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Development Services DEVELOPMENT SERVICES REPORT TO CITY CENTRE, SOUTH EAST PLANNING AND HIGHWAYS AREA BOARD 28 APRIL 2008 PROPOSED EXTENSION OF CULTURAL INDUSTRIES QUARTER CONSERVATION AREA BOUNDARY 1.0 PURPOSE OF REPORT 1.1 This report seeks members approval for an extension to the Cultural Industries Quarter Conservation Area. This extension would add an additional block to the East of the current Leadmill Triangle Conservation Character Area. This area of Sheffield is subject to considerable development pressure that could lead to the loss of an important metal trades building complex on a prominent thoroughfare. 1.2 The boundary extension proposed would extend eastwards along Turner Street, south down Cross Turner Street, west along Fornham Street and then enclosing a section of Suffolk Road. (See Maps 1. and 2). 1.3 The block proposed for inclusion in the Conservation Area includes the former W.W Laycock’s Works building on 35-39 Suffolk Street/ Fornham Street/Cross Turner Street, an existing surface car park to the North West and a building to the corner of Turner /Cross Turner Street. 2.0 BACKGROUND 2.1 The Cultural Industries Quarter Conservation Area was designated at the City Centre Area Board on the 22nd January 2001 members approved the designation of the proposed Cultural Industries Quarter Conservation Area with the proviso that further consideration be given for its extension to include the Leadmill Triangle which is bounded by Suffolk Road and Fornham Street. This extension was then subsequently reported and approved at City Centre Area Board on the 5TH February 2001. 2.2 The Conservation Area relates to the majority of the Cultural Industries Quarter (CIQ) which occupies a pivotal position in the City, between the City Centre and the Midland Train Station. It currently covers an area of 24 hectares (59 acres).The area is bounded by Eyre Street / Arundel Gate, St Mary’s Road, Leadmill Road, Fornham Street, Suffolk Road and Howard Street/Surrey Lane. 2.3 The area enclosed by these streets contains the surviving remnants of the 18th Century development carried out by the Duke of Norfolk’s Estate, together with the later expansion of the area to the south and south east of Porter Brook in the early 19th Century. The Conservation Area is subdivided into 6 character areas which broadly relate to the chronology of development but are primarily identified for ease of reference. The proposed extension is located within the Leadmill Triangle Character Area. 2.4 The CIQ Conservation Area has 16 Listed Buildings and 35 Unlisted significant buildings which are deemed to contribute to the character of this Conservation Area as identified in the Sheffield City Centre Urban Design Compendium 2004. The inclusion of any building within the Conservation Area offers additional protection as any proposals for demolition would require Conservation Area consent; such an application for demolition must satisfy the same criteria as a proposal for demolition of a Listed Building. 2.5 Leadmill Triangle Character Area and Environs Despite the physical divisions between the Leadmill Triangle area and the core Georgian layout of the Cultural Industries Quarter due to the changes in levels this area still retains a strong urban character. The development of this area dates from the same time as the Matilda Street south area, including Truro Works. 2.6 This area is separated from the original by a change in levels and through the development of larger scale buildings in the early 20th Century. The area comprises of three main blocks: (1) The Northern Linear Area comprising The Showroom, The Workstation and Persistence Works. (2) The Central Section includes the former Leadmill bus station site (3) The Leadmill Triangle: 2.7 This area comprises of Columbia Place (grade II listed) former organ manufacturer, now converted into apartments. It is a 3 storey L-shaped red brick building with plastered facades and pitched slate roof which is an exemplary conservation project and a stunning landmark on the corner of Suffolk Road and Fornham Street. Within the Leadmill Triangle are two other notable historic buildings Leadmill Works and Scotia Works. These peripheral areas represent the outward face and gateway into the Conservation Area. The character of the built form on the boundaries is mixed but they all have strong links, in terms of the street pattern, to the main core area. 2.8 The extension of the boundary to include this block would provide an opportunity to retain the Laycock complex, improving the condition and appearance of this important site. 2.9 Conservation Area status will allow a more effective dialogue to commence regarding the redevelopment of the site and the potential regeneration of the area. Negotiations with the applicants as part of the planning process will be possible regarding the retention, conversion, partial demolition and/or extension of the building, achieve a scheme of a similar quality to mirror Columbia Place opposite. 2.10 The retention and reuse of these buildings is a more sustainable approach rather than the loss of embodied energy through the demolition and disposal of reusable fabric. The construction of a new building on this site would require the transportation of new building materials to the site. 3.0 SITE HISTORY 3.1 The site of the W.W Laycock’s Works as highlighted above lies outside the current Cultural Industries Quarter Conservation Area boundary. It is located opposite Columbia Place a Grade II listed building and forms part of its setting. Both are landmark buildings at the edge of the Conservation Area and together the two form a gateway into the Conservation Area individually the architectural style, scale form and massing of the Laycock’s Works contributing significantly to the setting of the listed building opposite. 3.2 The W.W Laycock’s Works is a typical example of a Mid 19th Century Sheffield Metal Trades complex with its stucco frontage and located on a substantial corner site with a strong visual presence. It is of a similar date to the nearby Scotia Works and comprises a typical hierarchy of this typology with a substantial and impressive office building alongside the showroom range fronting onto Suffolk Road. The more modest and typical redbrick three storey workshop ranges to the North East are arranged around a large open courtyard to the rear. The rear and side elevations face mainly onto Cross Turner Street and partially onto Fornham Street. 3.3 The W.W Laycock’s Works is in private ownership and a number of prospective developers have indicated their wish to demolish the building.There have been a numerous parties interested in this site and informal meetings with officers have taken place. The most recent involved the complete demolition of the existing buildings and a complete new build. We encouraged the retention of the buildings, in part, and the developer did not disregard this suggestion completely as yet no planning application has been submitted. 3.4 At present the site has no protection against demolition save the requirement to notify the City Council of the intention to demolish. If the method of demolition is in accordance with the relevant legislation, the City Council must issue a certificate authorising the demolition within 6 weeks of notification. - The owner had Dem 1 Building Standards approval to flatten the site and this approval was given on 30 January and has now expired. We now have an opportunity to extend the conservation prior to another Dem 1 being submitted in the near future. 3.5 In accordance with the English Heritage “Guidance on Conservation Area Appraisals” Feb 2006; “Ideally existing appraisals should be reviewed every 5 years” Section 5.4 3.6 Subsequently after the 2001 appraisal (See Map 3) and the designation of the Cultural Industries Quarter Conservation Area the area was again reappraised as part of the Sheffield City Centre Urban Design Compendium in 2004. On Map 4 the Laycock building is highlighted as “an unlisted significant building” within the Sheaf Valley area. 3.7 It is now the imminent threat to the building highlighted by the recent demolition notice that has now prompted this emergency item being brought forward today. 4.0 CONSERVATION AREA DESIGNATION AND PROCEDURE 4.1 The designation of a Conservation Area introduces a general control over the demolition of buildings and the felling/lopping of trees and provides a basis for Conservation Area are policies designed to preserve or enhance all the aspects of character or appearance that define an area’s special interest. 4.2 Permitted development rights and advertisement control are more restrictive and there is greater publicity for applications for development. In determining applications for development it is necessary for the planning authority to pay for special attention to the desirability of preserving or enhancing the character or appearance of the area. 4.3 If a non-residential building is demolished without the necessary certificate, the maximum penalty that can be imposed is a fine of £2000. 5.0 CONSULTATION 5.1 There is no legal requirement to consult owners, occupiers prior to the designation or extension of conservation areas. However the original designation was the subject to consultation, and was widely supported. 5.2 The current owners of the site are aware of the informal advice given by officers, and it can be assumed they would object to the inclusion of this site in the Conservation Area. 5.3 Designation would take immediate effect on Members approval of the proposed boundaries. The designation must then be advertised in the London Gazette and the local press. Both English Heritage and the Government Regional Office also require notification of the designation. 8.0 FINANCIAL IMPLICATIONS 8.1 The designation of a conservation area does not have any direct financial implications.
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