SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 19/02/2007 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

Lucy Bond 0114 2734556 CONTACT POINT FOR ACCESS Chris Heeley TEL NO: 0114 2736329

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

04/00793/FUL Abbeydale Road South 7 Dore Sheffield

05/04421/FUL Longs Of Sheffield 17 Huntingtower Road Sheffield S11 7GS

05/04737/OUT Site Of 1-31a Market Square 26 Sheffield S13 7JX

06/00625/FUL Site Of Universe Works 38 97 Mary Street Sheffield S1 4RT

06/00626/CAC Site Of Universe Works 54 97 Mary Street Sheffield S1 4RT

06/01770/FUL 52-54 West Street 60 Sheffield S1 4EP

06/03411/FUL Murray Building, Arley Street And 65 Boston Street Sheffield

06/04024/LBC Murray Building, Arley Street And 74 Boston Street Sheffield

06/03412/FUL Land Between 534 And 546 77 Abbeydale Road Sheffield S7 1TD

3 06/03451/FUL Land Between Barrow Road And Meadowhall 87 Road Barrow Road Sheffield

06/03732/REM Land To The West Of Acres Hill Road And 97 Adjacent To Staniforth Road Sheffield

06/03791/FUL Land Between 15 And 23 109 Abbey Lane Sheffield (Numbered 19 Abbey Lane)

06/03799/FUL Hall Lane Farm 113 Totley Hall Lane Sheffield S17 4AA

06/03802/CAC Hall Lane Farm 128 Totley Hall Lane Sheffield S17 4AA

06/03877/CHU 170-172 Queens Road 133 Beighton Sheffield S20 1DW

06/04095/FUL Sheffield Hallam University 138 Squash Court Building Collegiate Crescent Sheffield S10 2BJ

06/04102/CAC Sheffield Hallam University Squash Court Building 149 Collegiate Crescent Sheffield S10 2BJ

06/04333/FUL Kelham Island 154 Sheffield S3 8RY

06/04487/FUL 474 Ecclesall Road 163 Sheffield S11 8PX

06/04532/FUL Site Of 484 City Road 170 Sheffield S2 1GD

06/04753/FUL Site Of 362-364 Myrtle Road 181 Sheffield S2 3HS

5 6 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The City Centre South and East Planning And Highways Area Board Date Of Meeting: 19/02/2007

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 04/00793/FUL

Application Type A Full Planning Application

Proposal Alterations to vicarage to form 4 flats and erection of 31 flats in 4 blocks with associated car parking (Site of 234 and 234A Abbeydale Road South)

Location Abbeydale Road South Dore Sheffield

Date Received 02/03/2004

Team SOUTH

Applicant/Agent D Housley And Co

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that a development of the scale and density proposed would result in the overdevelopment of the site which would harm the character and appearance of the area, including the adjoining Area of Special Character and the setting of the former vicarage and nearby Listed Buildings. The buildings would unacceptably dominate the former vicarage and introduce design features that do not respect the form of the original building which would be detrimental to the setting of the building. The proposed development is therefore contrary to Policies BE5, BE15, BE19 and H14(a) of the adopted Sheffield Unitary Development Plan.

2 The Local Planning Authority consider that the proposed development would result in the loss of mature trees and landscaping and create pressure for subsequent pruning/removal of trees of high amenity value. Such losses

7 would detract from the visual amenities of the locality and the setting of the former vicarage, nearby listed buildings and the adjoining Area of Special Character. The proposed development is therefore contrary to Policies BE6, BE19 and GE15 of the adopted Sheffield Unitary Development Plan.

3 The Local Planning Authority consider that the use of the proposed means of vehicular access/egress to and from the site would, in the absence of improvements to safeguard vehicles turning into the site and into the Twentywell Lane, be detrimental to the safety of road users and the free and safe flow of traffic in Abbeydale Road South. The proposed development is therefore contrary to Policy H14(d) of the adopted Sheffield Unitary Development Plan.

4 The proposed development does not include provision for cycle parking or car parking provision for people with disabilities. Improvements are required to assist the manoeuvres of service vehicles, footways into the site are of substandard width and the gradient of the ramp to the upper tier of the proposed car park is substandard. In the absence of suitable provision of these facilities, the proposed development is contrary to Policies BE9 and H14(d) of the adopted Sheffield Unitary Development Plan.

5 The Local Planning Authority consider that the proposed development represents an overdevelopment of the site with insufficient external amenity space and privacy for residents, poor outlook, including over adjoining third party land and an oppressive environment to the main living areas to units A8 and A10. The proposed development is thereby contrary to Policies H5(b), H14(c) and H15(b) of the adopted Sheffield Unitary Development Plan.

6 The proposed development does not include sufficient provision for people with disabilities. No units have been demonstrated to provide suitable accommodation for wheelchair users, access to the communal amenity space is severely restricted and there is no provision of suitable car parking spaces. In the absence of suitable provision for people with disabilities, the proposed development is contrary to Policies BE5(i), BE9(f) and H15(a) of the adopted Sheffield Unitary Development Plan.

8 Site Location

INTRODUCTION

Formal and informal proposals for this site have been the subject of protracted negotiations over the last 3-4 years. This application was expected to have been amended following extensive discussions last year. However, an impasse appears to have been reached and the application remains as originally submitted in March 2004.

LOCATION AND PROPOSAL

The site is occupied by a Victorian former vicarage and a modern two storey dwellinghouse built on land formerly within the grounds of the vicarage. The two properties lie between the private driveway to the adjoining Abbeydale Park Tennis Club and a bridle path in Water Lane. Beyond Water Lane are Grade II listed

9 almshouses (Woodland View). Immediately to the rear of the site is the car park to Abbeydale Park Tennis Club beyond which are tennis courts. There is a car showroom directly opposite the site between the junction with Twentywell Lane and a PO sorting office. Next to the sorting office is St John’s Church (Grade ii listed). On the opposite side of the Twentywell Lane junction is a complex of c.1970 four storey flats in Ladies Spring Drive.

The application is to demolish the modern dwelling and convert the former vicarage to 4 flats (2 x 1 bed and 2 x 2 bed). An elongated 2½ storey block is proposed to be linked to the rear of the vicarage extending beyond the principal elevations to provide 13 flats (12 x 2 bed and 1 x 3 bed). The existing shared means of vehicular access to the site is to be moved approximately 22 metres to the south- west (closer to the tennis club entrance) and 3 storey blocks are proposed to either side providing a further 18 x 2 bed flats. 14 surface level car parking spaces are proposed in addition to 30 spaces provided in a two tier car park to the rear of the larger 3 storey block.

RELEVANT PLANNING HISTORY

An outline application to replace the former vicarage (No234) with 30 flats indicatively shown in a ‘V’ shaped 4 storey arrangement was withdrawn in June 2003 (ref.03/01228/OUT). The application was due to be recommended for refusal on the grounds of overdevelopment, harm to the setting of nearby listed buildings and an Area of Special Character, unsatisfactory car parking provision and impact on highway safety, loss of trees, loss of privacy, noise and disturbance and overbearing on the adjoining property (234A).

An application for a development of 4 detached dwellinghouses on the site of tennis courts to the rear of the informal car park to the adjoining Abbeydale Park Tennis Club is currently being considered (ref.06/03803/FUL). The proposals include the formal laying out and extension of the car park, widening of the lower portion of the existing drive access, cutting back of vegetation in front of No234 to improve visibility and the extension and upgrading of the clubhouse.

The dwelling at 234A was granted planning permission in 1987 (ref.86/2388P).

SUMMARY OF REPRESENTATIONS

18 letters of representation have been received, together with a 170 signature petition. Objections have also been received from the Dore Village Society, Councillor Keith Hill and Councillor Anne Smith. The representations include strong concerns from the occupiers of No234A.

The representations are summarised below:

Principle of development

- Will feed trend of replacing houses with flats which erodes local character and history of sought after residential area (refers to flats at Abbeydale Hall as example of loss of historical importance)

10 - Too many flats in area – many of which are currently for sale/to let and out of reach of first time buyers

Impact on character/visual amenity/services

- Overdevelopment of site which is out of character with immediate surroundings and intrusive to surrounding properties - Proposed buildings too high with steep roofs above third storey - loss of trees which currently screen the site - effect on view of attractive almshouses and vicarage (listed buildings) - inappropriate density for area - overloading of drainage services - lack of amenity space to serve proposed flats - vicarage should be given more prominence – will be obscured by 3 storey buildings to site frontage - scheme doesn’t take advantage of rising ground levels within the site

Highway issues

- will add to existing serious traffic problems on dangerous stretch of trunk road close already congested Twentywell Lane junction and junctions with Dore Rd, garden centre, railway station, restaurant, car dealership, tennis clubs, Abbeydale Hall, PO sorting office and church/church hall - insufficient car parking to serve 35 flats - road widening/bus bays/traffic lights/pedestrian crossing and parking for Dore Station should be considered - safety hazard to pedestrians and horses using Water Lane - transporters associated with car dealership park opposite site causing safety hazard for motorists/pedestrians - already very hazardous turning left or right to enter the site due to fast moving traffic – particularly when vehicles turn left leaving Twentywell Lane and are confronted with vehicle making unexpected right turn into site. Leaving site also hazardous due to traffic speed and poor visibility - currently right turn into site causes traffic queue that blocks Twentywell Lane junction

One letter objects to wording of press publicity notice (refers to Totley Rise).

PLANNING ASSESSMENT

Policy

The site lies within a Housing Area as defined in the adopted Unitary Development Plan (UDP). Immediately to the north of the site the Housing Area is also designated as an Area of Special Character (ASC). The ASC includes Water Lane, the Woodland View Almshouses (Grade II listed building) and Dore Masonic Hall. The adjoining Abbeydale Park Tennis Club to the south and south and west boundaries of the site is within a designated Open Space Area. The opposite side of Abbeydale Road South is within a Housing Area.

11 The most relevant UDP policies to be referred to in considering the merits of the application are:

BE5 (Building Design and Siting) BE6 (Landscape Design) BE9 (Design for Vehicles) BE15 (Areas and Buildings of Special Architectural or Historic Interest) BE19 (Development affecting Listed Buildings) BE20 (Other Historic Buildings) GE15 (Trees and Woodland) H5 (Flats, Bed-sitters and Shared Housing) H7 (Mobility Housing) H10 (Development in Housing Areas) H14 (Conditions on Development in Housing Areas) H15 (Design of New Housing Developments) H16 (Open Space in New Housing Developments)

Principle of Development

Housing uses (Class C3) are the preferred land use in Housing Areas. Flats fall within Class C3 and the proposals therefore represent a preferred land use in accordance with UDP Policy H10. The development is consequently acceptable in principle subject to compliance with the remainder of the policies quoted above.

Density, Type and Mix

The site is a brownfield site with an area of 0.33 hectares. The development equates to approximately 106 units per hectare. This far exceeds the minimum density required to demonstrate efficient use of land as specified in PPG3: Housing and its successor PPS3: Housing.

National planning guidance promotes the development of brownfield sites and encourages higher densities in sustainable locations. The site is not within easy walking distance of local shopping facilities and is a long way from a District Shopping Centre. However, the site is in a reasonably sustainable location, being on a major highway which is well served by public transport routes that ensure ease of access to the Tesco superstore at Millhouses in addition to the small local shopping centres at Millhouses and Totley.

The flats are mainly 2 bedroom units although the scheme includes 2 x 1 bed units and a 3 bed unit. UDP Policy H5 permits flats, bed-sitters and shared housing provided that it would not result in a concentration of such uses that would be detrimental to the amenity of existing residents.

The proposals relate to flats. The surrounding area is mixed and includes a number of flats developments, most notably at Ladies Spring Drive. However, the area also provides a good proportion of family housing. As such, it is considered that this development would not result in a concentration of flats and therefore complies with UDP Policy H5(a). It also reflects national planning guidance which seeks to secure balanced and mixed communities.

In principle, the density and mix proposed is considered acceptable subject to compliance with the relevant UDP policies. There is no requirement for Affordable Housing in this instance as the proposed development is below the threshold stated in the Supplementary Planning Guidance: Affordable Housing that applies to applications submitted prior to July 2006.

The development does not appear to include provision for mobility housing. The floor plans of the ground floor flats could probably be revised to mobility standards which could be secured by condition. However, there is no provision of disabled parking spaces and inadequate access to the communal amenity space for wheelchair users. The development is therefore not accessible to all potential users and the proposals are contrary to Policy H7.

Design, Setting and Conservation

The vicarage is a large, elegant Victorian villa which is characterised by a number of steep gables and retains many of its original features (stone mullions, transoms, cills and lintels, decorative barge boards and porch entrance). Although the building is not listed, it undoubtedly adds to the character and quality of the area and the setting of the adjoining Area of Special Character (ASC). As part of the group of related historic buildings (comprising the church, vicarage, almshouses and former church room), it may be worthy of listed status although the grouping is somewhat undermined by the modern dwelling between the vicarage and the almshouses and the heavily trafficked highway between the vicarage and St John’s Church. However, the quality of the building is such that it may be worthy of listing in its own right. This potential is to be further investigated.

In view of the historic significance of the vicarage, it is considered that UDP Policy BE20 can, on balance, be applied to the proposals in addition to Policies BE15 and BE19. BE20 is committed to encouraging the retention of historic buildings which are of local interest wherever practicable.

The driveway rises on the approach to the vicarage drawing the eye to the grandeur of the building which sits comfortably at the highest point of the site in a dominant position. The scene is framed by mature trees and landscaping, notably to the front of the site within a wide highway verge. The substantial trees and hedges to Water Lane add to the mature appearance of the site which adds significantly to visual amenity in the area. The green frontage is a strong feature to this side of Abbeydale Road South and built development is consistently set back a considerable distance from the highway.

The proposed development would be set back approximately 16m from the carriageway in Abbeydale Road but within 6m of the boundary of the site with the mature planted verge area. The locations of the two blocks facing Abbeydale Road South are not considered to provide an adequate separation distance to several trees. It is noted that the submitted Tree Survey recommends some pruning to reduce the height of these tall trees. However, this is still expected to result in overshadowing through much of the year which is likely to lead to repetitive pruning and/or requests to fell the trees. The relocation of the means of

13 access to the site will result in the loss of at least two large trees to the frontage. These eventualities will significantly alter the green character of the road frontage, resulting in an unsympathetic hard edge created by prominent tall buildings at the boundary to the highway. (It should be noted that the planted verge is a potential highway improvement area. This matter is discussed later on.)

The proposals will also result in the loss of trees fronting Water Lane and the boundary with the adjoining tennis club.

Whilst the retention of the vicarage is welcomed in accordance with Policy BE20, the building will be swamped by the building proposed to be linked to it at the rear of the site. The new building would be of a similar height to the vicarage but of a deeper floor plan. The extension to the north will marginally exceed the height of the vicarage. The new building will extend to the north and south of the vicarage by 23m and 15m, respectively. A hipped roof to the south element is completely alien in relation to the strong gable features that characterise the vicarage.

The materials proposed are re-constructed stone with artificial stone detailing, slates and white uPVC opening treatments. Again, this is at odds with the wholly natural materials of the vicarage and almshouses on the adjoining site.

The vicarage will be surrounded on three sides by vehicular areas and swallowed up by the substantial building proposed to the rear. The development will result in the loss of the existing landscaped grounds in their entirety, consequently having a serious detrimental impact on the setting of the building and completely severing what remains of its connections with the nearby listed buildings and ASC.

The block adjacent Water Lane will be very prominent and will significantly detract from the setting of the listed almshouses due to the height of the building and its location some 17m forward of the almshouses.

The proposed two-tier car park will immediately abut the boundary with Water Lane. Insufficient information is submitted to demonstrate the precise height of the car park structure in relation to the ground level in Water Lane. However, there is no doubt that the structure will result in the loss of planting whilst providing no opportunity for replacements.

In view of the above the proposals are considered to be contrary to UDP Policies BE5, BE15, BE19 and H14(a).

Landscape

Policies GE15 and BE6 seek to retain and integrate existing mature trees and landscape features in new developments.

The existing landscaping provides a mature setting for the vicarage and the adjoining ASC. Much of the impact on the landscape is described in the previous section. The extent of development and siting of buildings proposed does not give sufficient consideration to the mature trees around the perimeter of the site and provides very little opportunity for replacements that will be able to satisfactorily

14 mature. This is an indication that the site will be overdeveloped and therefore contrary to Policy H14(c) in addition to Policies GE15 and BE6.

Residential Amenity

The proposed units generally provide a good standard of internal amenity. However, a number of units will have all bedrooms facing the car park to the tennis club with very little separation to the boundary. It is acknowledged that the tennis club is unlikely to be open for tennis at unsociable hours but late functions could cause problems for residents.

The current application in respect of the tennis club (06/03803/FUL) would result in the extension of the access drive immediately adjoining the rear boundary of the site. It would also remove car parking spaces from the rear boundary. There would be no increase in tennis court facilities at the club and the extension and upgrading of the club facilities do not include a function suite.

On balance, the potential for disturbance is not considered to be so great that planning permission could not be granted on these grounds.

Light to the sole living/kitchen areas to two of the units (A8 and A10) will be restricted by the proximity of the vicarage. This will result in an unacceptably oppressive environment for future occupiers of the two units.

External amenity space is severely restricted. A triangular area of approximately 140m2 is located immediately between bedroom windows to the main block and the boundary with the tennis club car park. This equates to approximately 4m2 per unit which is considered insufficient. The amenity space is not readily accessible, particularly for residents of the frontage blocks or people with disabilities, and would result in occupiers having to pass directly in front of habitable room windows to other units.

In view of the above, the proposals are considered contrary to Policies H5(b), H14(c) and H15(a) and (b).

A commuted sum for the provision/enhancement of local recreation space is required in accordance with Policy H16. This requirement has not been negotiated due to the overriding concerns about the merits of the scheme.

Highway Issues

The proposed repositioning of the means of vehicular access is an improvement on the position of the existing access in highway safety terms. However, the proposals will result in a significant intensification of use of the access and highway improvements are considered necessary. The improvements would need to provide safeguarded right turns into the site and into Twentywell Lane and will necessitate widening of the carriageway and consequent loss of verge planting. In the absence of such improvements, the use of the proposed access for the density of development proposed is considered detrimental to highway safety and the free flow of traffic in the strategic highway.

44 car parking spaces are proposed to serve the development. The level of provision complies with the Council’s current Car Parking Guidelines.

The ramp to the upper tier of the car park is substandard in gradient, there are no disabled parking bays, no provision for cycle parking, footpath widths are slightly substandard and a bin store would need to be relocated to permit turning for service vehicles.

In its current form, the application is contrary to Policies BE9 and H14(d).

Drainage

It is considered that the site can be adequately drained. Subject to detailed assessment, surface water could discharge to a watercourse in Water Lane. A restriction on the rate of discharge would be necessary.

RESPONSE TO REPRESENTATIONS

The representations are addressed in the Assessment above.

SUMMARY AND RECOMMENDATION

The development of the site for residential purposes represents a preferred land use in accordance with UDP Policy H10 and the proposals are acceptable in principle. However, the proposed development does not satisfactorily relate to the setting of the vicarage, the adjacent listed almshouses or the adjacent Area of Special Character. This is due to the siting, design and height of building in relation to the vicarage and the boundaries of the site and the consequent loss of mature landscaping.

The proposals represent an overdevelopment of the site with insufficient amenity space and provision for people with disabilities and an intensification of the use of the (relocated) vehicular access to the site without the highway improvements necessary to ensure road safety and the free flow of traffic in Abbeydale Road South.

In view of the above, the proposals are contrary to relevant UDP policies and it is recommended that planning permission is refused.

Case Number 05/04421/FUL

Application Type A Full Planning Application

Proposal Erection of 28 x 1 bedroom apartments with basement car parking and associated landscaping

Location Longs Of Sheffield Huntingtower Road Sheffield S11 7GS

Date Received 21/11/2005

Team SOUTH

Applicant/Agent Coda

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development by reason of its external appearance, siting, massing and materials gives rise to an unsatisfactory design, detrimental to the well established character of the area and contrary to the aims of Policy H14 of the Sheffield Unitary Development Plan.

2 The proposed development does not include sufficient car parking accommodation within the site and the Local Planning Authority consider that, in the absence of such car parking accommodation, the proposed development could lead to an increase in on-street parking in the vicinity of the site, which would be detrimental to the safety of road users and, as such, contrary to Unitary Development Plan Policies H5 and H14.

3 The Local Planning Authority consider that the proposed development would result in unacceptable overlooking to rear gardens of adjoining residential properties on Tullibardine Road and Murray Road, leading to unacceptable loss of privacy, and would therefore be contrary to Policies H5 and H14 of the Unitary Development Plan.

4 The Local Planning Authority considers that the proposed development would by virtue of poor visual outlooks and lack of privacy, result in a poor living environment for many of the future occupants of the development and therefore, for this reason, would be contrary to Policies H5 and H14.

Site Location

LOCATION AND PROPOSAL

This is an application for the erection of 28 apartments in a two/three-storey development. The application site occupies a prominent corner location in a predominantly residential area in the Ecclesall district of Sheffield. The application site is located at the junction between Murray Road, Huntingtower Road and Tullibardine Road.

The existing site (which is a mixture of one and two-storey structures forming one whole block) is occupied by several commercial units which include:- a dry cleaning business, a vehicle repair garage, a juke box retail sales business and a domestic appliance sales and repair business.

The application seeks to demolish the existing structures and erect the new apartments in a “U-shaped” layout. The new apartments block would have elevations facing Murray Road, Huntingtower Road and Tullibardine Road. Because of the topography of the site and its surroundings, the new apartment block would have a predominantly two-storey elevation to Tullibardine Road and predominantly three-storey elevations to Murray Road and Huntingtower Road.

The accommodation as a whole would consist of a car parking area (for 28 vehicles) in the lower ground/basement area, 14 apartments on the upper ground floor level and a further 14 apartments at the first floor level. All the apartments would be one-bedroom units. The internal layout of each of the 28 apartments is very similar with each apartment having a double bedroom, a bathroom and an open-plan kitchen and living space. Several of the apartments will have balconies facing out onto the adjacent roads and almost half of the apartments will have direct access to a walkway/terrace that will overlook a raised communal amenity space (above the car parking area).

Proposed access into the development would consist of a ramped vehicular ingress/egress via Murray Road, and, a separate pedestrian access via an entrance lobby at the corner of Murray Road and Huntingtower Road. There will be a further second pedestrian ramped access allowing access to the communal amenity space area and the rear elevations of the upper ground floor apartments. The proposal shows a lift in the lower ground floor/basement area that will allow lift access to the upper ground floor level. Also shown as part of the proposal are several small pockets of landscaped areas around the peripherals of the site. Ancillary features such as substations, meter boxes, wheelie bins and cycle parking are all shown to be in the lower ground/basement area.

The scheme is of a very modern contemporary style with a predominantly white rendered finish and prominent areas of glazing. The building will have a flat roof design and will represent a bold statement in this very established residential area.

The character of the area is dominated by mainly terraced residential housing (i.e. mainly two-storey brick-built with pitched roofs), and as a consequence, there are few houses with off-street car parking provision, invariably therefore, there is a notable on-street car parking problem in the area. There are isolated pockets of semi-detached and detached properties in the area but, in the main, terraced housing is the dominant form.

PLANNING HISTORY

The site has been in operation for mixed commercial activity for many decades. There is no recent history of any other planning applications having been made for the site.

REPRESENTATIONS

A total of 26 letters of representation have been received from local residents living on Murray Road, Huntingtower Road, Tullibardine Road and Strathtay Road. A

19 letter of representation has also been received from Cllr Roger Davison (one of the Ward Councillors). All of the representations received raise concerns against the proposal, those concerns have been summarised and are listed below:-

- The scale of the development in such a densely populated area would cause traffic congestion and problems with road safety (there is a junior school nearby).

- The proposal would be unsightly and totally out of character with the surrounding area in terms of design.

- The block of apartments will be noticeably taller than the surrounding buildings.

- The existing area has a major on-street car-parking problem, it is felt that this proposal (for an additional 28 apartments) will only add to the parking and congestion problems.

- The proposal will result in substantial loss of privacy in terms of detrimental impact to neighbouring windows and gardens.

- The proposed development is too big for the area, the number of apartments/flats is excessive. The redevelopment of the site is welcomed because the existing site is unsightly, however, any redevelopment should be done so with:- a smaller number of units (so as not to create congestion and parking problems); built in a more sympathetic way (constructed of traditional materials); built such that it is no higher than existing properties and of a design that is in keeping with the character of other properties in the area).

- Houses would be preferred to a block of flats.

- The basement car parking is based on one-space per apartment, clearly this does not take into account the parking requirements for visitors and guests. On- street parking is a major problem in this area, this proposal will only be making the situation worse.

- The increased traffic will have a detrimental impact on the environment in terms of increased noise and pollution.

- It is not ideal to have the main vehicular entrance to the site off Murray Road because Murray Road is narrow and often has vehicles double-parked.

- A basement car park might create an area where youths will congregate, which, could lead to unsocial behaviour and nuisance for local residents (including the occupants of the proposed apartments/flats).

- The proposed construction of the development is not appropriate. The design is more fitting to a modern city centre development, and not a traditional residential area such as this.

20 - The existing site houses light industrial premises that are mainly single-storey, have no intrusive windows and are vacated during the evenings and at weekends. The proposed development would have a huge impact in terms of loss of privacy for existing neighbours which would now encounter potential overlooking in the evenings and at weekends. Noise levels and general activity at the site would also increase in the evenings and at the weekends.

- The general feeling in the locality is not supportive of the proposal.

- There is concern that a development of this type could lead to a decrease in the value of some of the surrounding properties (non-planning consideration).

- The increased height of this development will lead to a reduction in the levels of natural light entering neighbouring properties and therefore, there is concern that this development will lead to an increase in the level of shade on neighbouring properties.

- Because of the heavily parked-up roads (on-street parking), visibility from the proposed new vehicular access will be restricted.

- The proposed development will be contrary to policies BE5 and H14 of the Sheffield Unitary Development Plan.

With regard to the proposed development of the site, any future development must take into account the following:-

- Follow the same building line of adjacent properties. - Follow the stepped roofline. - Reflect the simple architectural style of surrounding properties. - Limit the number of dwellings to a density that reflects that of the surrounding properties.

As the existing properties on the site are commercial in nature, it does mean that there is currently no requirement for parking in relation to the site during the evenings (when the parking situation is at its worst for local residents). Any on- street overspill parking from the proposed new block would exacerbate the situation in the evenings.

OTHER REPRESENTATIONS

A representation has been received from the South Yorkshire Passenger Transport Executive (SYPTE) as part of the consultation process. The SYPTE have consulted local transport operators and have received no objections to this planning application proposal. The SYPTE confirms that the site is located approximately 250 metres from an existing high frequency public transport corridor with a number of services which connects the site with the City Centre and other major employment areas, the SYPTE generally welcomes developments that are located in such areas. However, the SYPTE have raised a concern about the impact of the development in terms of car parking. The SYPTE are aware that the current levels of on-street parking in the area is high, and that the introduction of a

21 high density residential development with limited parking provision could exacerbate the on-street parking problem. SYPTE have stated that given the public transport service level for the site, the parking provision should be reduced to a maximum of 28 spaces.

In addition, the SYPTE have stipulated that, in order to encourage the use of the public transport network, the developer should be conditioned to provide each residential unit with an annual public transport season ticket. This would help to encourage a sustainable lifestyle and remove some of the barriers for residents to use public transport. Tickets are available at a significant discounted price when the developer purchases tickets for each household of the development.

PLANNING ASSESSMENT

Policy Issues

The site is located within a Housing Policy Area as defined by the Sheffield Unitary Development Plan (UDP). Policy H10 of the development plan states that, in such areas, housing is the preferred use. This type of development must also comply with policies H5 – “Flats, Bed-sitters and Shared Housing” and, H14 – “Conditions on Development in Housing Areas”. Policy H16 – “Open Space in New Housing Developments” requires a commuted sum for offsite open space improvements where 5 dwellings or more are being created, therefore, in the event that this proposal is granted, then Policy H16 would also be applicable.

National guidance contained within PPG3 Housing encourages the re-development of previously developed or ‘brownfield’ sites. The application site is brownfield as it already contains a structure/group of buildings used for commercial purposes.

The application site is predominantly surrounded by residential housing (mainly terraced and semi-detached properties). The site is also within close proximity (130 metres) of a District Shopping Policy Area (Banner Cross) where shops, public transport and services are easily accessible. In this respect therefore, the site is located in a sustainable location.

Design, Layout and External Appearance

There is no objection to the principle of residential development in a Housing Policy Area, however, to be permitted, that development has to be both well designed and match the scale and character of the neighbouring buildings (as outlined in Policy H14 of the Unitary Development Plan). The surrounding area to the application site was mainly developed at the beginning of the 20th Century, the surrounding houses i.e. the mainly terraced houses on Murray Road and Tullibardine Road together with the mainly semi-detached houses on Huntingtower Road are in a simple architectural style.

It could be argued that the existing laundry buildings have a neutral impact on the character of the area as their style is also plain. In terms of proportion, the Laundry buildings (at one and two storeys) are more in scale with the surrounding residential properties and do not dominate them.

As previously mentioned, the area has a very distinctive terraced character, it is felt that the proposal ignores the surrounding context in terms of built form, urban grain, type of dwellings and their relationship to the prevailing topography.

It is considered that the main part of the problem is the proposal for apartments, which leads to a design solution that doesn’t respond or relate to the surrounding character, and therefore, for this reason it is felt that this site is not suitable for apartments as proposed. It is felt that town houses would reflect the urban grain of the area. It is considered that the proposed architectural treatment in the scheme, i.e. the breaking down into bays and the extensive variety of materials is not successful in this instance.

The scheme appears to only show one pedestrian entrance on Huntingtower Road, and, that particular access leads to a small lobby serving the vehicular access ramp and basement car park with a stairwell leading up to the upper ground floor and first floor where all the apartments are located.

The design ignores the variations in topography and therefore leads to poor ground floor treatment on all three street elevations. The prevailing character within the area reflects the topography with numerous entrances onto the street providing surveillance and contact. The blank frontages located on all the proposed elevations are not considered to pedestrian friendly. It is also felt that long mono- pitch roofs are at odds with the surrounding context.

The incorporation of the lower ground floor car park exacerbates the poor relationship of this development with the street. As a result of the poorly located entrances, visitors appear to have to enter through the basement car park and use the internal stairwell, which is far from ideal in terms of good design.

Impact on Residential Amenities

Polices H5 and H14 expect that the amenities of existing and future residents would not be harmed.

Concern has been raised about the potential loss of privacy between the upper floor apartments and the gardens and windows of some of the adjacent neighbouring properties on Tullibardine Road and Murray Road. In order to resolve the direct overlooking onto neighbouring gardens and windows, the applicant has amended the scheme by introducing two 5-metre high free-standing privacy screens (located towards the ends of the courtyard facing balconied walkways). Despite the applicant’s attempt to resolve the overlooking issue, it is felt that some direct overlooking will still occur, this is partly exacerbated by the increased height of the development.

The design of the scheme is such that the relationship between the elevation of the block fronting Tullibardine Road will mean that several of the apartments will have principal windows to main habitable rooms facing directly onto a retaining wall (a distance of only 1.1 metres). Given that the principal windows in question are in fact the only windows to the apartments, it is felt that the occupants of the

23 apartments in question would have a poor living environment. Not only would the occupants of the apartments in question have a poor outlook, they would also be subjected to loss of privacy as a result of the poor relationship between the windows and the adjacent public footpath.

As a result of this development, the majority of the apartments will have main habitable rooms (bedrooms) without any windows or openings, it is considered that this will also contribute to an overall poor living environment for the future occupants of many of the proposed apartments.

The submitted elevation drawings indicatively show landscaping treatment along the full length of the Huntingtower Road and Tullibardine Road elevations of the proposed development, however, it is clear from the layout plans that the proposed development will abut tight up to the back edge of the adjacent public footpath on Huntingtower Road and separated by means of a retaining wall on the Tullibardine Road Elevation, it is clear therefore that there will be no real scope to soften the appearance and massing of the development to the Huntingtower Road elevation or the Tullibardine Road elevation. It is felt (particularly in this prominent double cornered site) that this proposal would result in a very dominant and overbearing development when viewed from the adjacent public footpaths (giving further weight and testimony to the fact that this proposal represents an over-development of the site).

The proposed amenity space consists of an inner hard-surfaced courtyard of approximately 21 metres by 13 metres, the courtyard will be hard-landscaped and will include some tub planting to soften the appearance. The courtyard will be open-plan and communally used. In this respect, there will be three apartments with main habitable room windows facing directly onto the courtyard on the upper ground floor level, these three apartments will have no privacy whatsoever from the users of the communal courtyard/amenity space. In this regard therefore, there will be conflict with reference to privacy, and the living conditions of the future occupants of the three apartments will be further compromised.

Highway Issues

As a result of many of the properties in this locality being terraced in nature (and therefore, having no off-street car parking provision), the locality is known to have an on-street parking problem. With this in mind, officers have raised concerns that the access to the site is located in close proximity to the junction of Huntingtower Road and Murray Road. The close proximity of the access to the junction is considered to be less than ideal from a highway safety point of view.

The proposal states that one off-street car parking space per apartment will be provided, however, officers feel that there are several parking spaces that will prove to be unusable (approximately 5 spaces in total).

Officer’s have also raised concern that the proposed development has no provision for visitor parking which, is considered less than ideal because of the significant on street parking problems in the area.

24 Disability and Access Issues

There are a number of significant concerns which have not been addressed relating to external ramp gradients and functionality, safe pedestrian routes, lift access to all floors, and compliance with Policy H7 of the Unitary Development Plan and the associated Supplementary Planning Guidance ‘Mobility Housing’.

Open Space Provision

Policy H16 of the Sheffield Unitary Development Plan “Open Space in New Housing Developments” states that for new housing developments, developers will be required to ensure that there would be sufficient open space to meet the local needs of people living there. In this instance, if members are minded to grant planning permission, the developer would be required to ensure that provision is made for formal and informal open space, and therefore the developer would have to make a contribution of £13,122.20. The commuted sum would be controlled by the submission of a legal agreement. The monies would be allocated to upgrade local open space, subject to Area Panel consultation.

RECOMMENDATION

The site is located within a Housing Policy Area and therefore, the principle of residential development on the site is generally accepted.

It is acknowledged that this is a difficult and complex site primarily because of the changing ground levels and the strong and well-established character of the immediately surrounding area. The main issue with regard to this proposal relates to the design, scale and form of the proposed apartment blocks and therefore, the impact that the apartment blocks will have on the surrounding area, street scene and neighbouring properties. The close proximity of the proposed apartment blocks to neighbouring properties will have a detrimental impact on neighbours due to the apartment blocks being overbearing, overly dominant and poorly designed, the proposal would also result in loss of privacy to neighbours.

A combination of the over-development of the site, poor design and changing ground levels will mean that the occupants of several apartments will have poor visual outlooks and will also encounter severe loss of privacy.

The proposed development does not relate well in terms of scale, form and design, with the strong well-established character of the area and of the immediate street scene.

Issues relating to car parking layouts and the ease of use of certain car parking bays, together with the local resident’s concerns about residential amenities being harmed all compound and exacerbate the main concerns which relate to the overall scale, design and form (where the visual impact on the character and appearance of the area is clearly compromised.

For the reasons outlined above, it is recommended that this application be refused.

Case Number 05/04737/OUT

Application Type Outline Planning Application

Proposal The erection of two, two and a half and three storey buildings comprising of 220 sq.m of shops (A1), financial and professional services (A2), and restaurants and cafes (A3) fronting onto Cross Street and 385 sq.m of financial and professional services (A2), restaurants and cafes (A3), and non-residential institutions (D1) fronting onto Market Square with flats on the upper floors.

Location Site Of 1-31a Market Square Sheffield S13 7JX

Date Received 13/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent John Box Associates

Recommendation Grant Conditionally

Subject to:

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

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

2 The access arrangements are approved only in so far as they relate to the location of the vehicular access to the car park. Details of the pedestrian access arrangements, parking layout, allocation of spaces and servicing arrangements shall be submitted to and approved by the Local Planning Authority before any development commences. Thereafter the approved details shall implemented before the use commences and permanently retained.

In order to define the permission and in the interests of traffic and pedestrian safety and the amenities of the locality.

26 3 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

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

4 The development shall be begun not later than whichever is the later of the following dates:- the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

5 Before any development commences a scheme of environmental improvements (surfacing, lighting, street furniture, landscaping) to the Market Square shall be submitted and approved by the Local Planning Authority. The approved details shall be implemented before the development is brought into use or in accordance with an alternative timescale to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

6 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

7 A proportion of the residential units shall be provided which are designed and constructed to mobility standards as set out in the 'Mobility Housing - Supplementary Planning Guidance'. Details of the number, design and location of these units shall be submitted to and approved by the Local Planning Authority prior to the development commencing.

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

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

To ensure satisfactory drainage arrangements.

27 9 No buildings/structures shall be erected within 3.0 metres of the public sewer/water main, which crosses the site unless otherwise agreed in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

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

To ensure satisfactory drainage arrangements.

11 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.

12 The residential accommodation hereby permitted shall not be occupied 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 achieving the following noise levels: Bedrooms: Noise Rating Curve NR25 (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). 45 dB Lamax in bedrooms 23.00 - 0700 hours.

c) 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 occupiers of the building.

13 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.

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

14 Noise emissions from any plant/equipment installed at the development shall not exceed 3 dB above existing background noise levels as measured just beyond premises boundaries, or 10 dB below existing background levels at noise sensitive premises ( whichever is the lower). These limits shall apply to noise measured as broadband and in individual octave bands.

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

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

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

16 The shall be used for the above-mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays, and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

17 No movement, sorting or removal of waste bottles, materials or other articles, nor movement of skips or bins 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.

18 The fire exit doors serving the commercial premises 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.

19 Before the use of the development is commenced, a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

a) Be carried out in accordance with an approved method statement,

29 b) Demonstrate that the specified noise levels have been achieved. In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local Planning Authority before the use is commenced and shall thereafter be retained.

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

20 The buildings shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made, and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

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

Attention is drawn to the following justifications:

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

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas S11 - Design of Retail Development H16 - Open Space in New Housing Developments H7 - Mobility Housing

This informative is intended as a summary of the reasons for grant of planning permission.

30 Site Location

LOCATION AND PROPOSAL

The application site comprises of a parade of shops and flats adjoining the Market Square at Woodhouse. The shops are in an L shaped format with some of the units facing onto Cross Street and some onto the Market Square. At the northern end of the site there is a larger single storey unit occupied by a Costcutter mini supermarket and a Lloyds chemist. The remainder of the units are smaller shops with flats at first floor level; all but one of these shops is vacant.

The shops are serviced from the rear via a combined car park and service yard, which is accessed off Cross Street. The flats are also accessed from the rear via a staircase that leads to an access walkway at first floor level.

31 The shops were built in the 1960/70s and are faced in brickwork with flat roofs. Most have a timber canopy to the front elevation with ribbon windows to the flats above. All the vacant shops are shuttered with solid aluminium roller shutters that create a hostile and run down appearance.

To the west and on the opposite side of Cross Street there is a two-storey public house and shops. To the north there are shops, to the south there is the grade II listed Village Cross and the grade II listed former Cross Daggers Public House along with single and two storey former shops and food and drink uses. To the east there is housing.

The application is in outline although approval is being sought for the uses, the scale of the buildings and the location of the access point to the site. It proposes the erection of shop units on the ground floor with flats on the upper floors. The application is for buildings of two, two and half and three storeys high. The plans show the buildings being 3 storeys high facing onto Cross Street and two and a half storeys high onto the Market Square with a lower unit incorporating a pedestrian link to the rear car park on the corner opposite the Village Cross, however these plans are illustrative only. A range of uses is proposed for the shops. For the units facing Cross Street the proposed uses are shops, financial and professional service offices and restaurants/cafes. The remaining units facing onto the Market Square are proposed for financial and professional services offices, restaurants/cafes and non residential institutions which include libraries, nurseries health and community uses.

The vehicular access to the car park is as existing off the service road which links Cross Street and Church Lane. Indicative plans show a car park layout with 32 spaces of which 15 are allocated to the flats and 17 for the commercial units.

RELEVANT PLANNING HISTORY

There is no planning history considered to be particularly relevant to this proposal.

SUMMARY OF REPRESENTATIONS

Three representations have been received. The main points are as follows:

- The scheme is generally acceptable but its success will depend on the demand for shops. - Comments are made on the detailed design, which is not part of the application, and suggestions are made on how the design of the supermarket/pharmacy could be improved. - The 3 storey units should face onto the square and the two and half storey units onto Cross Street, as this would ensure that the development relates better to its context. - Concern about what is proposed for the rear car park. - The buildings should be no more than two storeys high; three storey buildings will change the skyline. They should be designed in keeping with the older buildings in the village and pulling the building line forward on Cross Street will make the monument look insignificant.

32 - Restaurants, cafes and takeaways are not appropriate as the area is already saturated with these uses and they will attract youths who will hang around at night. The site should be developed for an indoor shopping centre and indoor leisure for young people. - The scheme as proposed will be no different to what is there at the moment and which has been unsuccessful.

PLANNING ASSESSMENT

Policy Issues.

The application site all falls within the District shopping Centre and part of the frontage lies within an Area of Townscape Character. Policy S7 identifies shops as the preferred use with financial and professional service offices, food and drink outlets, community facilities and institutions and housing being acceptable uses.

Policy S10 states that new development should not lead to a concentration of uses that would prejudice the dominance of shopping or its principle role as a shopping centre. It must be well designed, of an appropriate design and scale, be adequately served by transport facilities, provide safe access to the highway and appropriate off street parking.

Policy S11 relates to the design of retail development. It states that development should provide for safe and easy pedestrian movement at ground level and provide measures to assist public transport, walking or cycling, which are necessary as a direct result of the development.

In this case all the proposed uses are consistent with the development plan policies for this site. As the applicant has applied for a range of uses it is possible that none of the new units will be used for retail (class A1) purposes. Officers have encouraged the applicant to consider earmarking the buildings on the Cross Street frontage for retail (class A1) use but he has declined to do so, preferring to retain flexibility and pointing out that many of the existing units are vacant. Policy S10 seeks to ensure that retail uses will remain dominant within the centre. Only 47% of the actual units in the centre as a whole are currently in retail (class A1) use. However this amounts to 75% of the floor space. This development will not reduce significantly the number of A1 retail units, so residents will still have access to a range of shopping facilities. The site is towards the eastern end of the centre and on its periphery where there has been severe decline over the last decade, since the Co-op, formerly the main attraction on Market Square, moved to a new store at the other end of the centre. The scheme is likely to increase the centre’s vitality and viability and provide a significant opportunity to revitalise the Market Square area. Given these considerations it is considered that the range and proportion of uses should be supported.

Planning Policy Statement 6 (PPS6) ‘Planning for Town Centres’ is generally supportive of the scheme in that it generally encourages development that promotes the vitality and viability of a Town Centre and greater diversity of uses, which this scheme has the potential to secure.

33 Given the proximity of the site to shops and services and public transport it is a sustainable location for a new shopping/housing development.

The design and access issues are considered in more detail below.

Site layout.

Although the site layout plan is only illustrative it shows an L shaped terrace of units similar to existing with car parking and servicing to the rear. This is considered to be appropriate in principle as it results in shop frontages that address the street and square with parking hidden at the rear. At the northern end of the site adjacent to the supermarket the new buildings step forward so that the shops are closer to Cross Street than the existing buildings. This is considered to be acceptable in principle because there will still be a generous forecourt to the shops and it means the development will have a better relationship to the existing street pattern. However the applicants have decided to stagger the frontage of each of the shop fronts on both the Cross Street and Market Square frontages. This is considered to be out of character with the village centre where buildings adopt a fairly continuous building line rather that a saw-toothed building line as proposed. In addition this approach creates small recesses between units, which will reduce visibility and are not conducive to encouraging natural surveillance and public safety. Given these concerns and others referred to below the applicant has agreed to the site layout being a reserved matter, consequently the details of building siting are not being agreed at this stage.

At the corner where the development turns from Cross Street into Market Square a splayed corner is proposed. This is welcomed as it enables the development to respond to this important corner and create an active frontage at street level. The existing development presents blank gables at this important focal point.

The indicative site layout plan demonstrates that the amount of commercial floor space being applied for can be accommodated on the site.

Scale, Massing and Design.

Design is not being considered at this stage although the description of development makes reference to buildings of, two, two and half and three storeys. The applicants have shown 3 storey buildings facing onto Cross Street and two and a half storeys facing onto the Market Square. Whilst in general terms 3 storey development is considered to be appropriate the development may need to step up from 2 to 3 storeys at each end of the terrace in order that it relates more satisfactorily to its surroundings. It is considered that there is sufficient distance between the buildings and the listed buildings for a well-designed scheme of this scale to not detract from the setting of the listed buildings.

The illustrative plans show a one/one and half storey unit at the Cross Street/Market Square corner, which is inappropriate. As this is a key corner and focal point, development of grander scale and of a high quality is needed to mark this important corner. As the elevations are indicative the Council is not agreeing to this aspect of the scheme.

The indicative plans illustrate a traditional approach to the design of the buildings with traditional facing materials. In your officers view either a traditional or more contemporary approach is appropriate provided the design and materials are of high quality. As the design is not being considered at this stage it is not necessary to go into further detail as these aspects of the scheme will be conditioned. However it is sufficient to note that at this stage the indicative elevations do not illustrate the high quality design that is demanded by this site.

The indicative drawings show tile hanging to the mansard roof of the Supermarket/chemist that faces onto Cross Street. The mansard roof is currently faced in profiled metal cladding. Facing it is tiles should improve its appearance such that it is more in keeping with the rest of the character of the shopping centre. However it would be better for the treatment of this roof to respond to the design of the larger scheme of which it will form part.

The Market Square is in need of regeneration and the development provides an opportunity to provide some improvements or at least a contribution towards a scheme of enhancement. A condition is therefore proposed to secure a scheme of improvements to be submitted to and approved by the local planning authority. The precise design of these can be agreed when the detailed design for the site is developed.

The existing vacant 1960s shopping precinct is rundown and creating a blight on this section of the shopping centre. The existing buildings within the site are of no particular architectural merit. In principle the redevelopment of the site should be welcomed as it provides a significant opportunity to enhance the appearance of the area provided a high quality design is brought forward.

Access Issues

Following negotiations the applicant has agreed to retain access as a reserved matter with the exception of identifying the point of vehicular access to the site. This is to be as existing from the service road linking Cross Street and Church Lane. Church Lane is one way in a northerly direction and Cross Street one-way in a southerly direction.

As the range of uses, quantum of development and parking provision are likely to be similar to existing there is no reason why the existing highways cannot adequately accommodate the development traffic. The transport assessment suggests that the development will reduce traffic attracted to the site when compared with a fully occupied existing development.

The indicative layout plan shows 32 parking spaces although it has now been agreed that the details of the vehicular and pedestrian access within the site, parking and servicing arrangements are not part of this application. It is considered undesirable to allocate parking spaces to particular uses. The parking will be used more efficiently if it is shared, with the residential demand being greatest in the evening and the commercial demand greatest during the day.

35 The application site is in a sustainable location and is well served by public transport. There are over 30 bus movements per hour serving the centre in the peak hour and bus stops located close to the site. Given the proximity of other shops and services there is a good prospect that trips to the site can be linked with other trips. There are also reasonable connections between the site and residential areas.

The pedestrian access arrangements shown on the illustrative layout plan show that the commercial units will be accessed from the Cross Street and Market Square as existing. The residential units are shown as being accessed from a covered link between the Market Square and the car park. A lobby to one side of the link would provide an internal stair to first floor level where raised walkways will provide access to the flats from the rear.

This aspect of the design is not considered to be satisfactory, as the link between the Market Square and car park does not benefit from good natural surveillance, and is quite narrow. Therefore the layout is not effective in designing out crime. It is considered that a better solution would be for the flats to have there entrance directly onto the square where there would be better natural surveillance and the activity would contribute more effectively to the vitality of the square.

The layout plans show three pedestrian links between the rear parking area and the site frontage. These are along the service road from Cross Street, along the east end of the units adjoining Coo Hill and a covered link between Market Square and the car park. The covered link is only 2m wide and is poorly overlooked and therefore there is concern that this might become a focus of nuisance behaviour and crime. A more generous open link might be a more appropriate solution.

Given these concerns about the pedestrian access arrangements the applicants have agreed to withdraw the siting and most of the access arrangements from the application so that they can be reconsidered when a detailed scheme is developed.

Open Space Issues.

Policy H16 requires new housing development to meet the open space needs of future occupiers. However a contribution is only required for additional dwellings following redevelopment. In this case the number of flats is not known at this stage and therefore a general condition requiring open space to be provided either within the site or off site is proposed. This will allow the Council to secure a contribution by way of a planning agreement when reserved matters consent is submitted. Both informal and formal open space in the area is above the minimum guideline for the catchment area and therefore a contribution is only required to improve existing facilities.

Response to Representations.

Members are required to consider whether the current scheme is acceptable in planning terms, possible alternative uses for the site should be given little weight in assessing the planning merits of this scheme.

36 Amenity Issues.

There is no reason why the proposed development should impact significantly on the amenities of neighbours. This is subject to controls being imposed on the operating hours of the businesses; noise from plant and deliveries and the design of fume extraction. It is also necessary to ensure that appropriate sound insulation is provided to the flats given the proximity of commercial uses, late night uses and the service yard to the commercial uses.

SUMMARY AND RECOMMENDATION

The proposed development is considered to be in accordance with UDP policy and general land use planning policy. The uses proposed, scale of buildings and the location of the vehicular access are all considered to be satisfactory. The areas of concern relating to the siting of buildings and detailed access arrangements have been withdrawn from the application and therefore most of the details of the scheme such as design, siting and access are reserved for future consideration. The vacant and run down buildings that occupy the site are currently blighting the shopping centre. The redevelopment should therefore be welcomed as it provides a major opportunity to regenerate this part of Woodhouse. This should secure employment benefits and a significant enhancement in the appearance of the area. It is therefore recommended that planning permission be granted.

Case Number 06/00625/FUL

Application Type A Full Planning Application

Proposal Part demolition and part-conversion of the existing building and new development in a 1 x 5 storey block (recessed top floor) to provide office (Use Class B1) at ground and basement level with 26 residential apartments above, including the provision of ground floor car parking and external terrace and private amenity space

Location Site Of Universe Works 97 Mary Street Sheffield S1 4RT

Date Received 20/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Franklin Ellis Architects

Recommendation Grant Conditionally Legal Agreement

Subject to:

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

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

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

In order to ensure an appropriate quality of development.

3 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

4 This development shall be carried out in complete accordance with the approved plans PL02 Rev H, PL03 Rev H, PL04 Rev H, PL05 Rev H, PL06 Rev H, PL07 Rev H, PL08 Rev H, PL09 Rev H, PL10 Rev H, PL11 Rev H, PL12 Rev H received 7th February 2007. unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

5 All the rainwater gutters, downpipes and external plumbing shall be of cast iron or cast aluminium construction and painted black unless otherwise agreed in writing by the Local Planning Authority. Gutters shall be fixed by means of hangers and brackets and no fascia boards shall be used.

In order to ensure an appropriate quality of development.

6 Prior to the commencement of development, further details of the proposed cleaning system to remove the existing paintwork shall be submitted to and approved in writing by the Local Planning Authority. The details shall include the testing of the proposed system on a small area of brickwork to examine the impact upon the original brick and mortar and shall provide details of measures to repair/re-point brickwork as required. The development shall be implemented in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

7 Before any work on site is commenced, a landscape scheme for the ground floor courtyard, external terrace and amenity space areas shall be 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.

8 Large-scale details of the following items, at a minimum of 1:20 shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development: (i) Eaves; (ii) Balconies and handrails; (iii) Entrance doors and frames; (iv) Fenestration details (including window recesses) (v) Brickwork detailing( vi) Window and brickwork reveals

39 (vii) Brise soleil. The details shall include a section drawing at a scale of 1:20 of each elevation(s) where there is a change in material.Thereafter, the works shall be carried out and maintained in accordance with the approved details.

In order to ensure an appropriate quality of development in accordance with Policy BE5 of the Adopted Unitary Development Plan.

9 Before the development is brought into use, or in accordance with a timescale to be agreed by the Local Planning Authority, the footway adjoining the site along Mary Street shall be resurfaced in accordance with the secondary palette of materials as set out in the Urban Design Compendium.

In the interests of the locality and to meet the objectives of the Urban Design Compendium and Policy BE5 of the Adopted Unitary Development Plan.

10 The use of the ground floor shall be used as commercial space in accordance with Use Class B1 of the Town and Country Planning (Uses classes) Order 1987 (as amended) as shown on the approved plans.

In order to define the permission.

11 Prior to the commencement of development, further details of lighting to the building shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter retained.

To ensure an appropriate quality of development and to promote personal safety and security in accordance with Policy BE5.

12 The residential accommodation hereby permitted shall not be occupied unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall: a) Be capable of achieving the following noise levels: Bedrooms: 30dB measured as a 15 minute LAeq (2300 to 0700 hours), Living Rooms: 40dB measured as a 15 minute LAeq (2300 to 0700 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 occupiers of the building.

13 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:

40 (a) Be carried out in accordance with an approved method statement; and (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 future residential occupiers of the building.

14 Prior to the commencement of development, full details of suitable access and facilities for people with disabilities, both to and within the development and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the following:

1. Provision of at least 25% of units designed to mobility standards; 2. A plan to demonstrate level access to all parts of the new development;

And shall have regard to information provided in the Council’s Disability Design Standards. The development shall not be used unless such access and facilities have been provided in accordance with the approved plans. Thereafter, such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

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

15 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

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

To ensure satisfactory drainage arrangements.

17 Prior to the commencement of development, further details of the provision of Green Roofs within the development shall be submitted to and approved in writing by the Local Planning Authority. Details shall include the extent of cover and type of Green Roof and the maintenance strategy for the long- term management of the Green Roof. They shall be implemented as approved prior to the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority and thereafter retained.

To encourage the conservation of energy and other natural resources in accordance with Policy BE5 of the Adopted Unitary Development Plan.

18 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.

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.

19 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.

20 Prior to the commencement of the development, a detailed Travel Plan shall have been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include:

1. Clear & unambiguous objectives to influence a lifestyle less dependent upon the private car;

2. A package of measures to encourage and facilitate less car dependent living; and,

3. A time bound programme of implementation.

Prior to the occupation of any dwelling, evidence that all the measures included within the approved Travel Plan have been implemented or are committed shall have been submitted to and 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.

21 The development 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.

22 Prior to the commencement of development further details of the provision of secure cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and the cycle parking thereafter retained.

To ensure adequate provision for cycle parking in accordance with Policy T7 of the Adopted UDP.

23 Prior to the occupation of development, full details of proposals for the inclusion of public art within the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall then be implemented prior to the occupation of the development unless otherwise authorised in writing by the Local Planning Authority.

In order to satisfy the requirements of Policy BE12 of the Unitary Development Plan and to ensure that the quality of the built environment is enhanced.

Attention is drawn to the following justifications:

BE5 - Building Design and Siting BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas IB11 - Housing & Residential Institutions in Industry & Business Areas GE17 - Rivers and Streams GE20 - Flood Defence

This informative is intended as a summary of the reasons for grant of planning permission.

Attention is drawn to the following directives:

1. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services. The agreed address must be clearly displayed at each individual property before occupation in order to ensure that the postal service can correctly locate each property of delivery purposes.

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

3. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel - 0114 2734651.

4. You are advised that residential occupiers of the building should be informed in writing prior to occupation that:

(a) limited/no car parking provision is available on site for occupiers of the building, (b) resident's car parking permits will not be provided by the Council for any person living in the building.

44 Site Location

LOCATION AND PROPOSAL

The application site comprises the property at 97 Mary Street, a range of single and two-storey buildings currently in commercial use. The site is bounded to the north by the Porter Brook, to the south by Mary Street, to the west by the existing works at 95 Mary Street and to the east by Universe Works. It lies within the Cultural Industries Quarter (CIQ), as defined in the Urban Design Compendium and also falls within the CIQ Conservation Area.

The existing buildings are effectively built around a central courtyard with buildings on the north, south and west of the courtyard. The western block is a long range with a street frontage onto Mary Street, which then extends to the rear of the site fronting the Porter Brook. This range originally formed the crucible house, the remains of which are still evident in the building with intact crucible flues and

45 crucibles holes and remnants of a truncated crucible stack to the roofline. The southern range, fronting Mary Street, comprises offices and an open workshop area; they are constructed in brickwork, some of which have been painted. The northern range lies immediately adjacent to Porter Brook constructed in red brick with a slate roof. The courtyard has been largely covered over with modern infill buildings.

The surrounding area is mixed in character comprising a range of original buildings whilst a number of sites (including the nearby Industry Works and Bernard Works opposite) have recently received planning permission for extensive redevelopment.

This is a full planning application for the part retention of the existing buildings and the redevelopment of the site to provide commercial office space (Use Class B1) at ground floor level with 26 residential apartments above (17 x 2 bedroom and 9 x 1 bedroom).

The proposed development retains approximately 50% of the existing site frontage, including the important crucible stack. The remaining buildings are proposed for demolition, which is the subject of a separate Conservation Area Consent, considered in the next item. The new development comprises a new three-storey block to Mary Street, to match the scale of the adjacent Universe Works, with a fourth storey that is significantly set back from the main façade. A glazed fifth floor is also proposed, providing a further two flats, but this is recessed by more than 11 metres from the Mary Street façade and is therefore not visible from the street.

To the rear of the retained building is a new courtyard behind which is a further four-storey block with the top floor glazed and recessed. Part of the development projects to the rear of the site, adjacent to the Porter Brook, with amenity areas at the east and west corner of the site, adjacent to the water.

Vehicular access to the development is provided from Mary Street into a courtyard area where 12 car parking spaces are provided.

The development has been designed to reflect the historic character of the area. It is of a traditional brick construction with extensive brick detailing to the street elevation, including recessed brickwork and recessed windows. The top floor is designed to be lightweight and modern and is therefore fully glazed with a set back from the front façade and brise soleil detailing. Within the courtyard, to the rear of the retained frontage buildings, the elevations are again traditional comprising brickwork features and traditional metal windows with regular transom details. The rear elevation, fronting Porter Brook, adopts a more modern architectural approach and includes balcony details and extensive ground floor glazing to the offices.

RELEVANT PLANNING HISTORY

There is no planning history directly relevant to the application site.

46 SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. Two letters have been received, one from the adjacent occupier at Hawk Works who expresses support for the development and the second from a resident of Sheffield (S35) who comments that the positive re-use of neglected sites and buildings is welcomed although any development should make provision for attractive and useful pedestrian access to the Brook.

Conservation Advisory Group: The Group considered that photographs of the exterior of the building should be required before considering the demolition of the building. The Group felt that the loss of the courtyard, which was a key feature of metal trades buildings within the area, would be unacceptable, and that any scheme should maintain the courtyard and have it as the core of the development. The proposal for demolition had not been justified and would harm the character of the area.

PLANNING ASSESSMENT

This application represents the redevelopment of this important site on Mary Street, within the Cultural Industries Quarter (CIQ). The key issues to consider in the determination of this proposal include the following:

- Principle of development –Policy and Land Use; - Impact upon the CIQ Conservation Area - Archaeology - Design, siting and massing - Relationship to the Porter Brook - Flood risk - Traffic and highways issues - Accessibility - Sustainability

The Council is also required to consider representations made as a result of the consultation exercise.

Policy and Land Use

Within the Sheffield Adopted Unitary Development Plan (UDP) the application site is designated as a Fringe Industry and Business Area. Policy IB6 of the UDP relates to development in such areas and advises that whilst Business (B1), General Industry (B2) and Warehousing (B8) uses are preferred, a range of other uses including small shops (A1), food and drink (A3), leisure and recreation (D2) and housing (C3) may also be acceptable. In the case of housing, IB6 states that the better environment of these areas might exceptionally allow some houses where living conditions are satisfactory and they would not hinder industrial and business development.

It is also relevant to note Policy IB9 and IB11 of the UDP, which seeks to limit development that would prejudice the dominance of business and industry in an

47 area and determines that residents should not be made to suffer unacceptable living conditions by way of noise, air pollution, or ground contamination. The intention of Policy IB9 is to ensure that such existing employment areas continue to provide employment and confirms that in industry and business areas, the preferred uses should effectively remain dominant. Policy IB11(c) states that “housing (C3), including redevelopment, will be permitted only where the development would not suffer from unacceptable living conditions, including air pollution, ground contamination, nearby hazardous installations, noise, other nuisance or risk to health and safety”. Policy IB11(a) states that “In Fringe Industry and Business Areas, residential institutions (C2) and housing (C3), including redevelopment, will be permitted only where the development would not further constrain industrial or business development to protect the environment of the new housing”. If there were no likelihood of environmental problems caused to residents and no anticipated complaints of nuisance from residents of the new flats, then the proposal would be acceptable in terms of IB9(b), IB11(a) and IB11(c).

It is acknowledged that the provision of business space in this application is not predominant as it proposes only 385 square metres of B1 business space with 1484 square metres of residential accommodation. This equates to a ratio of approximately 21% commercial: 79% residential. In this respect, the application fails to comply with the principles of IB9. The applicant has advised that the viability of the development is dependent upon a considerable proportion of the scheme in residential rather than commercial use. Indeed, it is acknowledged that the site presents considerable constraints on development in respect of the retention of the frontage buildings and of the crucible elements. In this regard, the applicant has sought to satisfy the Council’s requirements in keeping the historic building as well as delivering a scheme that is architecturally appropriate to the locality. Finally, it is relevant to note that this part of the CIQ is currently subject to extensive redevelopment proposals for a number of mixed-use proposals and as such, it is not considered that it will constrain any future industrial or business development should it arise.

On balance, taking the above mitigating factors into account and on the basis that this proposal is viable and will result in the re-use of this site, the proposed level of commercial space is considered acceptable in this particular case. As such, the principle of development is considered acceptable in accordance with Policies IB6, IB9 and IB11 of the UDP.

Impact upon the CIQ Conservation Area

The application site lies within the CIQ Conservation Area. As such, its impact upon the character of the Conservation Area must be assessed. Policy BE15 of the UDP advises that developments that would harm the character or appearance of a Conservation Area will not be permitted. Policy BE16 determines that development in Conservation Areas must preserve or enhance the character or appearance of the Conservation Area whilst BE17 advises that within Conservation Areas, a high standard of design using traditional materials and a sensitive approach will be expected.

48 A separate Conservation Area Consent application with regard to the demolition of the existing buildings has been submitted for this site, which is considered in the subsequent report. This application must therefore consider the appropriateness of the proposal within the Conservation Area.

The retention of a significant proportion of the existing façade to Mary Street is considered to be a significant element of the proposal and ensures that the character of this site and of the Conservation Area is retained. In particular, the development retains the crucible feature within the basement and extending upward to include the crucible stack and chimney. The existing buildings will be subject to renovation and repair, including for example, the replacement of windows to match the original windows, which will result in a further improvement to the street scene.

The new buildings are constructed predominantly in red brick, which is characteristic of the locality. It is also detailed in such a way as to create an industrial feel, reminiscent of the adjacent development at Universe Works and appropriate to the CIQ Conservation Area. The introduction of glazing to both the fourth and fifth storey ensures that the upper floors are subsidiary to the main brick façade and will not have a direct visual impact from street level, particularly in respect of the fifth storey, which is set back by more than 11 metres and is not visible from street level on Mary Street.

It is considered that this proposal will deliver a building of architectural quality that is a significant improvement on the existing structures and will also ensure the retention of a significant proportion of the existing frontage, including the principal historic feature of the crucible stack and chimney.

The construction of a modern high quality development will therefore serve to improve upon the existing site buildings and enhance the character of the CIQ Conservation Area. It is therefore concluded that the development will enhance the character of the Conservation Area in accordance with Policy BE16 and BE17 of the UDP.

Archaeology

The applicant submitted an archaeological assessment and building appraisal, which states that there is no known archaeological aspect to this site as the buildings are as originally built in 1870 and largely intact. Historical maps reveal that it was open ground prior to that and the construction of the steel works itself is likely to have damaged any earlier archaeological remains that may have related to its proximity to the Porter Brook.

Design, Siting and Massing

Policy BE5 of the UDP seeks to achieve good design and the use of good quality materials, with a respect for the scale, form and architectural character of the area. Within the Urban Design Compendium, the Cultural Industries Quarter is identified as a location to establish a cultural enclave where the principle of development is ‘repair’ and ‘recovery’ to enhance the existing character and activity of the area

49 whilst embracing new development opportunities. It suggests that 3-5 storeys is an appropriate scale for new buildings with some scope for taller elements at Howard Street and Granville Square.

The proposed development is predominantly four storeys in height with an additional fifth floor significantly recessed from the street so that it is not visible from street level at Mary Street. As such, the scale of development is in accordance with advice contained within the Urban Design Compendium and shows a respect for the appropriate scale of development, in accordance with BE5 of the UDP.

It is also considered that the design of the ‘new build’ aspect of the development, whilst contemporary, is reminiscent of the areas industrial past and relates appropriately both to the existing buildings and to the adjacent Universe Works in terms of extensive brick detailing (recessed brickwork), recessed window details and use of a high quality red brick. In this respect, it accords with the principle of the UDC in terms of delivering ‘repair’ and ‘recovery’ within the CIQ and promotes an appropriate quality of development. The use of glazing to the top two floors, both of which are recessed from the main façade to some degree, will ensure that the scale is visually appropriate to the street and also provides interest to the principal facades.

Similar treatment is proposed to the rear elevation given that it will be a prominent elevation when viewed from the open space created within the Bernard Works scheme and from the proposed ‘riverside’ walk adjacent to the Porter Brook, on the opposite side to this site.

The form of development is characteristic of the existing buildings in that the frontage buildings are retained and a courtyard is also partially retained behind the frontage buildings, albeit covered with a glazed roof. Two external spaces are also retained adjacent to the Porter Brook to provide an outdoor terrace area and some amenity space, as well as opening up views to the Porter Brook and the new public space beyond.

It is considered that the proposed development represents a sensitively designed scheme that is appropriate in scale, form and materials to the character of the street and to the wider Cultural Industries Quarter. The retention of the main facades will ensure the repair and recovery of the traditional streetscene and in this regard, the proposal is considered to comply with Policy BE5 of the UDP and advice contained within the Urban Design Compendium.

Flood Risk

Policy GE20 of the UDP advises that development will not be permitted where flooding risks to it or to existing development would not be overcome by suitable on-site protective measures and where necessary, off-site flood prevention measures will be required.

The application site lies within Flood Zone 3 of the Environment Agency Flood Zone Map and as such, the applicant was required to submit a full flood risk

50 assessment. The Environment Agency initially submitted an objection to the development but the applicant has undertaken further works in respect of the Flood Risk Assessment and the EA have now removed the objection subject to a condition in respect of raised floor levels.

Relationship to Porter Brook

The Porter Brook is identified in the UDP as an important waterway. Policy GE17 advises that the development will be permitted only where it would not cause damage to the waterway environment. It also encourages the re-opening of culverted watercourses where opportunities arise. With particular regard to the Porter Brook, the Council is currently working with the Environment Agency to develop opportunities to open up the Brook through the CIQ and re-open previously culverted sections. Accordingly, any new development along the Porter Brook must seek to reflect the prospect of improving the Porter Brook and its banks and creating public access and viewing points.

The principle aspiration is to achieve a public route adjacent to the Porter Brook, on the north side, on the opposite bank to this development. In this regard, the proposal has no impact on this objective; indeed, the introduction of development on this site with extensive areas of glazing overlooking the proposed public route, will ensure a certain level of natural surveillance, which may assist in encouraging public use of this route. It is therefore concluded that the proposal will not cause damage to the waterway environment and is thus in accordance with Policy GE17.

Traffic and Highways issues

Guideline 14 of the Council’s City Centre Living Strategy, adopted in April 2004, advises that residential developments that do not have car parking facilities will be acceptable in the City Centre although it will be expected to provide parking for disabled residents/visitors and residents cycle parking.

This application proposes 12 car parking spaces to be provided in connection with the office element of the proposal. For residential developments within the City Centre, in highly accessible locations, the Council consider a maximum standard of one space per two units to be appropriate, which would equate to a total of 13 spaces. As such, the provision of 12 spaces for the residential and commercial aspects of the development is in accordance with current planning policy. The application is also required to provide adequate cycle parking, which is a condition of this approval.

It is also a condition of this approval that the applicant will reconstruct the pavements adjacent to the site in accordance with a palette of materials set out in the Urban Design Compendium. Additionally, given its prominence to Mary Street, a predominantly cobbled street in poor state of repair, a sum of £9850 is required as part of the Section 106 Unilateral Agreement to contribute towards the re-paving of Mary Street.

51 Noise

The applicant submitted a full Noise Assessment as part of the submission, which places the site within Noise Exposure Category B, as defined in Planning Policy Guidance Note 15 (Noise) for both daytime and night-time. Category B determines that noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection. As such, it is proposed to attach conditions to this consent relating to construction performance criteria in relation to glazing and façade treatment. Thus, in respect of noise impact and amenity the proposed development is considered acceptable.

Open Space

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 a unilateral planning obligation and agreed to pay the Council the sum of £28.067.50 upon the commencement of development. The monies will be distributed in consultation with the relevant Area Panel.

Sustainability

The applicant has agreed to provide Green Roofs to a proportion of the building, which will form a condition of this approval. In addition, the applicant has advised that the development will incorporate a range of sustainable measures including high levels of insulation negating the need for expensive heating systems, water saving features throughout, materials to be sourced locally where economically viable and building materials to be chosen for their low embodied energy content.

Accessibility

Policy H7 of the UDP encourages all new housing to be provided with at least 25% of the accommodation to be Mobility Housing, which will be sought as a condition of this approval.

Public Art

A condition is proposed requesting further details of public art provision in association with the development.

Affordable Housing

It is relevant to note that this application was submitted prior to the adoption of the Council’s affordable housing strategy and there is therefore no requirement to provide affordable housing in this case

52 RESPONSE TO REPRESENTATIONS

The representations to this application are generally supportive and the issues raised are considered in the report above.

With regard to the representations received from the Conservation Advisory Group, it is considered that the proposal will recreate a courtyard, which is currently covered over, and in this regard, is more appropriate to the historic character of the building than the existing structure. It is considered that sufficient information has been provided to justify the demolition of the proposed buildings and the core historic elements to this former steel works are being retained.

SUMMARY

The proposed development will deliver the recovery and repair of this key site on Mary Street and will contribute to the relatively coherent form of the Mary Street streetscape. It will deliver a mix of uses that will provide both employment and residential accommodation, the proportion of which is acceptable in this instance given the constraints of the site, as detailed above. The scale of development, at predominantly three storeys with the fourth and fifth floor recessed from the main façade, is considered appropriate within the context of the Cultural Industries Quarter. Architecturally, the development will restore the original frontage buildings whilst the new buildings display extensive brick detailing, which is appropriate to the CIQ Conservation Area. Additionally, its construction in traditional red brick with metal window detailing and glazing to the upper floors is considered to be of sufficient quality to contribute to the character and appearance of the Conservation Area. In conclusion, the proposed development complies within current planning policy as set out in the UDP and guidance within the Urban Design Compendium and is therefore recommended for approval subject to the conditions set out below.

RECOMMENDATION

The application is recommended for approval subject to conditions and subject to a Planning Obligation under Section 106 with the following Heads of Terms:

1. The Owner shall pay to the Council prior to the commencement of development the sum of £28.067.50 to be used for the provision of open space in the locality of the site; 2. The Owner shall pay to the Council, prior to the commencement of development, the sum of £9850 to contribute towards the re-paving of Mary Street.

Case Number 06/00626/CAC

Application Type Conservation Area Consent Application

Proposal Demolition of part of building

Location Site Of Universe Works 97 Mary Street Sheffield S1 4RT

Date Received 21/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Franklin Ellis Architects

Recommendation Grant Conditionally

Subject to:

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

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 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.

3 The buildings identified for demolition shall not be demolished before a binding legal contract for the carrying out of works of redevelopment of the site is made and evidence of such a contract has been supplied to the Local Planning Authority and planning permission has been granted for such redevelopment.

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

54 4 A schedule of all parts in respect of the crucible furnace, as detailed in the Archaeological Assessment and Building Appraisal by Trent and Peak Archaeological Unit (dated February 2006), with a photographic record, and details of their retention and repair shall be submitted to and approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved schedule.

In order to protect the character of the original building

Attention is drawn to the following justifications:

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

BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

This informative is intended as a summary of the reasons for grant of planning permission.

55 Site Location

LOCATION AND PROPOSAL

The site was originally constructed in 1878 as a small specialist steel works (Mary Street Steel Works) using the crucible method of production. The existing buildings are effectively built around a central courtyard with blocks on the north, south and west of the courtyard. The western block is a long range with a street frontage

56 onto Mary Street, which then extends to the rear of the site fronting the Porter Brook. This range originally formed the crucible house, the remains of which are still evident in the building with intact crucible flues and crucibles holes and remnants of a truncated crucible stack to the roofline. The southern range, fronting Mary Street, comprises offices and an open workshop area; they are constructed in brickwork, some of which have been painted. The northern range lies immediately adjacent to Porter Brook constructed in red brick with a slate roof. The courtyard has been largely covered over with modern infill buildings.

This is a Conservation Area Consent application for the demolition of unlisted buildings within a Conservation Area. The application proposes the retention of the principal pitched roof buildings to the site frontage and the basement crucible furnaces including the crucible chimney and the flue wall along the western boundary of the site but the demolition of the ranges to the rear of the site and the covered courtyard space.

RELEVANT PLANNING HISTORY

There is no planning history relating to this property but it is relevant to note the concurrent planning application for the part-conversion of the existing building and new development in a 1 x 5 storey block (recessed top floor) to provide office (Use Class B1) at ground and basement level with 26 residential apartments above (06/00625/FUL), which is considered in the previous report.

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notice, press notice and neighbour notification. No specific responses were received in respect of the Conservation Area Consent.

The following consultation response was also received:

PLANNING ASSESSMENT

The key issue to consider in the determination of this proposal is the appropriateness of demolishing part of the existing building(s) to enable the redevelopment of the site for the scheme submitted in application 06/00625/FUL in the context of the site’s location within the CIQ Conservation Area and its designation as significant unlisted buildings.

57 Planning Policy

Policy BE15 of the Unitary Development Plan relates to areas and buildings of Special Architectural and Historic Interest and notes that development that would harm the character or appearance of Conservation Areas will not be permitted. Policy BE16 relates specifically to development in Conservation Areas and advises that permission will only be granted for proposals that contain sufficient justification to enable their impact on the area to be judged acceptable and where it would preserve or enhance the special character or appearance of the Conservation Area. In Conservation Areas and Areas of Special Character, Policy BE17 advises that a high standard of design using traditional materials and a sensitive and flexible approach to the layout of buildings and roads will be expected for new buildings.

Also relevant to the determination of this application is PPG15 (Planning and the Historic Environment), which provides specific advice with regard to demolition in Conservation Areas. Paragraph 4.27 of PPG15 confirms that there is a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area. As such, it is expected that proposals to demolish such buildings should be assessed against the same broad criteria as proposals to demolish listed buildings, which has regard to the condition of the buildings and cost of repair, the adequacy of efforts to retain the building and the merits of alternative proposals for the site. PPG15 then clarifies that in less clear-cut cases - for instance, where a building makes little or no such contribution - the local planning authority will need to have full information about what is proposed for the site after demolition. It advises that consent for demolition should not be given unless there are acceptable and detailed plans for any redevelopment. It has also been held that it is relevant to consider the merits of any proposed development in determining whether consent should be given for the demolition of an unlisted building in a conservation area.

The applicant submitted a full archaeological and buildings appraisal as part of the Conservation Area Consent, which details the archaeological and historic merits of the existing site. It notes that the buildings on site consist of a long west range that was formerly the crucible house, a separated south range that housed offices and a workshop or warehouse and a north range of uncertain usage. Although these remain from the original building, the report identifies that they have been significantly adapted internally since. There is also a modern east range and a two-section build over the inner courtyard.

The report concludes that the historic structure of the former crucible-melting house is significant, especially in terms of the cellar, which is still complete. For this reason, it is proposed that the crucible furnace, boundary wall and chimney are retained in full. The street frontage is also considered to be of value as a strong reminder of the site’s original function and again, for this reason the frontage will be retained and restored. Finally, the south range is considered to be of interest although whether it is worthy of protection is, it states, another matter.

It is considered that the proposed redevelopment of the site will retain the principal elements of historic importance in terms of the street frontage and the crucible

58 furnace and chimney, whilst also enabling a redevelopment of the site that will deliver the viable and long term use of the site to contribute to the character of the street and the wider Conservation Area. As detailed in the previous report, a full planning application has been submitted for the redevelopment of the application site, which is considered to be a scheme of architectural merit that utilises materials that are of a quality appropriate to the Conservation Area. Thus, it is considered that the architectural merit of the proposal is sufficient in the context of the CIQ Conservation Area. It is therefore considered to be in accordance with Policy BE16 and BE17 of the Unitary Development Plan and advice contained within Planning Policy Guidance Note 15 (Planning and the Historic Environment).

RECOMMENDATION

The application is recommended for approval subject to conditions.

Case Number 06/01770/FUL

Application Type A Full Planning Application

Proposal Extension of opening times until 4am on Fridays, Saturdays and Sundays before Bank Holidays (Application under section 73 to vary condition 5 imposed by 03/04162/FUL)

Location 52-54 West Street Sheffield S1 4EP

Date Received 12/05/2006

Team CITY CENTRE AND EAST

Applicant/Agent Escafeld Design

Recommendation Refuse

For the following reason(s):

1 The proposed opening until 0400 hours of the bar and restaurant with music and dancing is considered likely to detract from the amenity of neighbouring residential occupiers by reason of increased street noise, activity and general disturbance late at night contrary to Policies IB9 and H12 in the Unitary Development Plan, and contrary to the provisions of the City Centre Living Strategy and the Interim Planning Guidelines on Night Time Uses.

60 Site Location

LOCATION AND PROPOSAL

This is a two storey flat roofed building on the north side of West Street, situated between two large blocks of flats. The former Education Offices are close by across the road.

The building is used as a bar and restaurant with dancing and music until 0030 hours daily, and has a licensed capacity of 335.

The proposal is to open until 0400 hours on Fridays, Saturdays and Sundays before bank holidays.

61 HISTORY

Permission was first granted for Food and Drink use on 9 April 2002 subject to Condition 5 allowing opening between 0900-0030 hours on any day. Before that the ground floor was used as a gymnasium, shop and café.

Condition 5 was varied on 15 February 2005 to allow opening for a 12 month trial period between 0900-0230 hours on Thursdays to Saturdays and on Sundays immediately before bank holidays, with hours of 0900-0030 hours on any other day.

Condition 5 was also varied by a second permission dated 15 February 2005 allowing opening between 0900-0230 hours on Public Holidays and Sundays before public holidays and 12 other days per year, and between 0900 and 0030 hours on any other day.

Following complaints from local residents about noise breakout from the building, a Breach of Condition Notice was served on 6 March 2003 requiring compliance with noise conditions. Work was eventually carried out satisfactorily, during which time there were further complaints, and the relevant conditions were confirmed as complied with on 24 March 2004.

There were further noise breakout problems over the weekend of Spring Bank Holiday 2005, with bass frequencies causing complaints from local residents. These complaints continued into 2006 at various times. Improved sound attenuation measures, including adjustment of sound limiter levels, have been carried out. Since then there have been no further complaints.

The present application is accompanied by another application to extend opening hours until 0230 hours every day on a permanent basis, which is under consideration.

REPRESENTATIONS

15 Objections received from residents of West Point and Broughton House: (1) Unacceptable noise breakout of loud music Fridays, Saturdays and Sundays, (2) Although Broughton House is well attenuated bass frequencies still audible especially on hot summer nights when windows are kept open, (3) Appreciate Council’s efforts on sound attenuation, but loud, drunken, raucous shouting and screaming as people spill onto the street is still a problem, (4) 0400 hours at bank holiday weekends is ludicrous and excessive, (5) Proposal will mean prolonged periods of noise, (6) This is a residential area and clubs should relocate if they want to open late, (7) Many residents have professional jobs and need a good nights sleep from 2300 hours, (8) Inconsistent with city centre living policy, (9) Quality of life important, (10) Late opening extended over last 18 months, so no peace now until after 0200 hours, (11) Market should not be let rip, (12) Street and club noise virtually the whole night is insanity, (13) Late opening every night is ridiculous, (14) May be a human rights issue.

62 1 Objection from Cllr J. Creasy: (1) Unacceptable close to residential accommodation, (2) Despite sound attenuation, vibration is felt in nearby buildings, (3) Street noise from departing customers, (4) Unacceptable general nuisance from lack of supervision, poor taxi arrangements and public transport late at night, poor regulation of deliveries and refuse collection, and poor street cleaning.

ASSESSMENT

Policy

The site lies within a Fringe Industry and Business Area in the Unitary Development Plan and Policy IB6 indicates that Food and Drink uses are acceptable. Policy IB9 requires that no residents or visitors in any hotel, hostel, residential institution or housing should suffer from unacceptable living conditions.

The City Centre is identified in Policy H2 as a main location for housing development. Policy H12 states that housing will be promoted in the City Centre where it would (a) help strengthen existing communities, and (b) 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 City Centre Living Strategy was approved on 28 April 2004. Guideline 8 requires sound attenuation in residential and night-time leisure proposals and states that permission will be refused for developments that are unable through design technical measures or separation to prevent noise and disturbance affecting residents.

Guideline 10 has been superseded by the Interim Planning Guidelines on Night Time Uses approved on 26 October 2005. Guideline 1 designates controlled areas within which night time uses will not be allowed to open later than 0030 hours. The sites lies outside both these zones.

Guideline 2 applies outside these zones and allows leisure and food and drink uses provided that (a) conditions for nearby residents will not be harmed by noise breakout, traffic, parking on nearby streets, odours, street noise and general disturbance, (b) consequential anti-social behaviour is unlikely that would disturb local residents. This guideline requires cumulative harmful effects of existing leisure and entertainment uses to be taken into account, and conditions may be imposed to ensure these requirements are met.

Noise Breakout

Repeated problems including any vibration experienced in nearby buildings have been satisfactorily resolved.

Street Noise

Noise from people in the street is known to be a cause of disturbance to residents of West Point and Broughton House nearby, the latter adjoining the site. West Point is not provided with satisfactory attenuation, and this needs to be taken into

63 account. Broughton House has a good level of attenuation but residents will still be vulnerable to late night disturbance in summer when windows are likely to be open.

Late night bars and other venues have been approved at Leopold Square, only 35 metres away at the nearest point. This is likely to cause increased late night pedestrian activity along West Street in the near future.

Mixed Use Regeneration

This area continues to regenerate with new residential, office and leisure uses under construction at 23-27 Trippet Lane as well as Leopold Square. The impact of this mix needs to be monitored, but it can be confidently stated that successful regeneration does not depend upon opening of venues until 0400 hours.

It is important to continue to protect late night residential amenity in order to safeguard the future of this part of the city centre, and to ensure that residents are able as far as possible to live normally including sleeping at night. The proposal is likely to prolong the periods when noise adversely affects local residents.

RESPONSE TO REPRESENTATIONS

Objections are covered in the above report except for supervision, taxi arrangements, public transport, and street cleaning which are non-planning matters. There have been no reported problems with deliveries and refuse collection in this case.

CONCLUSION

The proposed opening until 0400 hours is likely to cause local residents undue loss of residential amenity on account of street noise from departing and other customers, and the proposal is contrary to present planning policy.

RECOMMENDATION

Refuse for the reasons given.

Case Number 06/03411/FUL

Application Type A Full Planning Application

Proposal Single-storey extension and alterations to building to form student accommodation (7 bedrooms) with self contained landlords flat and an A4 (Pubs and Bars) unit at ground floor (as amended plans received 29.01.07, Drawing No. 1600 06 A)

Location Murray Building, Arley Street And Boston Street Sheffield

Date Received 29/08/2006

Team SOUTH

Applicant/Agent Chris Gothard Associates Ltd

Recommendation Grant Conditionally

Subject to:

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

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

2 The ground floor A4 unit shall be used for the above mentioned purpose only between 0900 hours and 2330 hours, Mondays to Saturdays and 0900 hours and 2300 hours on Sundays and Public Holidays.

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

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

In order to ensure an appropriate quality of development.

4 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

In order to ensure an appropriate quality of development.

6 The existing windows on the original building shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority. Details and specification for the repair of the original windows shall be submitted to and approved in writing by the Local Planning Authority and thereafter retained.

In order to ensure an appropriate quality of development.

7 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:20 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

8 Details, specifications and finishes of the new main entrance door off Boston Street, including frame section sizes, reveal depths and any mouldings and architraves at a minimum of (1:20 scale) shall be approved in writing by the Local Planning Authority before the development commences. Thereafter, the new door shall be installed in accordance with the approved details.

In order to ensure an appropriate quality of development.

9 The design and location of all new internal and external light fittings shall be approved in writing by the Local Planning Authority before the development commences. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

10 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting)

66 shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

11 Before development is commenced, large scale details of the windows in the proposed extension at 1.20, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out in accordance with the approved details and be retained.

In order to ensure an appropriate quality of development.

12 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the flats shall not be used unless such cycle parking has been provided in accordance with the approved plans and, thereafter, such cycle parking accommodation shall be retained.

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

13 The development shall not be used for the purposes hereby permitted unless the scheme of sound attenuation works described in the noise report number 42651v1 dated October 2006 prepared by Hepworth Acoustics Ltd have been carried out as specified in the report and its subsequent approved addendum hereafter referred to as" the report ". This subsequent addendum shall reassess the measures to control noise from the proposed Public House (Section 6.0 of the report) based on a minimum of 95 dB LAeq. and shall be provided for approval by the local planning authority.

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

14 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 b