SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate
...... REPORT TO CITY CENTRE AND EAST DATE 04/10/2004 PLANNING AND HIGHWAYS AREA BOARD
REPORT OF HEAD OF DEVELOPMENT SERVICES ITEM
SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS
SUMMARY
RECOMMENDATIONS
SEE RECOMMENDATIONS HEREIN
THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED.
FINANCIAL IMPLICATIONS N/A PARAGRAPHS
CLEARED BY
BACKGROUND PAPERS
CONTACT POINT FOR ACCESS Lucy Bond TEL NO: 34556
AREA(S) AFFECTED
CATEGORY OF REPORT
OPEN
1 2 Application No. Location Page No.
03/04659/LBC Hancock And Lant Building, Ladys Bridge And 5 Land Adjoining Blonk Street Sheffield
03/04660/FUL Hancock And Lant Building, Ladys Bridge And 8 Land Adjoining Blonk Street Sheffield
04/00073/FUL Land At Richmond Park Way Sheffield 27
04/00215/FUL Land And Buildings At Upper Allen Street, Kenyon Alley, Brocco Street, Marsden Lane And 34 Edward Street Sheffield
04/01906/FUL Land To The Rear Of 1-25 Normanton Spring 43 Road Sheffield
04/02025/FUL Land At Solly Street, White Croft And Tenter 51 Street Sheffield
04/02356/REM Land, Site Of Norcroft Cottages Woodhouse Lane 64 Beighton Sheffield
04/02633/FUL Boardwalk (Formerly Mucky Duck)and 2-6 Bank 71 Street Snig Hill Sheffield S3 8NA
04/03036/FUL Land At Former Cement Works Holywell Road 76 Sheffield
04/03070/LBC Railway Station Sheaf Street Sheffield S1 2BP 87
3 4 SHEFFIELD CITY COUNCIL
Report Of The Head of Development Services, Development, Environment And Leisure To The CITY CENTRE AND EAST Planning And Highways Area Board Date Of Meeting: 04/10/2004
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 03/04659/LBC
Application Type a Listed Building Consent Application
Proposal Demolition of buildings on Blonk Street, conversion of Castle House to flats with A3 use on ground floor
Location Hancock And Lant Building, Ladys Bridge And Land Adjoining Blonk Street Sheffield
Date Received 11/12/2003
Team CITY CENTRE AND EAST
Applicant/Agent Carey Jones Architect
Recommendation Grant Conditionally Subject to Secretary of State
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 No development, including demolition, shall take place until a programme of building recording has been submitted to and approved by the Local Planning Authority. The recording shall be undertaken in accordance with the agreed project design, to the satisfaction of the Local Planning Authority.
To ensure that arrangements are made to record the building prior to demolition or alteration so that valuable historic information is not lost.
5 3 Before any development commences, the following details shall be submitted to and approved by the Local Planning Authority.
Details of a schedule of repairs to the structure, walls, roofs, floors, windows, doors, rainwater goods and other building elements and fixtures. The extent and specification of brickwork/stone repairs and cleaning, including the standard and specification of mortar joints and re-pointing including a sample panel. The extent and source of any replacement slates and details and specification of any replacement ridge, valleys, eaves and verge treatments. The size and specification of the conservation roof lights. The specification and fixings of gutters and downpipes. Repairs to stacks, ventilators and design of replacement chimney pots. The design of new windows, glazing to loading door openings, shopfront to A3 unit, including section sizes, materials, reveal depths at a minimum scale of 1:20. A schedule of windows to be retained along with repairs and secondary glazing details. A schedule of the doors to be retained and the design and specifications of all new doors within the A3 unit, including section sizes, reveal depths, mouldings and architraves at a minimum scale of 1:20. A scheme for the retention and protection of the glazed tiles in the A3 unit along with the fixtures and fittings. Design and location of all external light fittings. The location, appearance and specification of all externally visible meter boxes, flues and heating and ventilation equipment and ducts. A schedule of original doors and fireplaces to be retained in the town house.
In order to protect the special architectural and historic interest of the listed buildings.
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.
BE19 - Development affecting Listed Buildings
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report
6 please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
Site Location
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1 A PH 7
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E 1 2 Works 1 8 2
to 9
2 3 1
PH 2 1 1
5
47.5m Car P ark 3 2
Royal Victoria 1
Buil dings Bank
e g W eir n
m 6 a 4 2
2 h
t o .9 o t c
x B 8 E 6 0 F m 4 1 E 57 G l .
M a 48
ID y 5 4 47.9m B o M
R R B B 7 'S Y B D L A O
L N 9 3 K S T B R Blonk F E E Lady's T Bridge Hotel Bristol Lady's Bridge Bridge Hotel B (PH) M 49 48.2m .69m River Don B M 48.64m R W ard Bdy C 49.7m PC
CAS TLEGATE
TCB
0 1 4
2 PH
Magistrates Court 4 t 3 o shelter 0 6
Alex andra
3 Hotel
shelter 0 49.7m South Yorkshire Police Headquarters shelter
shelter W A
I N S outh G
A
T E FOR REPORT SEE 03/04660/FUL
7 Case Number 03/04660/FUL
Application Type a Full Planning Application
Proposal Demolition of buildings on Blonk Street including wall &building attached to crucible stack, conversion of Castle House/erection of bulding with A1/A 3 &B1 uses on the ground floor & 122 flats above and associated car parking accommodation
Location Hancock And Lant Building, Ladys Bridge And Land Adjoining Blonk Street Sheffield
Date Received 11/12/2003
Team CITY CENTRE AND EAST
Applicant/Agent Carey Jones Architects
Recommendation Grant Conditionally Subject to Secretary of State
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 The development shall not be begun until a phasing plan has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the phasing plan unless otherwise agreed in writing by the Local Planning Authority.
To ensure that the development is carried out in a co-ordinated way in the interests of the amenities of the locality.
3 The development shall not be begun until the highway and pedestrian improvements listed before have either: a) been carried out, or b) arrangements have been entered into which will ensure that such improvements are carried out in accordance with a timescale approved by the Local Planning Authority. Highway and Pedestrian Improvements:
1. Lining and signing works to Blonk Street associated with the provision of the new entrance and servicing arrangements. 2. Re-surfacing and lighting in accordance with the urban design compendium to the Blonk Street footpath adjoining the site and the
8 Lady's Bridge footpath adjacent to the site between Blonk Street and the River Don.
In the interests of traffic safety and the amenities of the locality.
4 The riverside walkway shall be kept open for public access at all times for 364 days of each year unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
4 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:
1. Clear and unambiguous objectives and modal split targets; 2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation; 3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.
In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.
6 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
7 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway
9 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.
8 Before any development commences on the appropriate phase of development, the following matters shall be submitted to the Local Planning Authority for approval:
The design and surfacing materials for the riverside walk, space adjoining the Crucible Stack, space adjacent to the townhouse, space at the corner of Lady's Bridge/Blonk Street. Grills to the Blonk Street openings to the car park. Lighting scheme for the riverside walkway, public spaces and external lighting of the new buildings. New shop fronts at a scale of 1:20. Repairs/replacement of the balustrade to the River Don frontage. Design of the section of riverside walk to be rebuilt including details of reveals to openings, infills to openings, lintels, cills and string courses. Eaves details at a minimum scale of 1:20. Sections showing the reveal depths to new windows/doors at a scale of 1:20. The junction of new structures that abutt the listed building. New gateways, railings and steps.11. The design of new windows to Castle House.12. A landscaping scheme for the timber deck amenity area.
In the interests of the visual amenities of the locality and in the interests of preserving the setting of the listed buildings.
9 Before each phase of development commences, a sample panel of the proposed external materials including mortar joints and pointing shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
10 No development work, including ground clearance and demolition work shall take place unless and until the developer, their agent or their successor in title has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to and approved in writing by the Local Planning Authority.
10 To ensure that any archaeological remains present, whether standing or buried, are preserved - either by being left in situ or recorded and removed in accordance with an agreed method, before they are damaged or destroyed.
11 Prior to the commencement of any work on site, a detailed scheme for the foundation design and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.
To ensure that ground disturbance is restricted to a minimum and is carried out in the agreed manner to preserve archaeological remains in situ.
12 Before the development of each phase of the development 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.
13 Before the development of the basement car parking is commenced, details of an upstand or other flood barrier, no lower than 47.11 AOD shall be submitted to and approved by the Local Planning Authority. The barrier shall be implemented before the car parking area is used and permanently retained.
In order to protect the development against a 1.100 year flood in accordance with the advice in PPG25.
14 Before any development commences, details of the proposals to incorporate public art into the scheme shall be submitted to and approved by the Local Planning Authority.
In the interests of the amenities of the locality.
15 Before any development commences, details of provision for motor cycle and cycle parking shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented before the appropriate phase of development is brought into use.
11 In the interests of encouraging sustainable means of travel to the site.
16 The metal panelling to the tower shall be zinc panelling and the glazing to the upper level of the tower shall be frameless glazing unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
17 The retail (A1) floor space outside the central shopping area, shall not exceed 280 sq.m sales area unless otherwise agreed in writing.
In the interests of protecting the vitality and viability of the central shopping area and in accordance with Unitary Development Plan Policy S5.
18 A minimum of 25% of the residential units shall be designed in accordance with the Council's Supplementary Planning Guidance on mobility housing.
In order to meet the needs of the City for mobility housing in line with UDP Policy H7.
19 Unless otherwise agreed in writing by the Local Planning Authority, no building or other obstruction shall be located over or within 3 metres either side of the centre line of the sewer, which crosses the site.
To allow sufficient space to access and maintain the sewer.
20 Development shall not commence until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
21 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.
22 The food and drink use shall only operate between 0800 hours and 2330 hours on any day.
In the interests of the amenities of future occupiers of the dwellings.
23 Prior to the occupation of the proposed dwellings all works for sound insulation and ventilation detailed in the glazing specification in the e- mail from D Simpson dated 29.6.04 and the ventilation works as set out
12 in the nuaire submission dated 16.9.04, which form part of a scheme to protect the future occupiers of the dwellings from noise, shall have been implemented and retained in accordance with the details submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of the proposed dwellings.
24 Notwithstanding the above condition, the ventilation details to the loft flats in Castle House are not approved by this permission. Revised details of the ventilation arrangements shall be submitted to and approved by the Local Planning Authority before any development on Castle House commences. Thereafter the approved details shall be implemented and permanently retained.
In the interests of the amenities of the locality and occupiers of the proposed dwellings.
25 No live music or amplified sound shall be played within the food and drink (A3) building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the building to the street to levels not exceeding: (i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, (ii) any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq. Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
26 Before the use of the building for Food and Drink purposes (Use Class A3) is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the Use Class A3 use to the street to levels not exceeding: i) the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, ii) any octave band centre frequency by more than 3dB when measured as a 15 minute Leq,
13 iii) Be capable of restricting noise breakout from the Class A3 use to the flats above to levels complying with the following: Bedrooms: Noise Rating Curve NR 25-30 (2300 TO 0700 hours),Living Rooms: Noise Rating Curve NR35 (0700 to 2300 hours),(Noise Rating Curves should be measured as a 15 minute linear Leq at the octave band centre frequencies 31.5 kHz to 8 kHz).Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the amenities of the locality and of the residential occupiers of the building.
27 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.
28 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
29 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins shall be carried on outside the food and drink (A3) building within the site of the development between 2300 hours and 0700 hours Monday to Saturday and between 2300 hours and 0900 hours on Sundays and Public Holidays.
In the interests of the amenities of the locality and occupiers of adjoining property.
30 The food and drink use shall not commence unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed.
14 Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.
In the interests of the amenities of the locality and occupiers of adjoining property.
31 Before the development is commenced a Phase 1 and 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.
In order to protect the health and safety of future occupiers and users of the site.
32 No development, including demolition, shall take place until a programme of building recording has been submitted to and approved by the Local Planning Authority. The recording shall be undertaken in accordance with the agreed project design, to the satisfaction of the Local Planning Authority.
To ensure that arrangements are made to record the buildings prior to demolition or alteration so that valuable historic information is not lost.
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.IB6 - Development in Fringe Industry and Business AreasIB9 - Conditions on Development in Industry and Business AreasIB11 - Housing & Residential Institutions in Industry & Business AreasBE19 - Development affecting Listed BuildingsS5 - Shop Developments outside the Central Shopping Area and District CentresH7 - Environmental Improvements in Housing AreasGE17 - Rivers and Streams. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City
15 Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
Attention is drawn to the following directives:
1. The developer is advised that these proposals will require modification to existing TRO's, the developer will be required to fund the cost of modifying these orders.
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. If your planning application 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.
3. The applicant is advised that structural calculations of the proposed basement walls adjoining Blonk Street will need to be submitted to the Highway Authority before development commences.
4. The applicant is advised that Environment Agency approval is required for any development within 8m of the main river.
5. The developer is advised that the development is designated as car free and as such residents of the scheme will not be entitled to a City Council residents parking permit.
16 Site Location
9 2
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2 2
R 3 PH E 4
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W 3 8 3 1
3 2 TCB 9 3
G 1 U 0 N
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1 A PH 7
3 N
E 1 2 Works 1 8 2
to 9
2 3 1
PH 2 1 1
5
47.5m Car P ark 3 2
Royal Victoria 1
Buil dings Bank
e g W eir n
m 6 a 4 2
2 h
t o .9 o t c
x B 8 E 6 0 F m 4 1 E 57 G l .
M a 48
ID y 5 4 47.9m B o M
R R B B 7 'S Y B D L A O
L N 9 3 K S T B R Blonk F E E Lady's T Bridge Hotel Bristol Lady's Bridge Bridge Hotel B (PH) M 49 48.2m .69m River Don B M 48.64m R W ard Bdy C 49.7m PC
CAS TLEGATE
TCB
0 1 4
2 PH
Magistrates Court 4 t 3 o shelter 0 6
Alex andra
3 Hotel
shelter 0 49.7m South Yorkshire Police Headquarters shelter
shelter W A
I N S outh G
A
T E LOCATION AND PROPOSAL
The application site consists of the Hancock and Lant’s showroom/offices and a temporary landscaped area adjoining the Blonk Street and Lady’s Bridge junction. The site includes the grade II listed Castle House, attached townhouse and a crucible chimneystack at 41 Blonk Street, listed grade II. There is also a large brick warehouse dating from the later half of the 19th century and single and two storey buildings adjoining Blonk Street.
The scheme proposes the conversion of the upper floors of Castle House into flats and a food and drink use on the ground floor. The listed crucible stack is to be kept within a small public space and interpretive facilities provided. The 19th century warehouse and other buildings on the site are to be demolished and replaced by new buildings that wrap around the Lady’s Bridge, Blonk Street and riverside frontages. The new buildings will have basement parking, retail, office and parking uses on the ground floor, with flats on the upper floors. They will be six storeys high along the Blonk Street and Riverside frontages rising to eleven storeys at the eastern end of the site.
The elevation treatment has three distinct elements. The Lady’s Bridge/Blonk Street elevation is been faced in brickwork with the frame to the top floor and four stair towers faced in metal panels. The windows are aluminium framed some of which incorporate timber infill panels and recessed balconies. The ground floor will comprise of glazed shop fronts to the Lady’s Bridge/Blonk
17 Street corner and steel grills to the car park openings. The building is set back at the corner Lady’s Bridge/Blonk Street in order to expose the north gable of the Royal Exchange buildings. The set back allows for the creation of a small public space within which the applicants are proposing a public art commission.
At the eastern end of the site an eleven storey elliptical shaped tower is proposed, one quadrant of the ellipse has been removed to allow for the retention of the crucible stack. The tower is to be faced in zinc panelling and has been designed with both projecting and recessed balconies. The northern face of the cut out section of the tower is to be finished in acid etched concrete punctuated by a vertical strip window. A fin has been incorporated into the design that projects beyond the face of the ellipse and features cut out slots on its leading edge. The eastern end of the tower is supported on columns, which creates a double storey colonnade through to the riverside where a 3m wide section of walkway is being provided along the river frontage.
The riverside building has been designed with a strong rectangular frame of acid etched concrete. The individual flats have recessed balconies behind which are the flat frontages, which consist of aluminium, framed windows and glazed brickwork infill panels. The upper floors are cantilevered over the riverside walkway and a ground floor frontage that consists of glazed shop fronts to the proposed retail units. A timber deck private amenity space is proposed between the buildings fronting onto the riverside and Blonk Street.
SUMMARY OF REPRESENTATIONS
English Heritage comments on the original scheme are that the value of the single storey building attached to No 41 Blonk Street should be carefully assessed. The new building adjoining the Castle house should be set back to expose more of the eastern gable and should be two stories lower. The effect of the development on the skyline of the listed buildings surrounding the yard between the Royal Exchange and Castle House should be considered. The main elevation of the Royal Exchange will be dominated by the adjacent 7 storey new building; it should be reduced by 2 storeys. The space at the corner of Lady’s Bridge and Blonk Street will be weak and unloved and should be filled in.
The scheme has been amended and English Heritages amended comments are as follows. More should be done to expose the eastern gable of Castle House. The impact of the scheme on the skyline of the town house between Castle House and the Royal Exchange has not been satisfactorily resolved. The omission of one flat would resolve this concern. As it stands permission should be refused as the scheme damages the historic and architectural interest of the site.
The Conservation Advisory Group considered the amended scheme on 17th August and made the following comments. The Group felt that there were unresolved issues regarding the archaeology of the site and in particular the
18 implications of the crucible chimney stack for the design of the scheme. The Group also felt that the design particularly of the tower was fussy and should be cleaner and more simple. There were concerns regarding the relationship of the foot of the tower block to the ground and the Group felt that there should be disengagement of the tower block from the horizontal block, which should be of the same height as the crenulations of Castle House. The Group reiterated the importance of retaining the ground floor tiled room within Castle House and suggested that the second roof ventilator be replaced. The Group felt that the design to create an inset terrace at Castle House would be acceptable and requested that the internal configuration of the flats within Castle House should be reconsidered to allow at least some of the original features, particularly the roof trusses and the ventilator shafts, to be retained and that further consideration should be given to the pallet of materials.
The Council for British Archaeology recommended that recording of the basement, and warehouse building and further survey work of the building adjoining the crucible stack.
PLANNING ASSESSMENT
Policy Issues
The majority of the site lies within a Fringe Industry and Business area in the UDP. The site frontage at the Lady’s Bridge/Blonk Street corner falls within the central shopping area. In policy terms business, general industry and warehousing are the preferred uses. However small shops, (not exceeding 280sqm sales area), offices used by the public, food and drink uses and housing are acceptable uses. This is provided they do not prejudice the dominance of industrial and business uses or lead to the loss of important industrial sites. Housing is only acceptable provided it would not further constrain industrial or business development, is next to an existing residential area and residents would not suffer from unacceptable living conditions.
As the development affects listed buildings UDP policies seek to ensure that the development preserves the character, appearance and setting of the buildings.
The site is currently used as a furniture showroom, with ancillary offices and storage. The existing use is not preferred, in policy terms. As the site is not occupied by preferred uses the development proposed will not worsen the balance of preferred. Preferred uses will remain dominant in the area as a whole, and therefore the scheme will not prejudice the dominance of industry and business uses nor will it lead to the loss of an important industrial site.
The applicant has agreed to limit the retail uses to a maximum of 280 sqm sales area, which is consistent with policy and an improvement on the current situation.
The suitability of the site for housing and the impact on the listed buildings is considered in more detail below.
19 Suitability of the site for housing
There are no noisy or polluting business uses close to the site and therefore the scheme should not constrain industrial or business development.
It is arguable whether the site adjoins an existing residential area as busy roads currently surround it. However there are flats close by on the upper floors of Exchange Buildings, opposite the site on Nursery Street and there will be 300+ units on the Exchange Brewery site. The inner relief road scheme will reduce traffic on surrounding roads and as a result they will be less of a barrier to movement.
The site is located close to the main pedestrian thoroughfare from the City Centre to Spital Hill and consequently the streets serving the site are quite active at most times.
The site is noisy due to the heavy traffic flows around the site. The applicants noise survey indicates that the majority of the site falls within noise category C during both the day and night with the Blonk Street/ Lady’s Bridge corner falling just within category D for both day and night. Government advice on noise issues is provided in PPG24, this states that for category C sites that planning permission should not normally be granted. Where it is, for example where there are no alternative quieter sites, conditions should be imposed to ensure a commensurate level of protection against noise. The PPG also advises that for category D sites planning permission should normally be refused.
However in this case the Environmental Protection Service have advised that when the ring road improvements are in place the reduction in traffic on the roads adjoining the site will significantly improve the noise climate. This is likely to result in the site falling within a low category C or possibly a category B. Government advice on category B sites is that noise needs to be taken into account and conditions should be imposed to provide protection against noise. As the inner relief road is a committed scheme (start Nov. 2004) members can be confident that there will be a significant reduction in traffic noise. Given this and the factors referred to above the site is considered to be suitable for residential development.
In order to attenuate the flats against the existing traffic noise a scheme of acoustic glazing and mechanical ventilation has been agreed.
Air Quality
The site lies in the City Centre Air Action Zone. The air quality assessment shows that Nitrogen Dioxide levels currently exceed national guidelines. However the with completion of the inner relief road traffic levels will be significantly reduced and nitrogen dioxide is predicted to reduce so that the air quality will meet national guidelines. The contribution of the development to nitrogen dioxide levels is predicted to be very small and insignificant. Given
20 these circumstances there is considered to be no significant basis for resisting the development on air quality grounds.
Impact on the Listed buildings
Castle House is mainly used for displaying and storing furniture. The existing floors largely consist of clear space although the scheme proposes the demolition of some modern insertions. The existing floors will be retained and raised timber floors will be inserted in order that the new flats relate better to the high-level window openings. Low-rise stairs that were used to get horses up to the upper floors are to be retained.
New partitions will be introduced on the upper floors to create the flats. At roof level it is proposed to introduce some doors and window openings, which will enable the creation of three small roof terraces. The existing high parapet wall will screen the new openings from street level views. The flats in the roof space have been designed to retain and expose two roof mounted ventilation features and roof trusses, some of which will be revealed in double height spaces. Original loading doors will be replaced with glazing but rehung and exposed within the building along with hoist beams. The existing lift is to be retained if practical.
At ground floor level it is propose to remove part of the front wall facing onto the river and replace this with a glazed infill that will form the frontage to a food and drink unit. Most of this frontage comprises of none original partitioning. It is also proposed to remove none original brick infills to arched openings on the river frontage. This will allow for views of the river from the new riverside walkway and food and drink unit. The glazed brickwork is to be cleaned and the roof repaired. Most of the existing windows are unsympathetic replacements; these will be replaced with new windows except for one or two original windows, which will be repaired if possible.
The townhouse attached to Castle house is to be converted into residential accommodation; the only external alteration is the insertion of a new door at ground floor level. Internally it will be necessary to construct a new staircase between ground and first floor level and some partitions are to be removed. The existing staircase is to be retained along with some interesting fireplaces and doors, conditions are proposed to secure this.
The crucible stack and adjacent single storey building are listed. The applicants are proposing to retain the crucible stack but demolish the attached single storey building. They have commissioned an archaeological appraisal to assess the value of the stack and attached outbuildings. This concludes that the crucible stack is an important surviving example of a small specialist furnace and whilst altered still retains its historic and structural integrity and is worthy of preservation and future display. The south and west walls of the building attached to the stack are contemporary with the stack whilst the front wall facing Blonk street and the wall on the north west side date to a later development of the site and it is therefore impossible to establish their former extent, height or function. It is concluded that the standing walls attached to
21 the crucible stack hold limited historical significance. The above ground level walls of the attached building have been altered as it evolved into a shop and therefore are not particularly valuable in aiding the interpretation of the stack. The attached building is also visually unattractive and its retention would compromise circulation arrangements and the form of the new development. It is considered that this building is not so valuable that it must be retained. Appropriate recording of the building will need to take place along with archaeological investigations around the stack, which may provide information that can be used to create imaginative interpretive facilities. The creation of a space around the stack will aid its appreciation by the public and it will form a point of interest on the riverside walk.
Where the new buildings abut the listed buildings they are one storey higher than the existing buildings. This relationship is considered to be acceptable and reasonably respectful to the listed buildings. On the Lady’s bridge elevation the applicant’s have removed a storey of accommodation since the original submission. The scale is now considered to be acceptable and as the building is set back from the frontage it is considered that it will not appear over dominant. The riverside building adjoining Castle House is also one storey higher than the listed building. It has been pulled back further since English Heritages made comments, to reveal more of the eastern gable. The interesting loading doors and more of the crow step gable will now be visible. As a result the impact on the setting of Castle House is now considered to be acceptable.
The new buildings will affect the skyline views of the listed buildings when viewed from Castlegate. Whilst the removal of the flat suggested by English Heritage will marginally reduce the impact, it is your officers opinion that the benefits will not be great, and the changes would weaken the Lady’s Bridge elevation of the new building. It your officers views it would be necessary to take at least a storey off a significant part of the development in order to improve the situation significantly. It is considered that the effect on the setting of the listed buildings is not so great as to justify amended the scheme, particularly as the loss of accommodation required to have a significant effect would be likely prejudice the viability of the scheme as a whole.
Design Issues
At six storeys high the new buildings facing Blonk Street and the river are considered to be reasonably scaled bearing in mind their context. The development rises to an 11-storey tower at the east end of the site. This scale of development is considered to be acceptable given the greater separation from the listed buildings and its proximity to the 11-storey Hotel Bristol. The eastern end of the site forms a focal point as the site narrows to a point. The elliptical shaped design with a segment removed will create a bold architectural statement. The Urban Design Compendium identifies the site as being within the Wicker/Lady’s Bridge vehicular gateway. It advises that at vehicular gateways buildings can help to emphasise the gateway by adopting a larger scale than the surrounding context. The tower meets this objective without being over dominant.
22 The new buildings have been designed to wrap around the perimeter of the site thereby reinforcing the shape of the site and the street pattern. The mass has been broken up by adopting different architectural treatments for the Blonk St elevation, the tower and the new riverside buildings. The Blonk Street/Lady’s bridge elevation is predominately brick faced and incorporates generous window openings that are grouped in a pleasing form. The glazed stair towers add interest and along with the balconies help to break down the bulk of the elevation. A retail unit is proposed adjacent to the Blonk St/Lady’s Bridge corner, which results in a glazed frontage a ground floor level. This creates interest at this important corner and will help to animate the small public space that will be created. The tower feature is a striking shape and the elegantly raked roof and projecting and recessed balconies enhance its visual interest. The cut out segment with its different facing materials and architectural treatment along with the free-standing crucible stack, that will appear as a quirky feature, will ensure that this building will be a striking landmark structure. The contemporary approach to the new riverside building will contrast effectively with the heavier warehouse feel to Castle House. The regular pattern of recessed balconies, the strong frame to the building and the glazed frontages to the active uses at ground floor level will result in a pleasing and active riverside elevation.
Open space Issues
Under the terms of policy H16 a contribution of £112,000 is required for the provision of public open space to meet the needs of residents. This would normally have been used to enhance existing open space, for example along the riverside walk. However the applicant has been persuaded to create a 3m wide cycle/walkway along the whole length of the riverside frontage, approximately 100m. This will form an important link between the existing Wicker and Exchange Works sections of walkway. A small area of open space along with interpretive facilities will be provided adjacent to the retained crucible stack. This will add to the interest of the riverside walk and link well with the other industrial archaeology on the Exchange Brewery site. A further small area of open space is proposed at the Blonk Street/Lady’s Bridge corner that is propose as a site for a public art commission. Given the valuable public open space being provided on site it is unreasonable to require the applicant to make a full contribution for off site public open space. It is therefore considered that the applicant has met the terms of the open space policy with the new on site open space, subject to a contribution towards the restoration of feature lighting on Lady’s Bridge. The bridge is one of Sheffield’s most historic structures and a focal space in regenerating the riverside. The figure agreed with the applicant is £40,000.
The scheme itself will provide a small courtyard of private amenity space for residents between the buildings. This is to be an area of timber decking that will be landscaped.
23 Landscaping
The landscape scheme has not been developed as yet. However in addition to landscaping the riverside walk and public spaces within the site the applicant has agreed to repave the footpaths around the site in accordance with the palette of materials in the Urban Design Compendium.
Highway Issues
The transport assessment shows that the scheme is predicted to increase the number of trips generated from the site, however the increase is not significant in relation to the existing traffic levels. The inner relief road proposals will substantially reduce the traffic flows on the surrounding roads and provide a more attractive and safer environment.
A total of 65 parking spaces are proposed in a basement and ground level car park of which 6 are allocated for disabled usage. This represents a parking ratio of approximately 0.5 spaces per flat with no parking allocated to the commercial uses. This is considered to be acceptable and consistent with the Councils parking guidelines. The access to the parking is from Blonk Street and the design and layout of the access is acceptable in traffic safety terms.
Servicing for the commercial unit fronting onto Blonk Street will be via a service lay-by to be designed into the highway. The units fronting onto the river will access the site via the existing service point off Lady’s Bridge. Smaller vehicles will be able to park and turn within the courtyard between Castle House and Exchange Buildings. Larger vehicles will either use the servicing lay by or need to reverse into the access, clear of the highway. Deliveries will be transported by trolley to the appropriate unit. This is clearly not ideal and deliveries will need to be carefully managed in terms of the size of vehicles and times when they take place. However this proposal needs to be considered in the context of the more intensive servicing required for the existing use, the future significant reduction in traffic adjacent to the site and the need to avoid sterilising large areas of this sensitive site by providing servicing areas.
An interim travel plan has been submitted with the application to reduce vehicle dependence and encourage sustainable modes of transport for occupants of the development. The interim plan is considered to be acceptable and will form the basis for preparation of a more detailed plan. The site is well located in terms of accessibility to public transport services and is within walking distance of many city centre services, it is therefore considered to be a sustainable location for a development such as this.
Archaeology
The archaeological appraisal suggests that the site is likely to containing surviving below ground archaeology. Conditions are proposed to ensure that investigations are carried out and to allow an appropriate scheme of
24 mitigation, including securing preservation in situ of any particularly important features.
Effect on residential amenities
The new buildings do not impinge excessively on the amenities of the occupiers of the existing flats on the upper floors of Exchange buildings.
RESPONSE TO REPRESENTATIONS
The scheme has been amended subsequent to English Heritage comments, more of the eastern gable of Castle House has been exposed. More of the distinct ‘crows step’ roof and the interesting loading doors have been exposed by pulling back the riverside elevation of the adjacent new building. The scheme is now considered to be acceptable in this respect.
In response to the Conservation Advisory Groups comments it should be noted the original proposals positioned the crucible stack within a small space in a new building. The amended scheme provides the stack with its own space and allows for public access around it. There is also sufficient space for interpretation to be provided if features of interest are exposed when the detailed archeologically investigations are carried out. This is all that can reasonably be expected at this stage.
The design of the tower is more complicated because of the cut out needed to facilitate the retention of the crucible stack. Given this constraint your officers consider that the architects have struck a reasonable balance between a varied and interesting design that is not excessively fussy. It is understood that CAG were concerned about the projecting acid etched spine wall. Whilst some might regard this as a fussy feature others would see it as feature that will add to the drama of the scheme. In your officers view there is no strong case for insisting that this element is removed from the scheme. The facing materials to the tower have been amended and the metal cladding panels replaced with higher quality zinc panels.
CAG expressed concerns that the tower is not “grounded”. However part of the ground floor of the tower needs to be cut away in order to provide the riverside walkway and retain the crucible stack within an appropriate setting. In your officers view the building adjacent to Castle House is sympathetic to the listed building in that the architectural treatment does not attempt to compete with the listed building and neither does it appear excessively dominant. The building has also been set back to expose the gable elevation. The fact that the riverside building runs into the tower and the design of the two buildings incorporates some common architectural details helps to create a harmonious relationship between them.
The tiled floor room in Castle House will be retained and conditions are proposed to secure this. The layout of the upper floors has been amended so that so that more of the original features such as the roof ventilators and roof beams will be retained and exposed.
25 SUMMARY AND RECOMMENDATION
This is an important scheme that will regenerate part of the riverside and help to connect the existing riverside schemes at Exchange Brewery and Canal Basin. The uses proposed are consistent with policy and given the reduction in traffic resulting from the inner relief road; the environment will be satisfactory for residents. It is a sustainable location for housing and the increased population along with other developments will hopefully help to sustain active uses along the riverside and road frontages and within adjacent developments such as the Canal Basin. The scheme will secure the long- term future of Castle House and the detailed conversion is considered to preserve its architectural and historic character. The new buildings respect the setting of the listed buildings and their design is of a high standard that will enhance this gateway to the city. The creation of a new section of riverside walk is a major benefit of the scheme that will link well with the proposals for exposing and interpretation of the crucible stack. It is therefore concluded that this scheme should be supported and it is recommended that planning consent be granted subject to the recommended conditions and the applicant entering into a legal agreement to secure the draft heads of terms listed below. As the listed building application proposes the demolition of a listed wall attached to No 41 Blonk Street and the associated outbuilding the scheme needs to be referred to the Secretary of State. Therefore it is recommended that listed building consent is granted subject to the proposed conditions and subject to no objection from the Secretary of State.
Draft Heads of Terms.
The applicant shall enter in to a legal agreement to secure a contribution of £40,000 towards the provision of feature lighting and repairs to Lady’s Bridge.
26 Case Number 04/00073/FUL
Application Type a Full Planning Application
Proposal Erection of single-storey 8 bed residential unit and single-storey hydrotherapy unit
Location Land At Richmond Park Way Sheffield
Date Received 08/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent Stephen Roberts Associates
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
3 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan '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' following (variable). When the 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 with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
27 4 The development shall not be used unless the car parking accommodation for 8 cars 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.
5 The development shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the development commencing, and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
6 The development shall not commence until details of the public right of way to the south west boundary of the site have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such approved details have been implemented, unless otherwise authorised in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
7 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
8 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.
9 No development shall take place until details of the proposed means of disposal of surface water drainage, including details of any balancing works and off-site works have been submitted to and approved by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
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.GE4 - Development and the Green Belt EnvironmentH10 -
28 Development in Housing AreasH14 - Conditions on Development in Housing Areas. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards
Attention is drawn to the following directives:
1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services, Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
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. 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.
3. The applicant is advised that YEDL have cables and apparatus that may be encountered during the construction of the proposals. They should thus consult with YEDL Diversions, 98 Aketon Road, Castleford WF10 5DS before commencing work. If a new supply or alterations to an existing supply is required, please contact IUS New Connections, Cargo Fleet Lane, Middlesborough, TS3 8DG or ring 01642 258005.
29
Site Location
5 R 1 IC H M O N D 2
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Bowden Housteads Wood 2 ARK CLOSE
RICHMOND P
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LOCATION AND PROPOSAL
The site is located at the western end of Richmond Park Way and consists of a cleared area between Bowden Houstead Woods and the grounds of Athelston First and Middle School to the south. To the east are the grounds and buildings of Houstead Residential Home which is lower than the site, and there is also a slight fall to the north. There is no boundary treatment at present to the east and that to Bowden Woods is well treed. The boundary to the school is a mesh fence, with trees, bushes and a low hawthorn hedge to Richmond Park Way. Access has already been gained to the site with some materials stored close to the school.
It is proposed to erect an 8-bed residential unit for people with profound mental and physical disabilities and an associated hydrotherapy centre.
These will be in the form of 2 single storey linked buildings with hipped roofs. The residential unit consists of shared en-suite rooms, lounge and dining rooms plus ancillary core rooms. There is a separate entrance for the pool for use by non-residents.
The residential unit runs parallel with the Houstead Residential Home open space, a 1.8 metre high close boarded fence being proposed to protect the amenities of the residents of the proposed unit and those in Houstead Residential Home.
30 The hydrotherapy unit abuts the woodland boundary to the west but it is considered that existing trees will not be adversely affected. Thus the building will be screened from the Green Belt.
A footpath link will be created from Richmond Park Way to Bowden Woods along the south west boundary of the site, separated from the buildings by a 1.8 metre high fence. The path will be within a 3 metre strip and for safety and maintenance reasons the hedge along the south west boundary will be removed but the trees retained.
A car park for 8 vehicles plus a bay for a minibus will be provided with an access off the end of Richmond Park Way, resulting in the loss of 14 metres of boundary hedge, the remainder being retained.
RELEVANT SITE HISTORY
None
SUMMARY OF REPRESENTATION
One letter has been received on behalf of the Chair of Governors of Athelston Primary School.
- concerns are raised about the width of Richmond Park Way - the location of the site access adjacent to staff parking and the childrens (pedestrian) entrance - the amount of use by non-residents of the hydrotherapy pool - the possibility of traffic regulations ie double yellow lines on Richmond Park Way.
PLANNING ASSESSMENT
Policy Issues
The site falls within a Housing Policy Area. Policy H10 and H14 controls development in Housing Areas to ensure design is acceptable and amenities of residents are protected. In such areas Residential Institutions (C2) and Community Facilities and Institutions (D2) are acceptable in principle.
The site is also adjacent to the Green Belt, GE4 is relevant, which requires that the scale and character of development adjacent to the Greenbelt or conspicuous from it should be in keeping with the area.
Design Issues
The building has a relatively traditional design but has a strong roof line with a hipped roof, projecting eaves and brick elevations. It is located at the end of Richmond Park Way and is not considered to adversely affect the street scene. The layout is designed to meet the needs of residents and visitors to
31 the hydrotherapy centre. It has been established that the boundary trees in Bowden Wood will not be adversely affected by development (only a small corner of the hydrotherapy centre encroaches into their canopies). The applicant originally intended to have a number of trees felled on this boundary. The scheme has since been amended to affect only one tree that is in poor condition.
Ideally bushes along the boundary with Athelston Primary School should be retained. However there is insufficient space to retain these and provide a safe footpath link to Bowden Houstead Woods. Given the benefits to the community of the footpath link the compromise negotiated is a 3 metre wide footpath with the trees retained on the school boundary.
Amenity Issues
The proposal is higher than the residential home (Housteads) to the east. The closest parts of the care home to the site boundary are over 20 metres away and both buildings are single storey. To provide further privacy a 1.8 metre high close boarded fence is proposed on the common boundary.
The layout of the building results in the outlook of rooms foreshortened by their proximity to this fence, rooms 6 and 7 are within 3 metres of the wooden boundary fence. Also, room 2 is within 4 metres of the side elevation of the hydrotherapy centre. These rooms will thus have a poor outlook and are considered to be far from ideal. Indeed consultations with Head of Joint Services – Learning Disabilities (Social Services) raised concerns about outlook, room size – joint en-suites and lack of communal rooms. It was considered by the Head that the plans would not be passed by the Commission for Social Care Inspection.
The applicant has been advised of these concerns and submitted a response after consulting the Commission. Supporting details of schemes in Derbyshire have also been submitted by the Derbyshire Office for Social Care Inspection. Two homes in Derbyshire similar to that proposed have been registered by the Derbyshire Office.
The proposed outlook to some rooms is stated by a registration inspector of the Sheffield Commission to replicate “most town house settings”. Also, shared bathrooms can meet standards.
Although the outlook for some residents will be less than ideal it is not so poor that planning permission should be refused. It would also appear that the proposal will meet standards required for the unit to be registered by the Commission for Social Care Inspection and will thus meet the needs of residents or visitors to the unit.
Highways Issues
As originally submitted parking was proposed adjacent to Richmond Park Way. It was considered to be unsafe, could be used for school pick-ups and
32 would have resulted in the further loss of hedging along the highway. This has subsequently been omitted and the current parking layout is considered acceptable to meet the needs of visitors and staff to the unit. The amount of traffic should not create safety or access problems for the school.
If traffic regulation orders are proposed in the future they will need to go through a separate process, where the views of the school can be taken into account.
CONCLUSION AND RECOMMENDATION
The proposal will provide accommodation for service users with profound learning and physical disabilities in an acceptable environment. The hydrotherapy pool will also provide appropriate support and life enhancement both for residents and for disabled individuals in the community. The unit would also be complementary to the adjacent care home.
The relatively small size of the unit will not create access or traffic problems in conjunction with the adjacent school. A footpath link with the adjacent Bowden Houstead Woods will be created and the woods are not affected by the proposal. Although the hedge on the school boundary will be removed this is balanced by the provision of the footpath. Taking the above into account it is recommended that the scheme is approved conditionally.
33 Case Number 04/00215/FUL
Application Type a Full Planning Application
Proposal Alterations to building to form 47 private apartments, erection of 116 private apartments and erection of 56 student apartments
Location Land And Buildings At Upper Allen Street, Kenyon Alley, Brocco Street, Marsden Lane And Edward Street Sheffield
Date Received 20/01/2004
Team CITY CENTRE AND EAST
Applicant/Agent Studio One
Recommendation To Report
Subject to:
34 Site Location
Warehouse
Works
1
T 3
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E 1 E Works 7 T R LB S
OW D 9 A ME Works 54 L EL W Warehouse BM 64.43m
63.7m Works
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Works W Works EL L M E Works AD O
Works W
D 3 R 1
69.2m IV
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1 R
9 A 1 M B 68.6m R O C B C RO O W S NE Works T LL T R ST E E E Works R E E AN EE R T L T T CO S C N O E BR L T Works L E A E R R T E S e P D s P R u U o A h W re D a 0 E 75.3m 8 W DA ISY W AL m K 4 8 . 3 80.5m 7 6
8 M Works
B
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4 St Philip's m 9 KENYON STREET 04 K 2. Social Club enyon Alley 8 BM 81.4m E 4 l S 16 ub 6 Sta 16 E H l P S 8 u Vincent 6 b
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Shel ter 78.0m 9
9 2 19 to Provi nci al House 88 2 1 4 2 1 9 4 1 9 Builder's 1 Yar d 96 1 to 2 21 LOCATION AND PROPOSAL
The application site is located on Upper Allen Street, and is bounded to the south by Kenyon Alley, to the south east by Edward Street, and to the north by Marsden Lane and Brocco Street. It currently contains buildings in industrial use on the southern portion of the site, on the Upper Allen Street and Kenyon Alley frontages. The buildings on the Upper Allen Street frontage are good quality, mid 19th century, three and four storey red brick structures, with more modern reduced height buildings on the Kenyon Alley frontage. Further buildings connected with the industrial activity on the site exist on the Edward Street frontage.
The area surrounding the site contains predominantly industrial and warehouse uses to the north, east and west, with residential uses to the south, currently separated from the site by an area of open space, containing an enclosed basketball/multi games area. The topography of the site and the surrounding area is steeply sloping, rising from north to south, and west to east.
The proposal seeks Planning Permission for the conversion of the three and four storey buildings on the Upper Allen Street frontage to private residential accommodation, and the construction of two further phases of residential development along the Kenyon Alley and Edward Street frontage of the site. The latter two phases represent a gradual increase in height from the corner
35 of Upper Allen Street and Kenyon Alley, to eight storeys at the junction of Kenyon Alley and Edward Street, then reducing along Edward Street to seven and six storeys, with a further increase to seven storeys at the junction of Brocco Street. Vehicular access to two levels of underground car park is proposed from Marsden Lane.
In total, the scheme will create 155 private residential apartments, in a mix of studio’s and one and two bedroom flats, with a further 50 shared occupancy flats, designed with students in mind, but allowing flexibility in future occupancy. 93 car parking spaces are provided within the development.
SUMMARY OF REPRESENTATIONS
No representations have been received following neighbour notification, newspaper advertisement, and display of site notices.
PLANNING ASSESSMENT
Policy Issues
The site is identified by the Unitary Development Plan for Sheffield As being within a General Industry Area. Within such areas Policy IB5 identifies the preferred land uses as General Industry and Warehousing. The same Policy states that residential uses in such areas are unacceptable. The application therefore represents a Departure from the provisions of the Development Plan.
Section 54A of the Town and Country Planning Act 1990, states that development proposals should be determined in line with the requirements of an adopted Development Plan unless there are material considerations that indicate otherwise. The policy considerations are assessed in more detail below, however, given the Departure status of the proposal and that the scheme involves in excess of 150 dwellings, it will be necessary, if minded to approve the application, for referral of the proposals to the Secretary of State.
Policy IB9 establishes conditions on development in Industry and Business areas, which include the need to avoid new developments leading to a concentration of uses that would prejudice the dominance of industry and business in the area or cause the loss of important sites, and the need to avoid unacceptable living conditions for residents.
The development of the site would not of itself lead to a concentration of uses that would prejudice the dominance of Industry and Business. There would remain a significant proportion of such uses within the policy area, with the non-preferred uses being located at the southern end of the area. The living conditions of future residents is considered in detail below.
Policy H7 encourages the provision of a proportion (25%) of mobility housing within a development, except where the physical characteristics of the site or
36 buildings make it impractical. The applicant has agreed to meet this requirement.
Policy H16 requires an assessment of Open Space provision to be undertaken within the catchment area of the site, and where an area has insufficient space, requires a contribution form the developer towards the enhancement or provision of open space elsewhere.
In considering the policy context for the site, it is relevant to consider emerging policy. The Scotland Street – Shalesmoor Area Study, undertaken by Gillespies was recently approved by Cabinet. This represents part of an emerging shift in policy direction for the area, and serves as a basis for public consultation on the St. Vincent’s Action Plan, which will provide a Planning Framework for the area and form a material consideration in the determination of future planning applications. The Action Plan identifies the site as forming part of a potential future Conservation Area.
The Action Plan is now the subject of an extensive public consultation exercise, which includes a consultation day and exhibition on 27th September. The Action Plan identifies the area surrounding the site as a new Housing Area.
Planning Policy Guidance 3 – ‘Housing’ promotes the location of new housing developments on previously developed sites, and in sustainable locations where they are accessible by a choice of modes of transport and where they are close to a range of facilities. The site is clearly previously developed, and is extremely well served by a range of public transport services, and is conveniently located for employment and services within the city centre. In this context the proposals is considered to reflect the aims of PPG3.
Site Layout/Building Design
The layout and design of the proposed development has been the subject of a significant amount of negotiation throughout the process of assessing the application. The retention of the existing buildings on the Upper Allen Street frontage of the site is extremely welcome. The buildings are unlisted, and currently not within a Conservation Area, however, they are reflective of the character of local metal trades buildings, in this case being used as a type foundry.
The new additions are very much in contrast to the appearance of existing buildings in that they represent a shift in architectural style with a contemporary approach. The scheme also represents a significant increase in the scale and height of buildings on the site and in this respect is a particularly bold development, demonstrating confidence in the regeneration potential of the area, and will provide it with a dramatic lift.
The scale and height of the buildings is not however considered to be wholly out of context. It should be noted that the Edward Street flats development is a substantial structure, which is somewhat dominant within the area, and the
37 Planning Brief for the redevelopment of the St Georges area, at a higher level and to the south west of the site, identifies new buildings of up to five storeys.
The topography of the surrounding area is also an important consideration. Buildings currently climb the hill from the Upper Don Valley with the ridgeline beyond punctured by St Vincents Church, Provincial House, and the Health and Safety Executive building. The proposals have been assessed in terms of their impact upon the variety and interest obtained in longer distance views of the ridgeline, and negotiations with the applicant have resulted in significant amendments in this regard, reducing the overall massing of the scheme.
The resulting impact of the development is such that whilst it will be visible from longer distance views (Netherthorpe Road, Meadow Street) it will sit comfortably within the topography and not be overdominant. It will impact on some views of the ridgeline features but not to a degree that is considered to be of concern in townscape terms.
Whilst a large development, the applicant has cleverly introduced a simple but varied palette of materials, variations in building lines, the use of balconies and differing window forms, and variations in the roofscape to ensure that the development reads as individual buildings. The Kenyon Alley elevation includes a ‘glazed street’ which runs from Kenyon Alley between two building blocks providing an internal communal space to the development which due to the presence of a clear glazed screen in excess of 20m in height will connect visually with the open space to the south of the site.
In this context the development is considered to be a bold and imaginative, high quality addition to the area, which is in a process of transition, with the added benefit of retaining and re-using buildings which are a strong reference to the character and history of this part of the city.
Archaeology
The applicant has submitted an Archaeological Appraisal of the site which identifies that the site which is currently occupied by Stephenson Blake operating a type foundry, was initially developed during the latter part of the 18th century, and by the 1850’s incorporated the core of the works that exists on the Upper Allen Street and Kenyon Alley frontages, and back to back housing elsewhere on the site spreading down Edward Street.
The Kenyon Alley section of the site was further developed in the mid 20th century, resulting in the closure of the southern section of Marsden Lane, and the clearance of the housing along Edward Street. More recently demolitions have taken place along Marsden Lane as the type foundry consolidated in one large plot.
The buildings appraisal reveals that several of the standing buildings on the site are of potential historical significance, particularly those from the mid to late 19th century on the Upper Allen Street frontage. The assessment
38 recommends that internal features may be worthy of retention and/or further recording.
Sub surface archaeological interest is expect to be contained within other areas of the site, and it is therefore recommended that these are the subject of a programme of further archaeological work before the development is commenced, to be secured by an appropriate condition.
Highways and Transportation
A Transportation Assessment, incorporating a Travel Plan was submitted with the application. This considered the site’s accessibility, and the travel implications of the development, including traffic generation.
The assessment reasonably concludes that there will not be any significant impact on the existing highway network from traffic generated by the development, but that pedestrian and cycle use will increase significantly above existing levels.
The site’s proximity to the city centre and to public transport services on Broad Lane, Bolsover Street, Scotland Street, Meadow Street, St. Phillips Road, and in particular Moorfields, in addition to the Supertram stop at Netherthorpe Road, is such that it is considered to be highly accessible by alternative forms of transport to the car.
A need has been identified for improvements to the existing cycle links to Radford Street (approximately 150m from the site) for a review of the existing waiting restrictions on the surrounding highway network, and for enhancement of existing pedestrian routes back to the city centre. Whilst the cycle link improvement and waiting restrictions review can form part of a Grampian condition, the works to the pedestrian routes are part of a wider initiative whereby financial contributions are sought from developers. This will therefore need to form part of a Planning Obligation under section 106 of the Town and Country Planning Act 1990.
The design and layout of the scheme are acceptable in highway safety terms, and the level of car parking proposed is consistent with UDP guidelines and with those set out in the City Centre Living Strategy.
Amenity of Future Residents
The scheme is designed in a way that ensures appropriate separation exists between habitable room windows, and all residential units have a reasonable outlook. The majority of units on the private residential element of the scheme have private external areas (balconies) and landscaped courtyards exist within this element of the scheme serving as a more communal amenity provision for residents.
The shared occupancy accommodation does not incorporate balcony provision but provides an external communal area adjacent to Marsden Lane
39 with dimensions of 36m x 8m. This is a relatively small area considering the level of accommodation proposed, however, given the city centre location of the scheme this provision is not considered to be so poor to resist the proposal on this basis.
The appropriateness of the environment in noise terms is considered below.
Noise
The area surrounding the site contains a number of industrial properties, which have potential, along with traffic noise to cause disturbance to future residents. The applicant has submitted a noise survey, which demonstrates that background noise levels fall within Noise Exposure Category ‘C’ – as identified by PPG24 ‘Planning and Noise’ – during both the day time and night time periods. Within such areas the PPG advises that Planning Permission should not normally be granted, but that where it is considered that there are benefits to the scheme such that permission should be given, appropriate attenuation measures should be put in place.
The guidance further explains that NEC’s should not be used for assessing the impact of industrial noise on proposed residential development, as the nature of this type of noise, and local circumstances may necessitate individual assessment.
Officers are currently in negotiations with the applicant regarding noise matters, with further survey work specifically related to neighbouring industrial activity being undertaken, and it is anticipated that such negotiations will be concluded prior to the Board meeting such that the outcome may be presented to Members at the meeting.
Air Quality
The site falls within the City Centre Air Quality Management Area, and the applicant has undertaken an Air Quality Impact Assessment. The findings of this report are still being considered by officers, however it is anticipated that the scheme will have minimal impact upon existing and projected air quality levels such that a favourable conclusion can be reported to Members at the Board meeting.
Open Space Provision
The Open Space Assessment for the area surrounding the site has confirmed that there is an under provision of recreation space within the area to meet the needs of people living there. The applicant has agreed to make a contribution to the enhancement of open space within the vicinity of the site, in accordance with the requirements of Policy H16 of the UDP. The actual level of the contribution is still the subject of negotiations with the applicant, however, it is anticipated that this will be satisfactorily agreed and reported to Members at the Board meeting. This element would need to be secured by a Planning Obligation under section 106 of the Town and Country Planning Act 1990.
40 Benefits to Local Area
The area and its existing residents and businesses currently suffer from a degree of crime and nuisance. These matters amongst others are being addressed through the Action Plan, including the extension of a successful Street Warden scheme, building on an established improvement grants scheme, and the general promotion of economic regeneration based on mixed use investment.
This proposal represents a significant step towards achieving this, providing good quality new buildings, and an influx of a substantial number of new mixed tenure residents, building upon those which exist and other smaller scale schemes recently granted permission nearby. It is a bold scheme, which will provide a sense of place and positive enhancement of the area. Localised improvements associated with the development will bring enhance pedestrian safety, and the developer has indicated a willingness to provide facilities for the warden scheme.
SUMMARY AND RECOMMENDATION
In summary, the proposal represents a substantial residential development of previously developed land, in a location that is accessible to extensive public transport services and the services offered by its proximity to the city centre. In this respect it meets the aims of Planning Policy Guidance 3 ‘Housing’ as a sustainable location for new housing development.
The proposal does however also represent a Departure from the land use policy requirements of the UDP, being located in a General Industry Area, where Housing is an unacceptable use in the terms of Policy IB5. In addition the noise climate surrounding the site (NEC ‘C’) does not normally support the development of housing. Further survey information relative to industrial noise sources is being completed and assessed and it is anticipated that this will be concluded to allow the outcome to be reported to Members at the Board meeting.
However, it is considered that the scheme offers significant benefits to the local area, and reflects the aims of emerging area specific policy guidance (St Vincent’s Action Plan), which seeks to attract economic regeneration by mixed use development, lead in this location by housing development. The substantial influx of new mixed tenure housing will reflect confidence in the area to counter existing problems of crime and nuisance, and brings with it localised improvements to pedestrian routes enhancing the safety of the area for existing and new residents. The scheme accommodates an appropriate level of car parking accommodation, and traffic generation from the site will not have an adverse impact upon the local highway network.
The development retains and refurbishes prominent good quality buildings which reflect the local character and adds to these with substantial contemporary buildings which whilst taller than those immediately adjacent
41 are not wholly out of context, and following amendments to the massing of the scheme maintain important ridgeline views of prominent local landmarks such as St Vincent’s Church.
The benefits the scheme brings are considered to be substantial and subject to a satisfactory conclusion on noise and air quality matters, justify granting permission contrary to the provisions of the Development Plan.
It is therefore anticipated that a supplementary report will be presented to Members with a recommendation to grant planning permission subject to conditions, to the applicant entering into a legal agreement to provide contributions to open space enhancement and enhancement of pedestrian routes, and subject to no adverse direction from the Secretary of State following referral.
42 Case Number 04/01906/FUL
Application Type a Full Planning Application
Proposal Erection of 21 flats in 1 x 3-storey block (as amended by plans dated 23.8.04 and 20.9.2004)
Location Land To The Rear Of 1-25 Normanton Spring Road Sheffield
Date Received 10/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent Mr J Sowerby
Recommendation Grant Conditionally Unilateral 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 the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
3 Details of the entrance porches are not approved. Before development commences, details of the porch canopies shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless such approved details are implemented.
In the interests of the visual amenities of the locality.
4 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority, a scheme of landscaping which shall include details of all existing trees and hedgerows on the land and details of any to be retained together with measures for their protection in the course of development. The scheme shall be carried out in accordance with the approved plan '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' following (variable). When the landscaping has
43 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 with like species unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the amenities of the locality.
5 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
6 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 prevent pollution of the Water Environment.
7 No development shall take place until details of the proposed means of disposal of surface water drainage, including any details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.
To ensure satisfactory drainage arrangements.
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 properly maintained.
In the interests of traffic safety.
9 No construction work or delivery of materials shall be carried out outside the hours of 0800 and 1800 hours Monday to Friday, the hours of 0800 and 1300 on Saturdays or at any time on Sundays or Public Holidays, other than with prior written agreement of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
10 The flats shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to
44 visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
11 The flats shall not be used unless the sight line, as indicated on the approved plans, has been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.
In the interests of traffic safety and the amenities of the locality.
12 The flats shall not be used unless the car parking accommodation for 27 vehicles 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.
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. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
3. 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 application 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
45 question. For access approval and specification you should contact the Highway Co-ordination Group on Sheffield 2736136.
4. The applicant is advised that the proposed development lies within 250 metres of a landfill site. It is thought unlikely by the Environment Agency that the landfil site is producing gas in any quantity sufficient to become hazardous to this development. However, the applicant may wish to undertake an investigation of the site.
Site Location
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LOCATION AND PROPOSAL
The site consists of land between the rear gardens of 1 – 25 Normanton Spring Road and open space to the south and east which is bounded by trees and bushes.
Access from Normanton Spring Road is via a track between no’s 25 and 23 Normanton Spring Road, the garden of No 27 forming the western site boundary. From the access point the land falls to the south by approximately 4.5 metres. This gradient is steepest towards the southern boundary which has a banked up mound of earth close to trees. Overall the site, which originally formed parts of gardens and allotments, is unkempt with dumped materials and remains of bushes on it.
46 The existing houses fronting Normanton Spring Road are terraced, with brick facing materials, two storeys high with dormer windows. As Normanton Spring Road falls to the east the terrace is stepped.
It is proposed to erect a block of 21 flats, 9 two bedroom and 12 one bedroom units, in a block 3 storeys high. This will be set towards the southern boundary of the site in a single block, the elevations are staggered and the roof line steps down following the fall of the site to the east. The building will have brick facing materials of contrasting colours and string courses. Stairwells on the northern elevation will project forward for three of the sections of the block and will be rendered. Balconies are proposed on all main rooms on the rear elevation (south) and to eight flats at first and second floor level facing north (front elevation). These balconies are curved with metal railings.
A new access road 5.5 metres wide with 2 metre footways will be provided between 23 and 25 Normanton Spring Road. This leads to parking areas for the flats, 27 spaces for the flats and visitors and would also provide access to possible parking spaces in the rear gardens of houses fronting Normanton Spring Road. Parking areas will be separated from the new development by landscape areas. A landscape strip is also provided on the eastern boundary to protect existing trees on that boundary.
RELEVANT SITE HISTORY
Reserved matters planning approval was granted for 8 x 3 bedroom dwelling houses by delegated powers on 2nd February 2004. 03/04143/FUL. Outline permission for residential development was approved by the Area Board on 25th March 2002 (02/00346/0UT). This was a renewal of a previous outline approval 97/0444P. Outline approval for residential development was originally granted on appeal in September 1988.
SUMMARY OF REPRESENTATIONS
Two letters have been received, one from a local resident objecting to the proposal on the grounds that it would be a serious intrusion to the environment, it contravenes UDP Policies and adds to traffic problems on Normanton Spring Road. The other has been submitted by Sheffield Wildlife Trust which considers that the proposal would have a serious negative impact on the Green Belt, as the site is within the Green Belt and would adversely affect the adjacent area of natural history interest within the Shirebrook Valley. The Trust also considers that as the site has been vacant for some time it may have some ecological value and this should be investigated. Relevant Unitary Development Plan Policies are GE1, GE4 AND GE11.
A further consultation exercise has been undertaken advising local residents of the latest amended plans. The Board will be advised of any additional representations.
47 PLANNING ASSESSMENT
Policy Issues
The site falls within a Housing Policy Area and also benefits from outline and reserved matters planning approval for residential development. Relevant Unitary Development Policies in this case are H10. “Development in Housing Areas and H14” conditions on development in housing areas” which guides new development in terms of design and amenity of residents.
Land to the east and south of the site is within Green Belt. Wickfield Plantation, an Area of Natural History Interest, is located away from the southern site boundary. Policy GE4 “Development and the Green Belt Environment “ states that “the scale and character of any development conspicuous from it, should be in keeping with the area and wherever possible conserve and enhance the landscape and natural environment”. In relation to the adjacent Area Of Natural History interest policy GE11 requires that “The design, siting and landscaping to respect and promote nature conservation”.
DESIGN ISSUES
As originally submitted the proposal included 24 flats. The detailed design and arrangement of car parking was considered poor, although trying to respond to the context of the terraced housing on Normanton Spring Road. The eastern part of the scheme was too close to the boundary and consequently impinged on existing trees and would have appeared too conspicuous from the green belt.
The applicant has subsequently amended the design and foot print to meet the above concerns. Three flats have been omitted in order to set the building away from the eastern boundary and it has been moved back by a further 1.5 metres, on average, away from the southern boundary. This separation has also been achieved by more accurately plotting the site boundary. The appearance of the building has been improved by staggering the roof line, this along with articulating the building line provides modeling which helps to break up the elevations. More interest has been added to the front elevation by balconies, a front entrance and porches to the projecting stairwell. Windows have also been amended to the stairwells, and windows to balconies are full height creating a contrast in window sizes. Balconies have also been altered to a curved shape. Final details of the entrance porches have not been agreed and these will be conditional.
The articulation of the building elevations will be further emphasised by brick colours, which will be conditioned.
Extra landscaping has been provided between car parking spaces and in front of the flats. Car parking spaces are to be delineated by block paving. It is thus considered that the design of the amended block of flats is acceptable and will not adversley affect the locality or landscaping on the Green Belt Boundaries.
48 Although the site is located adjacent to the Green Belt. The building has been moved away from the Green Belt boundary. The buildings are approximately 9 metres high or 12.5 metres to ridge height. In comparison the approved residential development had houses 10 metres high to the ridge. These were set further into the site, the closest being 9 metres from the southern boundary, however the ground level was higher. As the proposal is positioned at a lower level with partial screening by existing trees and bushes it is not considered it will have an adverse affect on the character of the Green Belt.
AMENITY ISSUES
The development is of greater bulk than the previous approval, (4 pairs of semi detached dwelling houses), with 3 storeys of flats facing the rear of houses on Normanton Spring Road. There is a minimum separation of at least 27 metres between the proposal and No’s 3 and 5 Normanton Spring Road. This distance increases to 32 metres between No 19. The overall impact of the height of the block is reduced as the ground floor is lower than the ground floor of houses on Normanton Spring Road. Thus the distance and the difference in levels meets the minimum standard of 21 metres between habitable rooms. It is not considered that residents of houses on Normanton Spring Road will be adversely affected by overlooking or that the new development will appear over dominant.
The amended plans include landscape strips in front of ground floor flats which will create a buffer between circulation areas thus affording privacy for residents. There is also communal amenity space for residents of the flats to the south and east of the block.
Overall the development will provide benefits as the site is now derelict and subject to tipping. Adequate amenity space is provided for residents and new planting will enhance its appearance.
HIGHWAY ISSUES
The access arrangements onto the site from Normanton Spring Road are similar to those approved for 8 houses with visibility splays of 2.4 metres x 70 metres. It is acknowledged that traffic levels on Normanton Spring Road are significant but it is anticipated that the traffic generated will not have a material affect on existing traffic levels. Adequate off street parking has been provided for the new flats and visitors and the access road provides turning space for service vehicles. Off street parking for houses on Normanton Spring Road can be achieved in back gardens and access is also provided for No 27 Normanton Spring Road.
OTHER ISSUES
Sheffield Wildlife Trust contends that the site is within Green Belt. As stated above the site lies in a housing policy area. The site cannot be considered greenfield as it was formally part of the rear gardens and allotments. Sheffield
49 Wildlife Trust requested an ecological survey due to the amount of time the site has remained undeveloped. However, such a survey was not considered necessary for the previous approval for 8 houses and the site has been extensively cleared of its landscape features and has dumped materials on it.
OPEN SPACE ISSUES
A sum of £6,640.00 has already been paid by the applicant in connection with the approval for 8 houses (ref no 03/04143FUL), for offsite open space contributions. As the amount of development proposed involves extra residential units a further £2,168.00 is required in accordance with Policy H16 and the criteria set out in Supplementary Planning Guidance. The applicant has agreed to pay the outstanding amount.
The site is close to the Shire Brook and a part of it would appear to be within flood zone 3. However the flood zone does not follow the path of the stream at this particular point and appears to be a draughting error.
SUMMARY
The site is within a Housing Policy Area and the principle of residential development has been established by previous outline and reserved matters approvals. It is not a greenfield site as defined by PPG3. Although of a larger scale of development than originally approved it is considered to be of a good quality design, upgrades a derelict site and does not adversely affect the amenities of local residents or residents of the proposed flats. This concurs with Policies H10 and H14.
The opportunity for off-street parking for 1-23 Normanton Spring Road may be achieved by provision of dropped kerbs on the access road. However, the gardens are outside the control of the applicant and some of the gardens closest to the access may not be finished off. Although not ideal this is not a reason to refuse the application.
The site is adjacent to the Green Belt but would not appear excessively conspicuous because of the distance of the buildings from the boundaries and the partial screening by existing landscaping. It is thus not considered to contravene Policy GE4.
It is therefore considered that the proposal is acceptable in principle, and recommended that the Area Board approve the application subject to the applicant entering into a unilateral obligation for enhancement of open space.
RECOMMENDATION
Grant conditional subject to conditions and to a unilateral obligation to secure the following:
(i) A financial contribution of £2,168.00 towards the provision of recreation space in the locality of the site.
50 Case Number 04/02025/FUL
Application Type a Full Planning Application
Proposal Mixed use development comprising of a 6/9/13/14- storey building providing 138 apartments with A1/A3/B1 (retail/food & drink/business uses) & car parking on the ground and mezzanine floors and basement car parking
Location Land At Solly Street, White Croft And Tenter Street Sheffield
Date Received 12/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent Axis Architecture
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
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.
51 5 The residential accommodation hereby permitted shall not be occupied unless the scheme of sound attenuation works referred to in section 4 of the noise report (number 3014.1v1) prepared by Hepworth Acoustics Ltd has been installed and thereafter retained. The scheme of works shall: a) Be capable of achieving the following noise levels: Bedrooms LAeq 15 minutes - 35 dB (2300 to 0700 hours) Living rooms LAeq 15 minutes - 45 dB (0700 to 2300 hours) b) Include a system of alternative acoustically treated ventilation to all habitable rooms. Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority
In the interests of the amenities of the future residential occupiers of the building.
5 Before the development is occupied, details of the noise control measures within the commercial units shall have been submitted to and approved by the Local Planning Authority. These should included the measures outlined in section 4.7 of the noise report (number 3014.1v1) prepared by Hepworth Acoustics Ltd.
In the interests of the amenities of the locality and occupiers of adjoining property.
6 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the Local Planning Authority that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
7 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. The 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 of the building is commenced and shall thereafter be retained.
In the interests of the amenities of the locality and occupiers of adjoining property.
52 8 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.
In the interests of the amenities of the locality and occupiers of adjoining property.
9 Before the development is commenced a Phase 1 and 2 Risk Assessment, to characterise the contamination on site and propose a remediation scheme to ensure safe redevelopment, shall have been submitted to and approved in writing by the Local Planning Authority. Should any previously unsuspected contamination be encountered during the development, the Local Planning Authority shall be notified within one working day of its discovery, together with any proposed amendments to the proposed remediation scheme. The development shall then be carried out in accordance with the approved scheme and the applicant shall provide written verification that the remediation has been completed as approved, within 21 days of the approved scheme being completed.
In order to protect the health and safety of future occupiers and users of the site.
10 No development shall take place until the applicant, their agent or their successor in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation that has been submitted to, and approved in writing by, the Local Planning Authority.
To ensure that any archaeological features are recorded or preserved in accordance with an agreed scheme.
11 Before the development is commenced, full details of the proposed layout and setting out of the cycle/motorcycle parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The development shall not be used unless the cycle/motorcycle parking accommodation has been provided in accordance with the approved plans and thereafter, such cycle parking shall be retained.
In the interests of traffic safety and the amenities of the locality.
12 Before the development is commenced, details of car park access controls shall be submitted to and approved in writing by the Local Planning Authority.
53 In the interests of traffic safety and the amenities of the locality.
13 Before the development is commenced, details of shower/changing facilities within the proposed office accommodation shall be submitted to and approved in writing by the Local Planning Authority.
In the interests of encouraging sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.
14 The buildings shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
15 The development shall not be started until improvements to the highways listed below have either: a)been carried out; or b) details have been submitted to the local planning authority of arrangements which will secure that such improvement works will be carried out before the building is brought into use. Highway Improvements:
1. Service bay, footway construction and raised paved pedestrian route at Tenter Street junction on Solly Street. 2. Carriageway widening, footway improvements and raised paved pedestrian route at Tenter Street junction on Whitecroft. 3. Footway resurfacing to Tenter Street frontage.
In the interests of traffic safety and the amenities of the locality.
16 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.
In the interests of traffic safety and the amenities of the locality.
17 At all times that the development is 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
54 thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.
In the interests of traffic safety and the amenities of the locality.
18 The buildings shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put into place prior to the use of the commencing, and shall thereafter be retained.
In the interests of traffic safety and the amenities of the locality.
19 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include: 1. Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting; and, 2. Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.
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.
20 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include: 1. Clear and unambiguous objectives and modal split targets; 2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation; 3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.
55 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.
21 Unless otherwise agreed in writing by the local planning authority, no building or other obstruction shall be located over or within 3 metres either side of the 225mm sewer that crosses the site.
In order to allow sufficient access for maintenance and repair work at all times.
22 Unless otherwise agreed in writing by the local planning authority, no building or other obstruction shall be located over or within 4 metres either side of the centre line of the 675mm sewer that crosses the site.
In order to allow sufficient access for maintenance and repair work at all times.
23 The site shall be developed with separate systems of drainage for foul and surface water.
In the interests of satisfactory and sustainable drainage.
24 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 on and off-site, have been submitted to and approved by the Local Planning Authority.
To ensure that the development can be properly drained.
25 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to completion of the approved foul drainage works.
To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.
26 Before any development is commenced, details of a scheme to incorporate public art in the development shall be submitted to and approved by the Local Planning Authority.
In the interests of the amenities of the locality.
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
56 Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance. IB5 - Development in General Industry Areas CF3 - Childcare Facilities in buildings Used by the Public BE5 - Building Design and Siting
This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
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 application 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.
2. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent. You should apply for a consent to:-Assistant Head of Highways Planning, Transport & Highways Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S A Turner Tel: (0114) 2736133
3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
4. The applicant is advised that residential occupiers of the building should be informed in writing prior to occupation that: a) limited car parking provision is available on site for occupiers of the building;
57 b) residents' car parking permits will not be provided by the Council for any person living in the building.
Site Location
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9 1 LOCATION AND PROPOSAL
The application site is located on the northern side of Tenter Street, between Solly Street and White Croft on the edge of the St. Vincent’s Quarter. It measures approximately 70 metres wide by 45 metre deep and is currently in use as a surface car park.
Land on the northern side of Solly Street is also occupied by a surface level car park following the demolition of Parkwood College in 2000. Planning permission has been granted on this site for the erection of a mixed use development reaching up to 15 storeys in height and comprising of B1 office accommodation at ground and mezzanine levels, 118 flats and 127 car parking spaces.
To the west stands a two storey building in use as a cutlery works and further surface level car parking. To the south is Sytners car showroom and vehicle repair garage.
58 Land to the east of Tenter Street is designated as a Business Area. Office accommodation in the vicinity of the application site, including Jubilee House and Griffin House, reach 8 and 14 storeys in height respectively.
Planning permission is sought for the erection of a mixed use, predominantly residential development comprising of 4 floors of office accommodation (40597 square feet), 132 apartments and 129 parking spaces. The scheme reaches a maximum of 15 storeys in height. The development is likely to form the first phase of a larger mixed use development reaching back to Barkers Lane and St. Vincent’s Church.
PLANNING HISTORY
04/01848/RG3 Consent is being sought for use of the application site as a car park following the expiration of a previous temporary consent (91/01439/FUL refers).
REPRESENTATIONS
None received.
CABE, the Commission for Architecture and the Built Environment, made the following comments in respect of the proposed development:
a) unsure of whether the building was conceived as a slab block or a tower building, they felt it fell somewhere between the two. Consequently, they suggested the building height should remain consistent along Tenter Street or a taller tower element should be more clearly expressed. b) They welcomed the consideration that had been given to resolving the geometry of the site at the corner, but felt that the top of the tower required more thought. c) They thought that the main residential entrance was disappointing and lacking in generosity; and d) Raised caution in the use of green glass.
ASSESSMENT
Policy Issues
The application site lies within a General Industry Area as defined in the adopted Unitary Development Plan (UDP). General industry and warehousing are the preferred uses in General Industry Areas. However, Policy IB5 of the UDP also describes small shops (use class A1), food and drink outlets (use class A3), and business (use class B1) as acceptable uses.
Housing (use class C3), which makes up the bulk of the proposed development, is described as an unacceptable use in the UDP as the living conditions in industrial environments are not considered to be satisfactory.
59 Moreover, the presence of housing can prejudice the viability of existing and potential industrial uses.
Policy BE5 of the UDP states that original architecture will be encouraged, but that new buildings should complement the scale, form and architectural style of surrounding buildings.
St. Vincent’s Action Plan
This inner city area, known as St. Vincent’s, is coming under increasing pressure for new development, which in some cases has raised conflicts with existing UDP policy. Evidence also suggests that the area’s role as a home for manufacturing businesses is declining.
The City Council is currently producing an Action Plan with the purpose of identifying a concise route for regeneration of the area. The Action Plan will be a material consideration when advising on planning applications in the area prior to the adoption of the Sheffield Development Framework (SDF), which will ultimately replace the existing Unitary Development Plan. It is expected that the Action Plan will be presented to Cabinet in November 2004, following which this essential transitional policy document will assist in managing and promoting urban change in St. Vincents.
The Action Plan, which is based on a year of consultation and research by a team of consultants retained by the Council, sets out proposals which will balance the demand for new housing with the need to maintain and create employment, and provide for both in an attractive mixed-use environment.
Two new Housing Opportunity Areas are proposed around Upper Allen Street/Edward Street and Green Lane/Alma Street in response to strong housing development interest and large numbers of derelict and vacant premises. These areas would allow a range of uses of any proportionate mix including housing but excluding industry.
A new Business Area is proposed between Solly Street and Tenter Street, which includes the application site. This will allow an expansion of the traditional business/professional office quarter in response to growing demand, but with a proportion of housing (above ground floor level) to create a more vital and viable mix. The Action Plan identifies the application site as a key regeneration site and one which needs to deliver business space early in the programme to assist the regeneration of St. Vincents. It also states that a proportion of other acceptable uses will be permitted in so far as they ensure the viability, early and simultaneous delivery of office space on a substantial scale. Following lengthy discussions, the amount of business space within the proposed development doubled to 40, 597 square feet.
Design Issues
The proposed development, as amended, reaches 10 storeys in height for approximately half the principle Tenter Street elevation, rising to 14 and 15
60 storeys in the north east corner of the site. The low level wings that project up Solly Street and White Croft are 7 and 6 storeys respectively. The ‘tower’ feature was increased in height by two storeys to give it greater prominence following comments from CABE regarding the arbitrary articulation of the massing. The increase in apartments also helped to balance the required increase in office accommodation.
The draft Urban Design Compendium identifies the Tenter Street area as suitable for tall buildings that step down towards St. Vincents Church and the proposal responds to this opportunity. It is considered that the width of Tenter Street gives sufficient separation to prevent the development from creating a canyon effect.
The external treatment of the proposed development is simple and modernist in approach, incorporating a white acid washed concrete frame and fully glazed in-fills to most levels. Balconies on the principle south facing elevation are enclosed by green solar control glass louvers, which allow the space to be used either as an open balcony or an enclosed sunbox. The façade steps back at upper penthouse level behind the white concrete frame to form open terraces.
The main residential entrance was widened in response to comments from CABE and access to the entrance improved from Tenter Street.
Amenity Issues
A PPG24 based noise assessment survey was carried out by the applicant’s acoustic consultants. They monitored existing noise levels at various locations around the application site and found that, across most of the site, noise levels fell within category C while the rear of the site fell within category B.
PPG24 advises that, for sites in noise category B, mitigation should be carefully designed to ensure acceptable internal noise levels. For sites in noise category C, permission should not normally be granted if quieter sites are available elsewhere. It is therefore necessary to protect the proposed residential accommodation from outside noise, in particular road traffic noise. Conditions are proposed to achieve a high standard of sound attenuation and ventilation.
Highway Issues
The proposed development does not give rise to any significant highway concerns. Servicing will take place from a new lay by on Solly Street while both the Solly Street and White Croft junctions with Tenter Street will be re- designed to increase the width of the footway and facilitate pedestrian movement along Tenter street.
61 Archaeological Issues
Historically the application site formed part of the early eighteenth century expansion of Sheffield. Known as the Crofts, it comprised of back-to-back housing, small shops, industrial works and yards.
Two early steelworks were situated within the application site - Central Steel Works and the works of Wade, Wingfield and Rowbotham on Tenter Street. Both were used for converting and refining steel and had crucible furnaces. It is likely that the Central Works also had cementation furnaces for the production of blister steel. A cutlery works was established to the north of the Central Works in the mid-nineteenth century, and was later used as a saw manufactory.
The Central Works fell out of use in the late nineteenth century and was demolished. The Tenter Street works continued to be used by small cutlery firms until the mid-twentieth century. It was demolished towards the end of the 1950s, when a large garage was built on the site.
The existing standing buildings are of little historical interest, although some historic features may be incorporated in them. There is potential, however, for the survival of some sub-surface archaeological features, particularly in areas currently occupied by surface car park. A condition is therefore proposed….
Open Space Enhancement Contributions
Policy H16 of the Unitary Development Plan requires that the developer make a financial contribution towards the provision or enhancement of public open space within a kilometre of the application site. The applicant has entered into unilateral planning obligation and agreed to pay the Council the sum of Ł123,229.00 upon the commencement of development.
Public Art
The applicant has agreed to incorporate a scheme of public art in the Development. This is reserved by condition.
SUMMARY AND RECOMMENDATION
The proposed development contravenes Policy IB5 of the UDP, which states that housing is an unacceptable use in General Industry Areas. However, the area is no longer best suited to general industry and is under considerable pressure to change. Consequently, a number of largely residential developments have already been approved.
The emerging St. Vincent’s Action Plan, which will supplement and update existing planning policy for the St. Vincent’s area prior to a major review as part of the new Sheffield Development Framework, proposes a new Business Area in the vicinity of the application site which would allow a proportion of housing above ground floor level – particularly where it would bring forward
62 sizeable business proposals. What’s more, the noise assessment survey found that carefully designed sound attenuation measures should ensure acceptable internal noise levels.
The design of the proposed development is simple and modernist in approach, resulting in a striking commercial style building considered to be wholly suitable given the character of the application site.
This application is therefore recommended for approval subject to the following conditions.
63 Case Number 04/02356/REM
Application Type an Approval of Reserved Matters
Proposal Erection of 13 flats in 1 x 2 storey block and 13 dwellinghouses and associated car parking accommodation
Location Land, Site Of Norcroft Cottages Woodhouse Lane Beighton Sheffield
Date Received 27/05/2004
Team CITY CENTRE AND EAST
Applicant/Agent Fairclough Homes Limited
Recommendation Reserved Matters Approved Conditionally
Subject to:
1 Before any work on site is commenced full details of the measures to be taken to protect the existing trees and shrubs within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
2 The landscaping scheme shown on the plans shall be carried out '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' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by 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 Notwithstanding the submitted landscaping scheme, details of amended landscaping proposals shall be submitted to and approved by the Local Planning Authority prior to the landscaping works
64 commencing. These shall allow for the provision for a direct footpath link and maintenance access to the open space area to the south east of the site and shall also incorporate access control measures.
In the interests of encouraging convenient pedestrian access to the site and restricting access to the open space by unauthorised vehicles.
4 The 5m deep perimeter landscape buffer shall only be used for screen planting as part of the adjoining open space and shall not be incorporated within the housing development or private gardens.
The buffer planting zone is greenfield land and its development for housing would be contrary to Planning Policy Guidance Note 3.
5 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
6 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.
7 The houses and flats shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
8 The glazing specification shall be in accordance with the recommendations of the noise survey by Environmental Standards dated November 2003.
In the interests of the amenities of occupiers of the dwellings.
9 The reclamation of the site shall be carried out in accordance with the recommendations of the specification and method statement for chemical contamination remediation works dated May 2004.
65 In the interests of the Health and Safety of future occupiers of the site and adjoining occupiers
10 Prior to the occupation of the flats, the following details shall be submitted to and approved by the Local Planning Authority.1. Lighting of the parking area for the flats2. Boundary treatment to the north east side of flats 17-19 and between the access road and the open space to the south east of the site.
In the interests of the amenities of the locality.
11 A stock proof fence shall be erected on the outside of the landscape buffer strip unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
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.H13 - Housing SitesH14 - Conditions on Development in Housing Areas. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards
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. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.
66
Site Location
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LOCATION AND PROPOSAL
The application site is located at the northern end of Beighton on the edge of the built up area. Land to the north and west is open land in the green belt whist to the south and east there is residential development.
The site is part of a larger triangular shaped piece of under used land bounded by Woodhouse Lane, Beighton Road and Robin Lane. The site area is approx 0.5 hectares and was formerly occupied by houses, which were cleared some time ago. The land consists of rough grass, scrub and small/medium trees and a number of semi-derelict sheds and dilapidated fencing associated with a small holding use. The site is reasonably level and the Trans-Pennine Trail skirts the western edge of the site with other informal paths crossing the larger area of land of which it forms part.
The application is in detail and proposes 13 flats in a two-storey terrace and 13 two-storey houses some of which have rooms in the roof space. The site is to be accessed from an existing turning head and the houses and flats are laid out around a new cul de sac that serves the site. Some of the houses face onto the adjoining open land whist some parts of the site have been designed with back gardens adjoining the open land. The application includes proposals for a 5m landscaping strip around the perimeter of the site along with planting within the private garden areas. A new footpath will be constructed along the site frontage of Woodhouse Lane between the access
67 point and Robin Lane. This same section of highway will also be traffic calmed.
RELEVANT PLANNING HISTORY
Outline planning permission was granted for residential development on the site in February 2003, application 00/01756/RG3.
SUMMARY OF REPRESENTATIONS
None received.
PLANNING ASSESSMENT
Policy Issues
The site is part of a larger housing site as identified in the Unitary Development Plan. Outline permission for housing, referred to above, was only granted on the brownfield portion of this site, as the remainder of the site is Greenfield land. As this application only relates to the brownfield land and has the same boundary as the outline consent its use for housing has already been established. The proposal is also consistent with Planning Policy Guidance Note 3 which establishes a presumption if favour of development on brownfield land.
Design Issues
The site only has a small road frontage and therefore the proposed layout of housing addressing the new access road and surrounding open land is considered to be acceptable. Due to the form of the development site there will be a buffer strip of open space between the housing and Beighton Road to the north. The applicants are intending to landscape a 5m strip of this site which will help to soften the appearance of the development from the green belt to the north of Beighton Road. The housing is set back from the western boundary and the ground rises to the west. Given this and the planting proposed it is considered that the scheme will not appear excessively prominent from the green belt.
The proposed housing is of a typical suburban design with pitched roofs and brick and tile elevations. This reflects the surroundings, which are characterised by, inter war semis and more recent estate developments.
The housing falls within the density range recommended in Planning Policy Guidance Note 3., in order to encourage the efficient use of land. That is between 30 and 50 dwellings per hectare.
68 Effect on residential amenities
The nearest housing is situated on the opposite side of Woodhouse Lane and is at higher level. Given the degree of separation there is no reason why the proposal should adversely affect the amenities of adjoining occupiers.
Within the site the scheme has been designed such that it meets the normal amenity standards expected of new development.
A noise assessment was carried out as the site is close to Woodhouse Lane and the A57 roundabout. The nearest house to the road was found to fall within noise category B. The advice in PPG 24 states that for category B sites noise should be taken into account when determining planning applications and where appropriate conditions imposed to ensure an adequate level of protection against noise. The report recommends garden areas be protected by close boarded fencing and the properties closest to the road have double glazed windows with two different thickness of glass. These recommendations have been adopted in the scheme and therefore occupants should not be significantly affected by noise.
Open Space Issues
The surrounding area is deficient in informal open space provision whilst formal provision and children’s play facilities are in need of improvement. A contribution in line with the Council’s supplementary planning guidance on open space provision has been secured by means of a planning obligation. The contribution will be £21,228. A significant proportion of this funding is likely to be used in improving the open land around the site with additional funding coming from the Beighton IDP Community based environmental improvement project. The improvements will enhance the setting of the site whilst meeting some of the open space needs of residents.
Landscape Issues
The site is currently overgrown and there are areas of scrub, and many self seeded small/medium trees. The existing scrub and trees are interspersed with derelict buildings remaining from the previous small holding use. The overall appearance is of a scruffy overgrown area. No conditions were imposed on the outline consent requiring the retention of trees and shrubs as much of the existing vegetation is inappropriate for garden areas and is not considered to be so valuable that it should be retained. The new scheme will remove the existing landscaping although there will be a 5m wide bed of native hedge species planted around two thirds of the site, native planting within the site and 35 new trees. Whilst in the short term there will be a significant loss of greenery in the longer term the new planting will adequately soften the new buildings and compensate for the loss of existing landscaping.
69 Highway Issues
This part of Woodhouse Lane only has housing on one side at the moment. The existing highway network can adequately accommodate the new traffic generated by this relatively small development. Traffic calming will be provided on Woodhouse Lane adjacent to the site to keep traffic speeds low. A new footpath will also be provided on the site side of the road to ensure that pedestrian movements to Robin Lane and public transport services are adequately catered for.
Adequate parking is provided in the site to meet the needs of future occupants of the houses without over providing. A purpose designed cycle store is proposed to serve the flats.
Access Issues
Approximately 25% of the new houses have been designed to meet the Councils mobility standards, which is in accordance with Unitary Development Plan policy.
SUMMARY AND RECOMMENDATION
The principle of developing the site for housing has already been established. The detailed housing proposals for the site are considered to be satisfactory in terms of design, access and impact on neighbours. Most of the self-seeded landscaping on the site will be lost to the development, however this will be adequately compensated for in the long term with the new planting within the scheme. It is therefore recommended that planning consent be granted.
70 Case Number 04/02633/FUL
Application Type a Full Planning Application
Proposal Use of ground floor for class D2 and alterations to entrance to create access ramp
Location Boardwalk (Formerly Mucky Duck)and 2-6 Bank Street Snig Hill Sheffield S3 8NA
Date Received 25/06/2004
Team CITY CENTRE AND EAST
Applicant/Agent Melling Ridgeway And Partners Ltd
Recommendation Grant Conditionally
Subject to:
1 The development shall be begun not later than the expiration of five years from the date of this decision.
In order to comply with the requirements of the Town and Country Planning Act.
2 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 building shall be used for the above-mentioned purpose only between 0900 hours and 2330 hours on any day.
In the interests of the amenities of the locality and occupiers of adjoining property.
4 No live music or amplified sound shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: (a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, (b) Be capable of restricting noise breakout from the building to the street to levels not exceeding: (i) the background noise levels by more than 3 dBA when measured as a 15 minute LAeq, (ii) any octave band centre frequency by more than 3 dB when measured as a 15 minute linear Leq. Before such scheme of works is installed full details thereof shall first have been submitted to and approved by the LPA.
71 In the interests of the amenities of the locality and occupiers of adjoining property.
5 Before the use of the building for the purposes hereby permitted is commenced, written confirmation shall be given to the LPA that the approved scheme of sound attenuation works has been installed in the building in full.
In the interests of the amenities of the locality and occupiers of adjoining property.
6 Before the use hereby approved is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the LPA. Such Validation Test shall: (a) Be carried out in accordance with an approved method statement, (b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the LPA before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the LPA before the use is commenced and shall thereafter be retained. All noise breakout shall be measured in accordance with a method statement that shall have received the prior written approval of the LPA. All noise measurements shall be taken at the octave band centre frequencies. Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the LPA.
In the interests of the amenities of the locality and occupiers of adjoining property.
7 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the LPA, and once installed such plant or equipment should not be altered without prior written approval of the LPA.
In the interests of the amenities of the locality and occupiers of adjoining property.
8 No amplified sound shall be played within the building except through an in-house amplified sound system fitted with a sound limiter, the settings of which shall have received the prior written approval of the LPA.
72 In the interests of the amenities of the locality and occupiers of adjoining property.
9 No movement, sorting, or removal of waste bottles, materials or other articles, nor movement of skips, shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.
In the interests of the amenities of the locality and occupiers of adjoining property.
10 No deliveries to nor removal of waste materials from the building shall take place outside the building within the site of the development between 2300 hours and 0700 hours.
In the interests of the amenities of the locality and occupiers of adjoining property.
11 The fire exit doors shall only be used as an emergency exit and shall not at any other time be left standing open.
In the interests of the amenities of the locality and occupiers of adjoining property.
12 All opening windows/shutters shall be kept closed between 2000 hours and 0700 hours, and shall not at any time be opened otherwise without the prior written approval of the LPA.
In the interests of the amenities of the locality and occupiers of adjoining property.
13 The building 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.
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.IB7 - Development in Business AreasIB9 - Conditions on Development in Industry and Business AreasH2 - Locations for Housing DevelopmentH12 - Housing Development in the City CentreBE7 - Design of Buildings Used by the Public. This informative is intended as a summary of the reasons for grant of planning permission.
73 If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards
Site Location
49.1m BM
49.69m
5 1
7 1
49.7m
Richfi eld House 52.7m
53.9m WEST BAR 1 C to o r 6 B p o FB Magistrates Court u r i a
ld t
i io 3 3 n
g n
s shelter 3 shelter
South Yorkshire S C A Police Headquarters R G I L L
W C S FB shelter R N O A F I T G I N
H G IL L A T 56.7m E Post W orks Warehouse shelter
S T
C E
A E
R R
T PH G S
I
L 32
W L E
C N 34 urt R Co O County T CBs
F
T
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Hall 1 E 4 6 E 2 36 R G
44 42 38 E L 40 9
3 T 50 to 54 30 22 3 2 S 8 26 24 A Court House 20 PH C LB 18 1 6 8 LB to 12 2 to 6 1 BANK 63.1m BANK
63.1m STREET STREET 9 Cl ub 9 11 13 15
57.6m
B
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l
g
r a Hotel
v
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2
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6 1 U
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L
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7 St Peter's
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1 1 PH HA RTSHEA D D HARTS HEA PO 41 45
LOCATION AND PROPOSAL
This building is on two main floors at the corner of Snig Hill and Bank Street. The first floor, known as the Boardwalk, has a doorway on the street corner and the ground floor, authorised for Food and Drink purposes (Class A3) and known as Under the Boardwalk, has a doorway to Snig Hill.
This proposal is to use the ground floor for Assembly and Leisure purposes (Class D2) ie for dancing until 0200 hours.
HISTORY
The ground floor of the building has been used at various times as a public house.
74 REPRESENTATIONS
None.
ASSESSMENT
Policy
The building lies within a Business Area in the Unitary Development Plan, and Class D2 use is listed as acceptable in Policy IB7. Policy IB9 requires that change of use should not cause residents or visitors in any hotel or housing to suffer from unacceptable living conditions.
Policy H2 identifies the City Centre as a main location for housing, and Policy H12 promotes housing in the City Centre where it would create new sustainable communities in areas which would not suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health and safety.
The approved City Centre Living Strategy states (Plan 2) that the site lies within the Cathedral Quarter, and Plan 1 confirms that the site is outside identified areas where late night uses would be accepted. Guideline 10 limits opening hours in the Cathedral Quarter until 2330 hours, except for restaurants which are allowed until 0100 hours.
Land Use
There is no objection to the building being used for various forms of recreation including dancing provided that the hours restriction in the City Centre Living Strategy is complied with.
A recently built hotel lies directly across Bank Street, and the upper floors of 9-11 Castle Street are being converted to flats. Noise breakout from the building will need to be controlled to protect the amenity of visitors and residents, and this is covered by a package of conditions.
Access for People with Disabilities
The existing steps at the doorway are to be removed, and replaced by an internal ramp and doors to current standards, also forming an acoustic lobby. This is welcome.
CONCLUSION
The proposal is considered acceptable subject to normal opening hours being complied with.
RECOMMENDATION
Grant, subject to conditions.
75 Case Number 04/03036/FUL
Application Type a Full Planning Application
Proposal Erection of 5 x 3 bedroomed houses and a detached garage (Land to rear of 20-38 Skelwith Drive)
Location Land At Former Cement Works Holywell Road Sheffield
Date Received 22/07/2004
Team CITY CENTRE AND EAST
Applicant/Agent Coda Studios
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 The dwellings shall not be used unless the sight line, as indicated on the approved plans, has been provided. When such sight line has been provided, thereafter the sight line shall be retained and no obstruction to the sight line shall be allowed within the sight line above a height of 1 metre.
In the interests of traffic safety and the amenities of the locality.
3 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.
4 At all times that construction is 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.
76 In the interests of the safety of road users.
5 Before the development is commenced, full details of the proposed external materials shall have been submitted to and approved in writing by the Local Planning Authority.
In the interests of the visual amenities of the locality.
6 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.
In the interests of the visual amenities of the locality.
7 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.
8 Before any work on site is commenced full details of the measures to be taken to protect the existing trees within and/or adjoining the site of the development during construction shall be submitted to and approved in writing by the Local Planning Authority. These measures shall include means of preventing the ground beneath the canopy of such trees and/or hedges from being disturbed or used for storing materials of any kind.
In the interests of the amenities of the locality.
9 Notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995, no enlargement, improvement or other alteration of the dwellings which would otherwise
77 be permitted by Class A to Part 1 of Schedule 2 to the Town & Country Planning (General Permitted Development) Order 1995 shall be carried out without prior planning permission.
In the interests of the amenities of the locality and occupiers of adjoining property.
10 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 site 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.
11 Surface water and foul drainage shall drain to separate systems.
To ensure satisfactory drainage arrangements.
12 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.
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 prevent pollution of the Water Environment.
14 Prior to the commencement of any work on site, a detailed scheme for the foundation design of dwellings and all new ground works shall have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.
In order to protect the health and safety of future occupiers and users of the site.
15 In the event of any previously unsuspected contamination being encountered during the construction, the local planning authority shall be notified within one working day of its discovery together with any proposed amendments to the agreed remediation scheme. The development shall them be carried out in accordance with the agreed scheme and amendments and the applicant shall provide written
78 verification that remediation has been completed as approved within 21 days of the scheme being completed.
In order to protect the health and safety of future occupiers and users of the site.
16 Construction work on site shall only take place between the hours of 0800-1800 Mondays to Fridays and 0800-1300 Saturdays. There shall be no work on Sundays and Bank Holidays or at any other time without the prior written agreement of the Local Planning Authority.
In the interests of the amenities of the locality.
17 Prior to the commencement of work a scheme of landfill gas monitoring shall be submitted to the Local Planning Authority and agreed in writing and thereafter shall be implemented in accordance with that scheme.
In order to protect the health and safety of future occupiers and users of the site.
18 The dwellings and highway works shall not be constructed until the balancing tank for water collection and disposal has been constructed and made fully functional in accordance with the approved plan.
To prevent pollution of the Water Environment.
19 Any facilities for the storage of oils, fuels or chemicals used in construction shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipe work should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.
To prevent pollution of the Water Environment.
20 Prior to the commencement of work on site, a settlement facility for the removal of suspended solids from surface water runoff during construction work shall be provided and retained throughout the construction period in accordance with a plan to be agreed in writing with the Local Planning Authority.
To prevent pollution of the Water Environment.
79 21 There shall be no drainage of foul or contaminated water or materials, into ground water, soakaways, or any surface water and any such material discovered shall be removed from the site and disposed of in a licensed facility.
To prevent pollution of the Water Environment.
22 The road construction details submitted do not form part of this permission and detailed approval of the road construction specification will be given by theHighway Authority in writing following the submisison of further information,
In the interests of highway safety and the amenities of the locality.
23 Before the development is commenced, full details of the following shall be submitted to and approved in writing by the Local Planning Authority:- Lighting details for the courtyard parking areas of the apartment blocks- The enlarged footway areas which shall accommodate salt bins- Amended details for plots 7/8 which shall include a maintenance margin- Amended vehicle access details for plots 2-4- Revised traffic calming details for the main access road- Details of all retaining walls on site including structural calculations where necessary- Details of cycle parking provision for the apartment block
In the interests of the safety of road users.
24 The dwellings shall not be used unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.
In the interests of the safety of road users.
25 The gradient of the access road/driveway shall not exceed 1 in 20 for the first 5 metres from Holywell Road and not exceed 1 in 10 metres thereafter, unless otherwise agreed in writing by the Local Planning Authority.
In the interests of the safety of road users.
26 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 dwellings are brought into use. Highway Improvements: The provision of a new bus shelter on Holywell Road.
80 In the interests of the safety of road users.
27 Where access driveways give both vehicular and pedestrian access to a dwelling, the driveway shall be at least 3.2 metres in width.
In the interests of the safety of road users.
28 The highway shall not be used unless details have been submitted to and approved in writing by the Local Planning Authority, showing how surface water will be prevented from spilling onto the public highway. Once agreed, the measures shall be put in place prior to the use of the highway commencing, and shall thereafter be retained.
In the interests of the safety of road users.
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.BE5 - Building Design and SitingBE9 - Design for VehiclesH15 - Design of New Housing DevelopmentsH16 Open Space in New Housing Developments and to all relevant material considerations, including Supplementary Planning Guidance. This informative is intended as a summary of the reasons for grant of planning permission. If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council- meetings/planning-boards
Attention is drawn to the following directives: 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. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.
81 3. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense. This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by: Assistant Head of Highways Development Services Howden House1 Union Street Sheffield S1 2SHFor access crossing approval you should contact the Highway Co-ordinator in that Department of Sheffield (0114) 2736136, quoting your planning permission reference number.
4. The applicant is advised that a commuted sum will be payable for the installation and maintenance of the salt bins.
5. 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 application 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.
6. The applicant is advised to contact the Council's Design and Property, (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.
7. The applicant should note that the proposed development would be sited over a public sewer. This requires further approval under the Building Act and the applicant is advised to contact the Council's Directorate of Development, Environment and Leisure, Environment and Regulatory Services, Building Standards, Barkers Pool House, Burgess Street, Sheffield S1 2HF (Telephone 0114 2734168) and Land and Planning, Yorkshire Water Services Ltd, PO Box 500, Western House, Western Way, Halifax Road, Bradford, BD6 2LZ (Telephone 01274 691111), prior to the submission of an application.
8. The applicant is advised that before development commences it will be necessary to make an application for a Waste Management Licence to The Environment Agency, Phoenix House, Global Avenue, Leeds LS11 8PG, Telephone Number (0113) 2440191.
9. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as
82 part of the consent. You should apply for a consent to:-Assistant Head of Highways Planning, Transport & Highways Howden House1 Union Street Sheffield S1 2SHFor the attention of Mr S A Turner Tel: (0114) 2736133
10. 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.
Site Location
7 2
6 7
7
0 6 4 Playing Fields
49
5 8
5 3
4 1 c 51 D A RO N O
C
a A 5 1 8 5 BE 39
5 1
4 2
4
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1 5
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1 37
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Vicarage
1
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1 1
20
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Holywel Court 46.9m 1
12 6 1 2 1
16
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F ARCROF T GROVE 9 5
Holywel Court
1 4 0
5
1 S 5 1 1 25 1 K E L
W Warehouse
7 I 2 T 1 H
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76.5m 1 0 2
AD O Depot 7 129 R 12 L EL 139 W LY O H
119 2
S K 2 ELW ITH ROAD
14 9 115
M 05 S 1 in a Dr
S 9 K 91 6
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W 93
I 8 T 2 H
C L O
S E INTRODUCTION
The purpose of this application is to amend a small part of the site of application number 04/00486/FUL which the Board granted on 13th July 2004.
LOCATION AND PROPOSAL The site of the application is on a former cement works which has been the subject to a waste disposal operation which has filled in areas and raised land levels. Some tree cover had regenerated and some of it has been removed this year prior to the application being submitted. Most of the trees on the boundaries remain.
83 The main site is located at the rear of a care home, Holywell Court and at the rear of houses on Skelwith Road and Skelwith Drive which face on to it. Houses at a higher level on Beacon Way look over the site, and there is a steep, wooded bank between. The land rises very steeply from Holywell Road and the gradients force the proposed road up at a curve to a level area at the top of the site. This amendment is proposed at the very top of this cul de sac.
The site is fairly level, along part of the boundary with Skelwith Drive the land begins to fall away to the south and some houses become lower than the site. The houses on Skelwith Drive from numbers 20 to 38 begin to rise up and the outlook from dwellings is down on to the site.
The plan proposes 5 houses in a block running approximately parallel to the boundary. The previously approved plan was also for 5 units but showed 3 houses in a terrace at right angles to the boundary facing a private drive. This scheme has a shared car park for 10 cars in place of the private drive. This scheme has been amended to reduce the car parking spaces and design in a break in the walls and roof of the houses as the site gently falls north to south and to move them away from the boundary for better separation.
RELEVANT PLANNING HISTORY
An outline planning application for residential development was granted in 1998 (97/01785/OUT) and this covered the upper flat part of the site.
SUMMARY OF REPRESENTATIONS
None have been received for this application. Three were received for the previous application from nearby residents on Skelwith Drive.
PLANNING ASSESSMENT
Policy Situation
The site is located within a Housing Policy Area on the Unitary Development Plan Map.
Highway and Parking Issues
The site can be adequately accessed from the proposed estate road on the approved plan. One house has a garage and a parking space. The others have two spaces each and one spare for visitors.
Design and Layout Issues
The relevant policies are BE5 Building Design and Siting and H15 Design of New Housing Developments.
84 The plans introduce a house type not found in the original plan and make best use of the space. The detailed design of the houses is acceptable with canopies over doors and decorative cills and lintels. In terms of distance from the adjoining houses on Skelwith Drive, plots 1 and 2 are 24m from 24 and 26 Skelwith Drive. 24 has a garage between also. The plots are 8m from their rear boundary and some trees are remaining on the boundary. The landscaping scheme for the original plans is expected to strengthen this planting. A step in the proposed building moves plots 3,4 and 5 to 26m from 26-30 Skelwith Drive. These 3 plots have 9m back gardens and the existing houses are rising up by about 1m in the case of number 30. Houses at 26 and 30 also have garages in their rear gardens. The separations exceed the 21m normally required and compensate for the shorter rear gardens of the new houses. 10m is normally expected and level changes plus all the other factors, make the relationship acceptable
Overall the layout as amended is acceptable and meets the criteria set out in Unitary Development Plan Policies BE5 Building Design and Siting.
Landscaping Issues
The main schemes landscaping proposals will cover these houses and their car park.
Ground Conditions and Drainage
A report on drainage and ground conditions was submitted with the original application,
Construction Hours Conditions
Conditions are recommended limiting working hours to those set out in the Control of Pollution Acts, 0800-1800hours Monday to Friday, 0800-1300 Saturdays, no working on Sundays or Public Holidays and to provide wheel washing facilities.
Open Space Issues
A contribution of £84,851 is required for the larger site under Policy H16 Open Space in New Housing Developments, for this site to provide facilities at Brightside Recreation Ground. This is secured by a legal agreement and has been agreed during the processing of the original application.
Education Issues
The site is located in the Brightside Nursery and Infant/Limpsfield Junior catchment area which is currently under capacity and expected to decline. These schools can accommodate children from this development.
85 SUMMARY AND RECOMMENDATION
The plans are presented to the Board because they do not conform to the criteria for delegation, although they are a small part of a scheme for 67 dwellings. They are located on the edge of the development, impacting on local residents, albeit in acceptable way. They are not a simple change of house type. The houses as previously approved have been moved and re- orientated.
The plans as submitted comply with Council policies on design of buildings and layout of the site.
The application is therefore recommended for grant subject to conditions and directions, previously imposed on 04/00486/FUL.
86 Case Number 04/03070/LBC
Application Type a Listed Building Consent Application
Proposal Creation of new waiting room on Platform 6/8
Location Railway Station Sheaf Street Sheffield S1 2BP
Date Received 27/07/2004
Team CITY CENTRE AND EAST
Applicant/Agent Mr A Rivero
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 The proposed facing materials shall match the facing materials to the existing building.
To ensure that the character and appearance of Sheffield Station, a Grade II listed building, is not adversely affected.
3 Before development commences, details of the colour of external elevations of the proposed waiting room shall be submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such approved details have been implemented.
To ensure that the character and appearance of Sheffield Station, a Grade II listed building, is not adversely affected.
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. BE19 - Development affecting Listed Buildings BE7 - Design of Buildings Used by the Public. This informative is intended as a summary of the reasons for grant of planning permission.
87 If you wish to see the file and application report please contact the Planning Records section on 2734220, quoting the file reference shown above, or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your-city-council/council-meetings/planning- boards
Site Location
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Sheffield Hallam University
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5 .
8 60.0m Midland Station 5 1
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G LOCATION AND PROPOSAL
The site consists of platform space adjacent to an existing café ‘Pumpkin’ between platforms 6 and 8 of Sheffield Station. This is under the platform canopy. Elevations of the café consist of masonry base and timber windows and quarter lights to the platform 6. Between the two platforms the elevation comprises a continuation of the above treatment, stone wall and timetable information. To platform 8 are further windows of similar style and an entrance to the café separated by a stone wall.
It is proposed to erect a new waiting room adjacent to the existing café. It will be the same width as the café with window details and plinth to match the café. Sliding doors from both platforms are included. A level threshold is to be provided, a pattern will be incorporated into the glazing to ensure it is not a
88 hazard for the partially sighted. A bump rail similar to that around the café is also proposed by the plinth.
RELEVANT PLANNING HISTORY
This is part of the continuing upgrading of facilities and structures at Sheffield Station (various LBC applications).
SUMMARY OF REPRESENTATIONS
None received
PLANNING ASSESSMENT
Policy Issues
Sheffield Station is a Grade II listed building thus Policy BE19 refers. This relates to alterations to listed buildings which are expected to preserve the character and appearance of the building. Policy BE7 is also relevant, “Design of Buildings Used by the Public”, where provision will be expected to allow people with disabilities safe and easy access to the building.
Design Issues
The design is considered to be acceptable. Details of windows and plinths complement the existing café structure to provide a unifying effect. Colours are to be conditioned as they are not finalised and may be Midland Mainline corporate colours. It is thus considered that the proposal, subject to details of colours will not adversely affect the character and appearance of the listed building.
Amenity Issues
The new waiting room will provide benefits to passengers by providing an enclosed waiting area. It is also accessible with a level threshold, incorporates visibility markings on windows, and the entrances will have automatic doors.
RECOMMENDATION
The proposal will improve facilities for passengers on platforms 6 and 8 with good accessibility for all users. Its design will complement existing buildings and not adversely affect the listed building.
It is therefore recommended that the Board approve the application subject to conditions.
89