the site, so car use would be encouraged - dangerous position of vehicle access points - increase in density on the site unacceptable - loss of privacy due to overlooking, particularly of 11 Riverdale Road - detrimental impact on Endcliffe Park - existing buildings at two storeys respect the area and allow views across the site from Riverdale Road into the park - better use of the site would be for family student accommodation and retention of the existing buildings - loss of mature trees - design more appropriate in the city centre.

Councillor J Sidebottom objects for the following reasons:

- it would not enhance or conserve the Endcliffe Conservation Area, so would be contrary to Policy BE16 of the UDP - too high – would detract from the amenity of the area - impact of extra cars on roads and parking.

Second Round

19 letters from local residents have been received:

- proposal still too high at three storeys - windows should be opaque where they face existing houses - balconies would result in an unacceptable loss of privacy - safety concerns about new footpath link from Riverdale Road to Endcliffe Park - this will result in extra parking on Riverdale Road - loss of mature trees - the townhouses are four storeys with the roof terrace, which is unacceptable - the new footpath link would affect the meadow area in the adjoining park - buildings still out of character with the area - unacceptable overlooking of 11 Riverdale Road - retention of stone wall on Riverdale Road is welcomed - still detrimental to visual quality of area due to scale, intrusion and materials

45 - overbearing impact on Riverdale Road

Nick Clegg MP objects for the following reasons:

- height of the flats would be intrusive in the surroundings - design and materials inappropriate - increase in traffic - student village traffic should be taken into account when assessing this application

The amended scheme as submitted in December 2005 was presented to the Conservation Advisory Group on 20 December 2005. Their comments were:

The Group regretted the lack of information on the elevational treatment, but welcomed the undercroft car parking and the low height of the buildings. The Group felt that the design was uninspiring and did not refer to the materials or character of the area. The development involved the loss of an opportunity to enhance the conservation area and no attempt had been made to create a relationship with other buildings in any direction. The Group felt concerns regarding the footprint of the scheme and questioned the logic of the proposed footpath through the development.

PLANNING ASSESSMENT

Policy

The site is located within a housing policy area and Policy H10 of the adopted Unitary Development Plan (UDP) states that residential development is the preferred use. Policy H14 deals with conditions in housing areas – new buildings should be well designed and be in scale and character with the area, not result in a loss of privacy and have safe access and sufficient car parking.

Policy H15 deals with the design of new housing and Policy H16 controls the submission of a commuted sum for off-site open space improvements. Policy H5 deals with flats, bed-sitters and shared housing and states that serious nuisance should not affect existing residents, living conditions should be acceptable and there should be appropriate off-street car parking.

The site is also within the Endcliffe Conservation Area and Policy BE16 states that new development should preserve or enhance the character or appearance of Conservation Areas. Policy BE5 expects good building design and siting.

There are mature trees within and at the edge of the site and Policy GE15 encourages the retention and protection of trees and woodland.

Riverdale Road is identified in the UDP as being a Strategic Cycle/Footpath and Policy T7 promotes walking and cycling as alternatives to car use.

The site adjoins Endcliffe Park which is allocated as open space and as an Area of Natural History Interest. Policy GE13 seeks to protect the natural environment.

The site contains previous development and PPG3 encourages the re-use of developed sites. This site falls within the category of ‘brownfield’ sites and its development is within the spirit of this national guidance. The density of the proposal would be 52 dwellings per hectare, which is acceptable.

Layout, Design and External Appearance

The layout, as amended, shows three distinct blocks with a single vehicle access taken at the most northerly point from Riverdale Road. A block of 12 townhouses and 3 apartments is proposed at the north eastern end of the site. This block would have an undercroft car parking area, part cut into the existing ground level with three storeys above, accommodating the town houses and flats. Roof gardens would be incorporated into the top floor of the houses.

Two further blocks are proposed, both at three storeys high, one centrally within the site and the third at the lower, south western end of the site. The undercroft car park would extend beneath the central block as well as the town houses but the whole parking area would be accessed from the single point beneath the houses. The central block would house 14 apartments and the third 9.

The buildings would be sited amongst existing trees and the largest of these would continue to dominate the site. Clear separation between the two blocks of apartments is proposed to allow views into Endcliffe Park from along Park Avenue. A footpath through the site leading to the park, as an extension to Park Avenue is also proposed as a direct route into the park.

The design of the proposed buildings is contemporary and modern, contrasting with the existing houses with pitched roofs. The proposal is for flat roofed buildings at three storeys with balconies and large areas of glass framed within metal and ashlar stone. There would also be lead cladded panels as a feature but stone would be the predominant material. The same external materials would be used on all elevations to ensure that the appearance is acceptable when viewed from Riverdale Road and Endcliffe Park. There are also roof gardens on top of some of the houses.

The design and external appearance are considered to be acceptable and the proposal compiles with policies BE5 and H14 in this respect.

Impact On The Character Of The Area And The Endcliffe Conservation Area

This is an important site in that it is at the edge of the urban form, leading into an attractive well used park containing mature woodland. The existing buildings on the site made no contribution to the character of the area or to the quality of the Conservation Area and there is an opportunity to significantly improve upon this with the proposal.

It is considered that this application would improve and enhance the quality of the area and the character of the Conservation Area.

47 The height of the buildings at three storeys allows the trees and existing larger buildings on Riverdale Road to dominate the edge of the park and this part of the Conservation Area. When viewed from Endcliffe Park, the proposal would be set against a backdrop of mature trees and the visual appearance of predominantly stone would compliment the trees and buildings on Riverdale Road. The proposal allows views from the end of Park Avenue through the site into the park along the line of the proposed footpath link. This is not possible with the current buildings.

The height of the existing buildings is two storeys and the height allows views, particularly from Park Avenue, across the roofs to the park. These views are more restricted from Riverdale Road due to lower levels. The proposal would be higher than the existing buildings, but the quality is much better, in that they relate to the Conservation Area better and there are clear views through to Endcliffe Park.

Consequently, it is considered that the impact on the locality and Conservation Area is acceptable and that there is no conflict with Policies H14 and BE16 of the UDP.

Impact On The Amenities Of Local Residents

There are people living opposite the site across Riverdale Road and also at the north east end of the site where No. 11 Riverdale Road is located. The houses across Riverdale Road are at a significantly higher level and would dominate the proposal in the same way that the existing buildings on site are dominated. With respect to any possible loss of privacy, there are five houses facing the site across Riverdale Road and the nearest window to window distance across between existing and proposed properties is 33 metres, across a public area. The Councils minimum acceptable distance between windows across private gardens is 21 metres, so there would not be a loss of privacy.

Of more concern is the relationship between the proposal and No. 11 Riverdale Road. This building is a dormer bungalow and is smaller in scale than other houses in the area. With respect to overdominance, the proposal would be 1.5 metres higher than the ridgeline of 11 Riverdale Road. The proposal at its nearest point is 15 metres from the boundary and 24 metres from the ridge of the existing house. Given the distances involved and the comparable height of the buildings, there would be no overdominance.

There are mature trees along the boundary between the application site and which would provide separation and these trees are significantly higher than proposal.

With respect to the potential for overlooking, the amended scheme originally showed 3 x three storey town houses facing the side of 11 Riverdale Road and its rear garden. The existing house has a glass conservatory at the rear and a dormer bedroom window at first floor level facing the application site. The three town houses had extensive areas of glazing almost directly facing 11 Riverdale Road extending to three storeys high, 15 metres from the boundary at its nearest point. There is planting along this boundary, but this is not continuous and there are points where views into the back garden are available. Also, the trees along the boundary do not provide effective screening because their canopies are raised.

Given the distances involved, the height of the proposals and the number of windows proposed, an unacceptable loss of privacy would occur contrary to Policy H14 of the UDP. However, a further amendment has been submitted which resolves this issue. Part of the elevation has been set back within the building to reintroduce two windows. One window would face the side wall of the neighbour and the other would have obscure glass associated and an ensuite bathroom. Consequently, there would be no overlooking and no conflict with Policy H14.

The relationship between the proposal and No.11 Riverdale Road is acceptable.

Footpath Link To Endcliffe Park

As part of the application, it is proposed to introduce a footpath link from Riverdale Road to the park. The location of this footpath is a logical extension of Park Avenue, which would have views into the park between the proposed buildings. The entrance off Riverdale Road would restrict access to pedestrians only and the average gradient would be 1 in 10 due to levels. There would be public access on this path with private access off this to the flats. The path would be constructed to adoptable standards and would link into the park through the existing railings. At this point, it has been agreed, after discussion with officers from the Parks, Woodland and Countryside division, that the path would skirt around the open meadow area next to the site, be of tarmac with a kerb and link to the existing footpath system. The new link in the park would be provided by the developer and this would be controlled by a legal agreement.

This proposal would improve pedestrian links to Endcliffe Park, and is a benefit to the local community.

Access, Parking, Highways and Transportation

Access would be from Riverdale Road at the same point as existing vehicle access, but the access would be widened to allow two way traffic to pass and to improve visibility. The access and ramp leading down into the undercroft car park is at an acceptable gradient of 1 in 12.

55 parking spaces would be provided and 4 of these would be to disabled specifications. A cycle and motorcycle store would also be included within the car park. The overall parking provision equates to slightly more than 1.5 spaces per dwelling. One space would be allocated to each dwelling initially. The town houses would then be offered a second space and after this the remaining spaces would be offered to the flats. The disabled spaces would be allocated to future incoming residents with disabilities.

The footpath link through the site to Endcliffe Park has already been dealt with in this report but there are also internal footpaths linking the buildings within the site. A path would run through the communal garden area in front of the central block and there are level access areas linking the town house block with the central block and this link is, in turn, linked to as private pedestrian access onto Riverdale Road.

Local residents are concerned that extra traffic will result in continued high speed by people travelling along this section of Riverdale Road and extra on street car parking. Given the extra cars attributable to this proposal, it is considered appropriate for the developer to contribute to a traffic calming scheme to reduce speeds. This would be controlled by a condition.

There are no bus services along Riverdale Road but there are bus routes within easy walking distance of the site.

The access is acceptable and the level of off-street car parking is in accordance with Council guidelines. These are separate, pedestrian routes into the site, one of which is level and a contribution will be made to reduction of traffic speeds on Riverdale Road. The application is, therefore acceptable in this respect.

Landscaping

The application site contains numerous mature trees, particularly along the boundaries and the south west, lower end of the site. The trees are attractive, mature and make a strong contribution to the character of the Conservation Area and the trees link to the larger wooded areas of Endcliffe Park. The retention of the trees within the site is, therefore, important.

A detailed Tree Survey was submitted in support of the original application providing details of each of the trees on site. The amended proposal results in the loss of fewer trees than the original submission. All trees around the perimeter of the site would be retained and all of the important group at the lower end of the site. All the trees to be removed are either saplings or are in poor health. These would be replaced by additional planting within the site.

The hedge along the Riverdale Road frontage would be retained and new planting introduced within the scheme. Where the level access area is linking two of the blocks of development, a formal garden area is proposed, the details of which can be controlled by a condition. The protection of trees during construction and any potential unauthorised removal can also be controlled by conditions.

The attractive setting of the site next to the park within the Conservation Area would not be compromised and the proposal would be set within the trees that would dominate the site when seen from both Riverdale Road and Endcliffe Park. The impact on the trees is acceptable and the landscape proposals are acceptable. Consequently, there is no conflict with Policy GE15 of the UDP.

Open Space Contribution

Policy H16 of the UDP requires a commuted sum to be provided in lieu of open space being provided on the site. In this instance, the sum of £49,058 is necessary and this can be effectively controlled by the submission of a legal agreement or planning obligation.

Remaining Issues

With respect to amenity space for future residents, the Councils general guidance is at least 5 metres communal per flat and private space for houses. There are extensive communal garden areas around the flats and each house has a private patio area or roof garden. This is considered to be acceptable.

There is level pedestrian access from Riverdale Road to the town houses and central block of flats and access via the public footpath through the site and then level access into the lower block of flats. There are 4 disabled parking spaces in the undercroft car park and access to the upper levels by way of a lift.

RESPONSE TO REPRESENTATIONS

Many of the comments raised by local residents and other parties have been addressed in this report, but some outstanding responses are required.

The stone wall at the front onto Riverdale Road would not be lost.

With respect to extra traffic, speeds would be reduced by way of traffic calming methods that would reduce accidents.

The vehicle access points would not be dangerous as visibility in each direction is acceptable.

The retention of the existing building would not enhance the Conservation Area.

There would not be significant extra parking on Riverdale Road resulting from this proposal.

The student village traffic has been taken into account in the assessment of the traffic generation in the area.

SUMMARY AND RECOMMENDATION

The proposal, as amended, is for 12 town houses and 26 apartments with 55 car parking spaces located in an undercroft area beneath two out of the three blocks of developments. The single vehicle access would be at the point of the existing access at the north end of the site and there would be two separate pedestrian accesses from Riverdale Road. One would provide general access through the site to Endcliffe Park.

The height of the buildings would be restricted to three storeys above the undercroft parking area, which allows the existing houses on Riverdale Road and the mature trees on the site to continue to dominate the site. Views through the site to the park would be available and the design and appearance of the proposal is appropriate in this location within the Conservation Area. Also, it would be a significant improvement on the existing buildings on the site.

The tree cover on the site would not be significantly affected and additional landscaping would be introduced. The car parking provision is acceptable and the

51 accesses into the site are safe. The developer would provide traffic calming measures to Riverdale Road to help reduce speeds.

With respect to the impact on existing residents, the site would not be over dominant or result in a loss of privacy, particular attention has been paid to No. 11 Riverdale Road to ensure that there is no loss of privacy here and this has been achieved.

The proposal is considered to be acceptable, being appropriate development with no policy conflict in the Conservation Area and is recommended for conditional approval subject to the submission of a legal agreement controlling the submission of the commuted sum for open space improvements and the provision of the footpath link in Endcliffe Park.

Case Number 05/01170/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of Student Halls of Residence (15 Riverdale Road)

Location Riverdale Flats, 15 Riverdale Road, Sheffield, S10 3FA

Date Received 29/03/2005

Team SOUTH

Applicant/Agent Axis Architecture Limited

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 The buildings shall not be demolished before a contract for the carrying out of works of redevelopment of the site is made and planning permission has been granted for such redevelopment and evidence of such a contract has been supplied.

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

Attention is drawn to the following justifications:

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

BE15 - Areas and Buildings of Special Architectural and Historic Interest

This informative is intended as a summary of the reasons for grant of conservation area consent. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

This application for Conservation Area Consent is paired with application no. 05/00917/FUL, which is also on this agenda. For a full description of the site, please refer to the report for 05/00917/FUL.

The site currently contains a number of vacant flat roofed student halls of residences that are vacant. The site lies within a Conservation Area and this Conservation Area Consent is necessary because the developer proposed to demolish the existing buildings to allow the new development to be built.

54 REPRESENTATIONS

Please refer to the agenda report for 05/00917/FUL.

PLANNING ASSESSMENT

Policy

The site is within a housing policy area and also within the Endcliffe Conservation Area. Policy BE15 of the adopted Unitary Development Plan (UDP) seeks to conserve the character of the Conservation Area.

The main issues in assessing this application are whether the buildings contribute to the character of the area to such a degree that their restoration is desirable and whether or not there is a scheme for redevelopment that is acceptable and in keeping with the character of the Conservation Area that has been approved.

The existing buildings are out of scale and character with the Conservation Area and detract from the quality of buildings within the Conservation Area and those `overlooking Endcliffe Park. The loss of the existing buildings would not be detrimental to the Conservation Area.

REPLACEMENT SCHEME

There is an application on this agenda for a replacement scheme that is recommended for approval. This scheme, as amended, is an acceptable proposal at this site and will be a significant improvement than the existing buildings on the site.

Consequently, it is considered that demolition is justified due to the replacement scheme being acceptable and the whole site will be developed. There would be no conflict with policy BE15 of the UDP.

SUMMARY AND RECOMMENDATION

The application is for Conservation Area Consent to demolish the existing buildings within the site. The existing buildings make no contribution to the quality of the area and the character of the Endcliffe Conservation Area. The replacement scheme is acceptable and will be in keeping with the Conservation Area. Consequently, the demolition of the existing buildings is acceptable and the application is recommended for approval.

Case Number 05/03910/FUL

Application Type A Full Planning Application

Proposal Erection of dwellinghouse with integral garage (amended description)

Location Garden Of, 4A Slayleigh Lane, Sheffield

Date Received 10/10/2005

Team NORTH & WEST

Applicant/Agent Axis Architecture

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would significantly detract from the character, appearance and historic setting of the Grade II Listed Stumperlowe Hall. The proposed development is therefore contrary to Policies BE15, BE19 and H14 of the Unitary Development Plan

56 Site Location

LOCATION AND PROPOSAL

The application relates to a triangular plot of land that at one time belonged to Stumperlowe Hall (Grade II Listed Building). The site is bounded to the west by No. 6 Slayleigh Lane and to the east by a private drive that serves No.4 and No.4a Slayleigh Lane and beyond this Stumperlowe Hall. Along the frontage of the site is a stone wall with mature trees and shrubs providing screening.

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area.

Planning permission is sought to erect a four bedroomed detached dwellinghouse with integral garage. The property would be constructed from natural stone with a slate roof. The property would be accessed via the existing private driveway which is also used to access No.4 and No.4a as well as Stumperlowe Hall.

The applicant has indicated that the proposed development would result in the loss of a mature sycamore tree.

RELEVANT PLANNING HISTORY

Planning permission for a dwellinghouse and double garage was refused on this site in December 2004 (application 04/03672/FUL refers). This was to have a separate vehicular access and would have necessitated the removal of much of the tree and shrub cover along Slayleigh Lane.

The application was refused as it was considered that the development would result in the loss of mature gardens, including mature trees and landscaping, and the removal/realignment of a significant section of the boundary wall to Slayleigh Lane and this would detract from the appearance and setting of Stumperlowe Hall, a Grade II Listed Building.

Furthermore, it was considered that the relationship between the proposed dwelling and double garage and the trees indicated for retention on the submitted plans would be likely to lead to pressure for further tree removals following completion of the development.

An application for the erection of a dwellinghouse and garages within the walled former kitchen garden to the rear of Stumperlowe Hall was withdrawn in 2003 (application 03/00316/OUT refers). The case officer had been minded to refuse the application as it was considered that the development would significantly detract from the character, appearance and historic setting of the Grade II Listed Stumperlowe Hall, Stumperlowe Hall Lodge and Stumperlowe Cottage.

Prior to that a similar application was withdrawn due to concerns about the access (application 02/01387/OUT refers).

The two dwellings at No.4 and No.4A were granted planning permission is 1988 (application 88/1057P refers) following the refusal of a couple of applications for 4 dwellings within the curtilage of the Hall in the early 1980’s.

SUMMARY OF REPRESENTATIONS

14 letters and emails of representation have been received. This includes two people that have both written in twice.

One of the letters raises no objection. This states that the development would not have a deleterious effect on the environment and would not be visible from Slayleigh Lane or Stumperlowe Hall. Given the demand for housing the application is supported.

The remaining letters object to the proposed development on the following grounds:

58 The development would probably mean the destruction of many mature trees to the detriment of the local amenity and the setting of the adjacent Stumperlowe Hall.

Changing the frontage of the Hall with a development at the forefront of the road will undoubtedly alter the setting of the Hall.

The proposed house would degrade this valuable Listed Building and would be out of keeping thereby affecting the setting.

The access is at the convergence of several roads and driveways and is hazardous and the intensification of use will worsen the situation both for vehicular traffic and pedestrians.

There was recently (November 2005) an accident at the junction between Stumperlowe Hall Road and Slayleigh Lane.

Digging foundations for the proposed dwellinghouse would damage the root system of the surrounding trees and would be likely to lead to their demise.

The plot size is too small for the proposed dwelling.

The development is not necessary for any enabling works at the Hall and flout the rules and regulations in respect of Listed Buildings.

The site is within the curtilage of Stumperlowe Hall but no Listed Building Consent has been applied for.

The applicant states that the tree belt between the Hall and the private drive would form a barrier, however this is not in the control of the applicant and may not be a permanent feature.

Although the application states that only one tree would be removed there would be nothing to prevent others being destroyed at a later time.

Occupiers of the new dwelling may request the removal / pruning of trees and shrubs to enhance light levels.

The application is one of a succession of applications that have sought to build houses within the grounds of the Hall and should be resisted.

If this application is allowed it may lead to a transformation over time of the entire site creating a scattered housing estate with no mature landscape and with great loss of amenity to the area.

PLANNING ASSESSMENT

Policy Issues

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area. The site is also within the curtilage of Stumperlowe Hall

59 (although not in the ownership of the Hall) and so affects the setting of a Grade II Listed Building. As such the following policies are applicable.

H14 – Conditions on Development in Housing Areas. This states, amongst other things, that in Housing Areas new development will be permitted provided:

- new buildings are well designed and would be in scale and character with neighbouring buildings; - the site would not be overdeveloped or deprive residents of light, privacy or security or cause serious loss of garden space which would harm the character of the neighbourhood; - it would provide safe access to the highway network and appropriate off- street parking.

BE15 – Areas and Buildings of Special Architectural or Historic Interest states that buildings of historic interest which are an important part of Sheffield’s heritage will be preserved or enhanced. Development which would harm the character or appearance of a Listed Building will not be permitted.

BE19 – Development Affecting Listed Buildings states, amongst other things, that proposals for development within the curtilage of a building or affecting its setting will be expected to preserve the character and appearance of the building and its setting.

Guidance contained in PPG15 – Planning and the Historic Environment is also relevant.

Listed Building Issues

Stumperlowe Hall and its surroundings are of historic importance dating back to the 17th Century. The Hall was constructed in 1844 and is a substantial property built in the Tudor Revival style.

The grounds to Stumperlowe Hall have contracted over the years as development has taken place resulting in only a small proportion of the original estate remaining intact. The grounds are restricted to lawned gardens to the front and sides and a kitchen garden to the rear.

The application site is an attractive piece of woodland garden that forms a buffer between the 1930’s housing and the Hall. Mature trees within this area screen No.6 Slayleigh Lane from view from the Hall and its gardens.

The site is bounded to the south by an original stone boundary wall which contributes to the setting of the Hall and indicates the grandeur and extent of the Halls presence within the street scene. Records indicate that the 1930’s dwellings immediately to the west of Stumperlowe Hall occupy land formerly in the grounds of the Hall. The extent of the boundary to the west of the entrance has therefore already been significantly eroded due to past development.

60 Along the eastern boundary of the site runs the private driveway to No.4 and No.4A Slayleigh Lane. Whilst separated from the rest of the grounds by this driveway the site is still considered to contribute to the setting of the Hall.

Guidance contained in PPG15 (para 2.16) points out that ‘setting is often an essential part of the buildings character, especially if a garden or grounds have been laid out to complement its design or function.’

English Heritage have objected to the application as they feel that the proposed dwelling within the Halls historic garden would erode the setting of Stumperlowe Hall and would be contrary to section 66 (1) of the 1990 Act.

They have also stated that there would be a danger that any dwelling on the site would seek to improve daylighting putting pressure on the planting that would remain and Government advice in Circular 36/78 warns against allowing housing where this would be the case.

Whilst it is noted that the applicant intends to retain the majority of the existing mature trees and shrubs it is considered that the principle of development on this prominent piece of land to the front of the Hall would have an adverse impact upon its setting and would detract from the special historic interest of the site. This would be contrary to UDP Policies BE15 and BE19. It could also be argued that the proposed development would be contrary to UDP Policy H14 as the development would result in the loss of garden space which would harm the character of the neighbourhood.

Residential Amenity Issues

The proposed dwelling would be positioned to be in line with No.6 Slayleigh Lane and it is considered that the proposal would not result in significant levels of overshadowing or overlooking to neighbouring dwellings.

Living conditions for occupiers of the proposed dwelling would be satisfactory. However, being on a triangular plot the rear garden area of the proposed dwelling would be considerably smaller than that of neighbouring properties, and given the level of vegetation on the site the amount of useable amenity space would be limited.

Highways Issues

The proposal utilises an existing vehicular access. Highways Development Control have stated that whilst the access does not meet current guidelines it is considered that the relatively minor intensification in use would not be justification for recommending refusal of this application.

A widening of the access to be a minimum width of 4.1m (to allow two vehicles to pass) would be beneficial, however this would further impact upon the setting of the Grade II Listed Building.

61 SUMMARY AND RECOMMENDATION

Planning permission is sought to erect a single dwellinghouse on a triangular piece of land next to the entrance to Stumperlowe Hall. This is a Grade II Listed Building.

The site is an area of woodland garden with mature trees and shrubs. At the present time the land in question is not within the ownership of the Hall but does contribute to its setting.

There has been an incremental loss of the original grounds of the Hall over the years. Given the prominent position of the site, adjacent to the highway it is considered that the development would have an adverse impact upon the setting of Stumperlowe Hall and would detract from the special historic interest of the site.

As such it is recommended that planning permission be refused.

Case Number 05/03978/FUL

Application Type A Full Planning Application

Proposal Alterations and extensions to bungalow to form 2 dwellinghouses (Resubmission)

Location The Dell, Loxley Road, Loxley, Sheffield, S6 6RW

Date Received 13/10/2005

Team NORTH & WEST

Applicant/Agent Mr Peter A Rudd

Recommendation Grant Conditionally

Subject to:

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

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

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

In the interests of the visual amenities of the locality.

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

In the interests of the visual amenities of the locality.

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

In order to ensure an appropriate quality of development.

5 The windows within the western elevation of the adjacent property (The Dell) shall be obscured glazed within 6 months from the beneficial

63 occupation of the approved dwellinghouse (Unit 2). These windows shall remain obscure unless first receiving the written express consent from the Local Planning Authority.

To avoid problems of overlooking between properties

6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to E inclusive), Part 2 (Class A), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls or alterations which materially affect the external appearance of the dwellinghouses shall be constructed without prior planning permission being obtained from the Local Planning Authority.

The site is located in a designated Green Belt where further development could harm the general openness of the area

7 The existing games room attached to the southern elevation of the building shall be demolished prior to the beneficial occupation of the two dwellinghouses

In the interests of preserving the openness of the Green Belt

Attention is drawn to the following justifications:

GE5 - Housing Development GE6 - House Extensions in the Green Belt BE5 - Building Design and Siting

64 Site Location

LOCATION AND PROPOSAL

The application relates to a large four-bedroom property near Loxley. The property is located off Loxley Road, close to its junction with Rowell Lane and lies within the Green Belt.

The property is set approximately 60m back from this road and located to the north of two other properties. These two being Clifton House, an impressive stone built house and The Dell, a more modest stone faced property. All three properties are accessed along the single driveway that runs up along the eastern side of the landscaped front garden of Clifton House. This driveway rises up steeply from Loxley Road and leads up to a shared informal parking area that lies between Clifton House and the Dell. A set of double gates at the top of the driveway forms the entrance to the application site. Moving through these gates, the property is situated to the west of the site with a concrete stepped terrace located to its east.

65 The gable wall of The Dell forms the eastern boundary of the property’s lower concrete terrace. Open fields lie beyond the property’s western boundary while to its north, is a large landscaped area that stops short of a disused quarry. To the east of the site, separated by a high stone garden wall is Loxley Manor.

The property’s accommodation is foremost on one level but due to the rising ground levels, a lower ground floor provides a garage and storeroom within its southern section. It is relatively rectangular in shape with a length of 24.5m and depth of 14.2m. Most of its windows are located along its eastern and western elevations, although three windows serving the lounge and kitchen lie along its southern elevation face Clifton House. Closer inspection of the property shows that it has been previously extended with the addition of two flat roofed ‘infill’ extensions added between the property’s front facing gable walls. A covered canopy with pillars lies along part of the property’s front (eastern) elevation. A single storey building that is understood to have once housed a swimming pool, now utilised as a games room is attached along part of its southern elevation and is included within the red line boundary.

The applicant is seeking full planning permission to extend and alter the property to form two dwellinghouses. The submitted plans show significant alterations to the property with the proposal involving raising its height by approximately 2m along one section of the building, new fenestration detailing across its four elevations and introduction of dormer windows. Enclosed gardens would be provided to the east of the two properties, while to the side of these and directly accessed from the driveway would be two dedicated parking spaces. As part of the proposal, the applicant would demolish the existing single storey games room.

The application has been advertised as a departure from the Development Plan.

PLANNING HISTORY

05/02100/FUL – Alterations and extension to bungalow to form 2 dwellinghouses and erection of 2 double garages - Withdrawn 08/08/05

90/01756/FUL - Alterations and extensions to the property and erection of new garage – Granted 24/07/05

REPRESENTATIONS

Bradfield Parish Council are recommending refusal on the grounds that the development is contrary to government guidelines, UDP and Supplementary Planning Guidance. They state that the proposal involves doubling the size of the house and exceeds the percentage allowable for Green Belt development.

PLANNING ASSESSMENT

Policy Issues

The property lies within the Green Belt and Policies GE5 and GE6 of the UDP apply. Policy GE5 relates to the development of new housing in the Green Belt. It

66 states that other than those needed to support agricultural and other acceptable uses, new houses will only be permitted where the new house would involve infilling of a single plot within the confines of an existing village, group of buildings or substantially developed road frontage or the replacement of an existing house provided that this is not significantly larger than the one it replaces.

Policy GE6 states that, in the Green Belt, extensions to existing houses will be permitted, but only where the proposed extension would form a minor addition to the original house and use matching materials as well as be sited and designed to complement the style of the original dwellinghouse.

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

Policy BE5 seeks to ensure good design and the use of good quality materials in all new and refurbished buildings and extensions. The principles that should be followed include encouraging original architecture where this does not detract from the scale, form and style of surrounding buildings, the use of special architectural treatment be given to corner sites and that designs should take advantage of the site’s natural features. Also of relevance is government guidance contained within PPG2: Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. There is a general presumption against inappropriate development within Green Belts with government advice clear in that planning permission should only be granted for the construction of new buildings in very special circumstances. Affect on the openness of the Green belt It is accepted that many forms of development are inappropriate in the Green Belt. However, modest extensions to existing dwellings in the Green Belt are not viewed as such where they are not disproportionate to the existing dwelling. The UDP defines that for houses, a minor addition is one that does not increase the cubic content of the original house by more than one third. With regard to this application, officers have calculated that the development involves adding approximately 146 cubic metres to the volume of the building, an amount approximating to about 15% above that of the existing house. This is in line with the extension threshold (one third) generally permitted by SPG. While officers accept that the development involves increasing the height of the building by 2m in part, a fact that would appear to be at odds with the policy position of retaining the general openness of the Green Belt, it is considered that any affect on the Green Belt would be minimal and can be justified on two counts. Firstly, it is considered that the proposed works would bring significant design improvements to the character and appearance of the building, and secondly the applicant has agreed to demolish the existing single storey games room that is attached to the building’s southern elevation.

67 The existing appearance of the building is considered to be poor, with the pillars and flat roof in-fills, together with the unsympathetic window treatment being of particular poor quality that only serves to harm the building’s character. The applicant agreed to implement the number of revisions suggested by officers including reducing the building’s roof pitch to 30 degrees, a change that has resulted in a 1.5m height reduction from that previously proposed. Initially, the applicant proposed substantial alterations to the property, which in officers’ minds went beyond the scope of what could be supported. This included extensions that changed the very essence of the building with large shallow gable extensions (front and back) and erection of a large detached garage block. With regard to the amended scheme, while the building’s roof would be raised by approximately 2m in one place, the extensions are considered to be more sympathetic and follow closely the original linear form of the building. Other changes of note include new fenestration detailing across the whole building with many of the existing horizontal window openings partially built-up and inserted with traditional style windows that follow more of a vertical emphasis and importantly, the deletion of the garage block. The volume of the existing single storey games room is approximately 240 cubic metres. Taking the volume of this building into account, the development in fact represents a net decrease of approximately 7.5% of cubic content in the Green Belt. The development therefore falls within the guidelines as permissible by SPG. It is important that control is exercised over any further additions to the two dwellinghouses in the interests of protecting the openness of the Green Belt and therefore it is recommended that a condition is attached that removes their ‘PD’ rights. Residential amenity It is considered that the occupants of the two properties would be afforded with a high level of amenity. Generous garden areas, enclosed by boundary walling would offer each property a level of amenity commensurate to the size of dwellings proposed. A potential overlooking problem was noted following officer’ site inspection, arising from two existing windows in the western elevation of the adjacent property (The Dell). Following this concern, the applicant who is owner of this property has agreed to obscure these two windows. This is shown on the submitted plan and can be conditioned. SUMMARY AND RECOMMENDATION The development involves alterations and extensions to this large property as part of the proposal to create a further dwellinghouse. Due to the property’s location in the Green Belt, officers were mindful that any substantial increase in volume would likely harm the openness of the Green Belt. With officers’ securing improvements to the overall design of the properties, reduction in roof pitch (30 degrees) and the applicant agreeing to demolish the existing games room, the development, on balance is considered to be acceptable. The intentions of Policies GE5 and GE6 and guidance given in SPG ‘Designing House Extensions’ are considered met.

Case Number 05/04298/FUL

Application Type A Full Planning Application

Proposal Use of land for the keeping and grazing of horses

Location Land Adjacent To 34, Stephen Lane, Grenoside, Sheffield, S35 8QZ

Date Received 08/11/2005

Team NORTH & WEST

Applicant/Agent Ms Maxine Daniel

Recommendation Grant Conditionally

Subject to:

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

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

2 The use of this land shall be solely for the purposes of grazing and/or keeping horses, and for no commercial livery purposes.

In order to ensure an appropriate form of development

3 At no time shall jumps or similar equipment be place within the site unless otherwise agreed in writing by the local planning authority.

In the interest of the visual amenities of the locality

4 The position of the manure heap is not approved; details of its exact position shall be submitted to and approved in writing prior to the commencement of development.

In the interest of the amenities of occupiers of adjoining property

Attention is drawn to the following justifications:

69 GE1 Development in the Green Belt GE2 Protection and Improvement of the Green Belt Landscape GE3 New Building in the Green Belt GE4 Development and the Green Belt Environment GE8 Areas of High Landscape Value and The Peak National Park BE16 Development in Conservation Areas

Site Location

In accordance with amended description ‘Use of land for the keeping and grazing of horses’

LOCATION AND PROPOSAL

The application relates to the use of agricultural land for the purposes of keeping and grazing of horses. The original description of development has been altered as, a horse shelter which was proposed as part of this scheme and is currently on site, which is considered to be a chattel and therefore does not require formal planning permission.

The application site comprises of an agricultural field approximately 0.3 hectares in area currently set to grass. The site is located on the western periphery of the settlement of Grenoside adjacent to No.34 Stephen Lane.

The site is bound to the east by the Grenoside housing area, by Stephen Lane to the south and open fields to the north and west. The topography of the site rises gradually to the north towards the field boundary.

The green belt and Grenoside housing area UDP boundary bisects the site centrally in north/south direction. The site is also located in an area of high landscape value and within the Grenoside conservation area in accordance with the UDP proposals map.

RELEVANT PLANNING HISTORY

As identified earlier in the report the current application site is bisected by the green belt and the Grenoside housing policy area boundary. The eastern part of the site, which falls within the allocated housing area, has previously been the subject of a number of planning applications for residential development. In 1975 (75/5585P) outline planning permission was refused for the erection of 8 dwellings referred to as land at Topside farm as the development was outside of the area allocated for residential purposes on the approved town map at that time, the development would lead to an extension of the village and intrusion into the countryside, and lead to the loss of historical buildings and associated works which would affect the conservation area. An application for a detached dwelling house and double garage within the grounds of Topside farm was withdrawn prior to its determination (9A/0486P) in 2000.

Three separate planning applications for detached dwelling houses were submitted in 2001 on the portion of the site allocated as being within the housing policy area. One application was a resubmission of planning application 9A/0486P and a further application was submitted for a bungalow. All four applications were refused and later dismissed on appeal as the developments were contrary to adopted national planning guidance contained in PPG3 and there impact on the character and appearance of the conservation area.

· 9B/0183P -Erection of dwellinghouse with double garage (as amended 27.04.01and 6.12.01) – Refused · 9B/0184P - Erection of dwellinghouse and double garage (as amended 27.7.01 and 6.12.01) – Refused

71 · 9B/0185P - Erection of dwellinghouse and double garage (as amended 27.7.01 and 6.12 01) – Refused · 9B/0186P - Erection of dwellinghouse and double garage (as amended 23.7.01, 27.7.01 and 6.12.01) – Refused

SUMMARY OF REPRESENTATIONS

There have been 14 letters of representation, the issues raised are summarised below. Impact on the integrity of the green belt boundary Undermine the ability to resist other forms of development on a green belt site. Materially damage the strength of greenbelt control. Odour generated by position of manure heap adjacent to Stephen Lane. Impact on the open character of the green belt. Concern regarding the position of the greenbelt boundary and housing area. Site provides an attractive visual gateway on entrance to the village of Grenoside contributing the appearance of the conservation area. Change of use would result in a mixed use of land. A mobile horse shelter is not necessary on land used for horse grazing Planning history on the site relating to change of use of land and residential development, which were dismissed at appeal. Change of use is not required for the grazing of horses. No applications should be considered on this land until the greenbelt boundary has been clarified. Impact on the area of high landscape value. Impact on road safety from vehicles and animals accessing the site. Historically horses have been grazed on this land. The building should be sited permanently.

SUMMARY OF CONSULTATIONS

Bradfield Parish Council – No objection

PLANNING ASSESSMENT

Policy Issues

The site lies within the designated greenbelt as defined in the adopted Sheffield Unitary Development Plan. UDP Policy GE1 and GE2, are relevant and seek to; protect the green belt from inappropriate forms of development that lead to the encroachment of urban development into the countryside, maintain and enhance those areas with a generally high landscape value. Policy GE3 and GE4 are concerned with new building and development within the greenbelt and state that there construction of new buildings in the green belt will not be permitted, except in very special circumstances, for purposes other than agriculture, forestry, essential facilities for outdoor sport and recreation, cemeteries, and other uses which would comply with policy GE1. The scale and character of any development permitted in the greenbelt or conspicuous from its should be in keeping with the area and wherever possible conserve and enhance the landscape and natural environment.

72 Policy GE8 ‘Areas of High Landscape Value and The Peak National Park’ states that the protection and enhancement of the landscape is the overriding consideration and development which is permitted must protect and wherever appropriate enhance, the appearance and character of the area of high landscape value.

Policy BE16 ‘Development in Conservation Areas’ states that development within conservation will only be permitted where it would preserve or enhance the character or appearance of the conservation area.

National planning guidance contained In PPG 2: Green Belts seeks to protect the green belt from inappropriate development, which is by definition considered harmful to the open character of the greenbelt. The construction of new buildings in the greenbelt can however be considered appropriate if it is for amongst other things outdoor recreation and leisure facilities. Paragraph 3.5 of PPG 2 states ‘Essential facilities should be genuinely required for uses of land, which preserve the openness of the Green Belt and do not conflict with the purposes of including land in it. Possible examples of such facilities include small changing rooms or unobtrusive spectator accommodation for outdoor sport, or small stables for outdoor sport and outdoor recreation.’ Therefore subject to siting, design and impact on the open character of the green belt the erection of a small stable can considered to be appropiate development in the greenbelt in accordance with adopted national planning guidance.

The main issues for consideration are therefore whether the use of land for the keeping and grazing of horses would detrimenatlly affect the open character of the green belt, and whether the proposed stable building is consided to be development and if so, does it constitute inappropiate development that is harmful to the green belt.

PLANNING ASSESSMENT

Use of land

Section .336 of the 1990 Town and Country Planning Act states that agriculture “includes horticulture, fruit growing, seed sowing, dairy farming, the keeping and breeding of livestock (including any creature kept for the production of food, wool, skins, fur, or for the purpose of farming of the land), the use of land as grazing land, meadowland, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, and ‘Agricultural shall be construed accordingly.”

It is important to draw a distinction between the grazing of horses on land, which is clearly considered to be an agricultural use and the keeping of horses on land, which does not fall within the definition of agriculture. If horses are simply turned out onto land with a view to feeding them from the land, this can be considered to be purely grazing and falls within the above highlighted definition of agriculture. However in this case the horses are to be kept and stabled on the land and from the evidence of a site visit are being fed by other means, so that the grazing use is merely incidental, undertaken by the fact that there is no means of preventing it.

73 Therefore the land is not purely being used for grazing purposes (agriculture) but in this case for the keeping of horses, which is not an agricultural use, a material change of use has therefore occurred in this case.

The change of use of land for the keeping and grazing of horses although materially different from an agricultural use in principal is not considered to significantly visually alter the appearance of the land from that of an agricultural use. The site is currently covered by wild grass and low level shrubbery enclosed by fencing, walls and hedging. The physical appearance of the site will be largely unaltered by the keeping and grazing of horses. Wooden fencing has been erected on site however this does not require formal planning consent and could be erected to retain livestock or divide parts of the field for crop planting/livestock therefore associated with an agricultural use. The use of land for the keeping and grazing of horses is considered to be an appropriate use of land within the green belt, that does not detrimentally affect the high landscape value of the area, open character of the green belt or appearance of the Grenoside conservation area.

The granting of this consent is not considered to undermine the strength of UDP or national planning policy or the ability of the LPA to refuse planning permission for inappropriate forms of development on this site, that would be harmful to the open character of the greenbelt, the high landscape value of the area, appearance of the Grenoside conservation area.

The control of jumps or ancillary horse maintenance or exercise equipment can be controlled by condition in order to retain the open character of this green belt site.

Horse Shelter

The shelter itself is a wooden structure approximately 7.2 metres long and 3.6 metres wide with no floor, mounted on a steel frame with skids and a shackle coupling which enables the shelter to be moved around the site all be it in this case with mechanical aid (tractor or vehicle). The building is not physically attached to the floor, no hard standing is required and there are no services to the building. The shelter is therefore not permanently affixed to the ground does not therefore constitute development in accordance with section 55 of The Town and Country Planning Act 1990 defines development as being “the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land. The proposed horse shelter in this case is not considered to constitute development; it is a chattel, a view that has been supported by case law and the planning inspectorate, therefore the shelter does not require formal planning consent. A recent site visit has identified that wooden staked fencing has been erected to the frontage of the horse shelter, however the fencing is not physically attached to the shelter. Therefore the presence of the staked wooden fence is not considered to permanently affix the position of shelter, as the fencing could be easily removed and repositioned. The erection of the fencing is therefore not considered to alter the fact that the horse shelter is not operational development and therefore does not require the permission of the LPA. The horse shelter has therefore been omitted from the application description.

74 Highways

Access to the site is gained from Stephen Lane and Shared with No. 34. There is adequate room to pull a vehicle off street or move a horse on and off site without detrimentally affecting highway safety. Any vehicle movements associated with the care and attention of the horse is not considered to be harmful to highway safety.

RESPONSE TO REPRESENTATIONS

Representations have raised concern with the position of a manure heap in close proximity to dwellings facing the site on Stephen Lane. The position of the manure heap can be secured by condition in order to prevent any unnecessary odour nuisance for adjoining property. All other issues are covered in the report.

SUMMARY AND RECOMMENDATION

The horse shelter on site is a chattel and does not require formal planning permission, therefore it is not to be considered as part of this application.

It is considered that the use of land for the keeping and grazing of horses is appropriate in the green belt and will not detrimentally affect the open character of the greenbelt, high landscape value of the area, and appearance of the conservation area.

The development would comply with adopted Unitary Development Plan Polices as the use reasonably relates to the green environment and adopted National Planning Guidance contained in PPG 2.

The development is not considered to be detrimental to highways safety therefore it is recommended that planning permission is granted subject to conditions.

Case Number 05/04507/OUT

Application Type Outline Planning Application

Proposal Erection of two dwellinghouses (An amended plan was received on 7/2/2006 indicating that siting is no longer to be considered at this stage. Consequently all matters are reserved for subsequent approval)

Location Land Opposite 76 To 92, Green Street, Deepcar, Sheffield, S36 2PZ

Date Received 23/11/2005

Team NORTH & WEST

Applicant/Agent Mr C Copestake

Recommendation Grant Conditionally

Subject to:

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

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

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

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

In the interests of the amenities of the locality.

76 Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

Attention is drawn to the following directives:

1. The applicant is advised that there are known drainage problems within the area and a piped watercourse crosses the site. The applicant is advised to contact the Councils Department of Design and Building Services (Drainage and Bridges Division), 2-10 Carbrook Hall Road, Sheffield, S9 2DB (Telephone Sheffield 2734456) to seek approval for the proposed drainage arrangements, as soon as possible, prior to the commencement of development.

2. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

3. The proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Coal Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information on any past, current and proposed surface and underground coal mining activity to affect the development can be

77 obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk.

Site Location

LOCATION AND PROPOSAL

The application relates to a disused triangular piece of land situated between the rear of properties on Whitehead Avenue, Hills Road and Green Street. The site does not appear to have been previously developed and is covered by grass, bushes and brambles. There is also a line of tall conifers across part of the site. The site is elevated above the level of Green Street and a piped watercourse runs beneath part of it.

The site is identified on the Unitary Development Plan Proposals Map as being within a housing area.

Outline planning permission is sought to erect two bungalows on the site. Originally the applicant wanted the siting of the bungalows to be considered at this stage, however the plans have been amended to reserve all matters for subsequent approval.

RELEVANT PLANNING HISTORY

Outline planning permission for 4 bungalows and garages on the site was refused in 1986 as it was considered that the proposal would constitute an overdevelopment of the site which would be injurious to the amenities of the locality and occupiers of adjoining property (application 86/0787P refers).

Following this refusal a revised outline application was submitted in 1987, this time for 2 bungalows and garages / parking spaces. This application was granted with conditions relating to the submission of reserved matters (application 87/0067P refers).

SUMMARY OF REPRESENTATIONS

5 letters and emails of representation have been received.

A petition with 25 signatures accompanied one of the letters. This objected to the proposed development on the following grounds:

The only place where access to the site could be gained is owned by the residents of Green Street and is used as a communal area.

There are known to be drainage problems in the area and the development may exacerbate these problems. A stream also runs across the site. Any alteration to the watercourse may result in the bank becoming unstable and possible land slippage, causing damage to neighbouring properties.

The site is a habitat for wildlife and is used by children to play.

The proposed dwellings may overlook neighbouring properties.

Other letters added the following objections:

The development would put additional pressure on already limited parking places.

The development would not fit in with the area.

One of the emails stated that a decision could not be made without knowing: where the properties would be sited: the height of the buildings or the style of the dwellings. This is an outline planning application with all matters reserved for subsequent approval and so these details are not known at this stage.

Devaluation of property, damage to roads by lorries during construction works, loss of view and the fact that land on the opposite side of Green Street is used for the

79 storage of blue and black bins were also cited, however these are not planning considerations.

PLANNING ASSESSMENT

Policy

The principle of residential development on the site was established in 1987 when planning permission was granted for 2 dwellings. Since then a new UDP has been adopted (the current UDP was adopted in March 1998) and guidance on housing development issued by the Government (PPG3 – Housing was published in March 2000).

The site is identified on the Unitary Development Plan Proposals Map as being within a Housing Area. Policy H10 – Development in Housing Areas states that within such areas housing is the preferred use.

Policy H14 – Conditions on Development in Housing Areas is also applicable. This states that within Housing Areas new development or change of use will be permitted provided, amongst other things: new buildings would be in scale and character with neighbouring buildings; the site would not be overdeveloped or deprive residents of light, privacy or security or cause serious loss of existing garden space which would harm the character of the neighbourhood; it would provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

The site has not been previously developed and so is classed as being a greenfield site. Government guidance contained in PPG3 seeks to promote more sustainable patterns of development by managing the release of housing land with the preference being for development on land that has been previously developed.

Sustainability

An assessment as to the sustainability of the site has been undertaken and has concluded that, being within 400m walking distance of the District Centre and 200m walking distance of a Local Shopping Centre and close to bus routes the site is within a sustainable location. As the site is small it would be unlikely to affect the overall target for brownfield development.

Character and Appearance

The site is surrounded by residential properties and so it is considered that development for residential purposes would not have an adverse impact upon the residential character of the area.

80 Properties on Hills Road and Whitehead Avenue are at a higher level and are semi-detached. The dwellings on Green Street are traditional terraced properties and are set below the level of the site. Given that there is some variation in building types and styles well designed bungalows may not have a particularly harmful impact upon the appearance of the area and with careful siting and landscaping could enhance the appearance of the site.

The site is overgrown and fenced off (the communal garden owned by the Green Street residents does not form part of the application site) and is not considered to be an area of public open space. There are other open spaces within 400m of the site and so it is considered that the development would not result in the loss of a recreational space.

Residential Amenity.

Outline permission is sought with all matters reserved for subsequent approval. Given the sloping nature of the site bungalows are proposed to minimise the impact upon neighbouring properties.

The position of the properties is to be considered at a later date, however properties on Hills Road and Whitehead Avenue have rear gardens of at least 15m in length. As such buildings could be positioned on the site that would not be particularly overbearing upon these properties and boundary treatments could prevent significant overlooking.

Properties on Green Street are at a lower level, however the site is large enough to ensure that there would be sufficient separation distance to prevent the development from being overbearing or resulting in detrimental levels of overlooking to these properties on Green Street (with careful siting a separation distance of at least 30m could easily be achieved).

Given the size of the site each of the properties could have ample private amenity space and so it is considered that the development would provide occupiers of the proposed development with reasonable living conditions and would not be overdeveloped.

Highways Issues

Highways Development Control have raised no particular objection to the proposal but stress the importance of not creating blind spots along the public footpath that flanks the southern boundary of the site. This can be addressed by the imposition of planning conditions relating to boundary treatments.

Drainage Issues

There are known to be drainage problems within the area and a piped watercourse crosses the site. As all matters are reserved for subsequent approval it is considered that these issues can be resolved at the reserved matters stage. However it is recommended that a directive be attached to any consent advising the applicant of these problems.

SUMMARY AND RECOMMENDATION

Outline planning permission is sought to erect two bungalows on an overgrown piece of land within a residential area. The land has not been previously developed and so is classed as being a greenfield site.

The site is considered to be in a sustainable location and it is considered that, given the size of the site the proposed development would not be likely to affect the overall target for brownfield development within the city.

All matters have been reserved for subsequent approval, however given the site area it is considered that two bungalows could be erected that would not be significantly overbearing or result in unacceptable levels of overlooking to neighbouring dwellings.

Properties could be sited so that they did not disrupt the piped watercourse and drainage issues would need to be resolved prior to any development commencing. It is recommended that a directive be attached to any consent advising the applicant of the need to do this.

Outline permission for two dwellings was granted in 1987 and so the principle of residential development on the site has been previously established.

It is thereby considered that a refusal of the application cannot be justified on policy grounds and so it is recommended that planning permission be granted with conditions.

Case Number 05/04572/FUL

Application Type A Full Planning Application

Proposal Erection of 6 two-storey offices

Location Land Adjoining 18, Churchill Way, Sheffield, S35 2PY

Date Received 29/11/2005

Team NORTH & WEST

Applicant/Agent St Pauls Developments Plc

Recommendation To Report