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SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

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SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate 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 2 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 6 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). 7 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.
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