SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO WEST AND NORTH PLANNING AND DATE 28/07/2009 HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

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

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR Vernon Faulkner TEL 0114 2734183 ACCESS NO:

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

09/02025/FUL Former Wards 16-17, 18-19 Vickers Corridor Northern General Hospital 6 Herries Road Sheffield S5 7AU

09/02009/FUL Former Wards 4-7 Vickers Corridor Northern General Hospital 12 Herries Road Sheffield S5 7AU

09/01771/FUL 10 Alpine Close Sheffield 17 S36 1AB

09/01440/FUL 27 Castlewood Road Sheffield 25 S10 4FG

09/01373/FUL 2 Hunshelf Park Stocksbridge 28 Sheffield S36 2BT

09/01344/FUL Clarkson Osborn International Ltd 100 Penistone Road 33 Owlerton Sheffield S6 3AE

09/01329/FUL Site At 720 Penistone Road 52 Owlerton Sheffield S6 2DF

09/01191/FUL South Yorkshire Police Catch Bar Lane 57 Sheffield S6 1TA

09/01145/FUL Ponda Rosa More Hall Lane 65 Sheffield S36 3ST

09/01144/FUL Land To The South And West Of Ponda Rosa More Hall Lane 76 Sheffield

09/01134/FUL Curtilage Of 4 Stumperlowe Hall Road Sheffield 82 S10 3QR

09/00992/CHU 391 South Road Sheffield 89 S6 3TD

09/00723/FUL Hollin House Farm Hollin House Lane 97 Sheffield S6 6RG

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The NORTH & WEST Planning And Highways Area Board Date Of Meeting: 28/07/2009

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 09/02025/FUL

Application Type A Full Planning Application

Proposal Erection of a single-storey modular building for use as an outpatient dialysis unit with 7 disabled car parking spaces and associated hard/soft landscaping

Location Former Wards 16-17, 18-19 Vickers Corridor Northern General Hospital Herries Road Sheffield S5 7AU

Date Received 30/06/2009

Team NORTH & WEST

Applicant/Agent Race Cottam 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 Before the development is commenced samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

4 Before work on site is commenced, full details of suitable inclusive access and facilities for disabled people, both to and into the building(s) and within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the shall not be used unless such inclusive access and facilities have been provided in accordance with the approved plans. Thereafter such inclusive 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.

5 Details of the design and appearance of the link corridor to the existing Vickers Corridor building shown on the submitted drawings shall be submitted to and approved in writing by the Local Planning Authority before the link corridor is provided.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan and adopted Core Strategy set out below:

CF6 - Development in Institution: Health Areas CF8 - Conditions on Development in Institution Areas and to all relevant material considerations, including Supplementary Planning Guidance.

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734220 or by visiting Sheffield City Council’s website at www.sheffield.gov.uk/your-city- council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The Vickers Corridor building within the grounds of the Northern General Hospital is located towards the central/northern part of the hospital grounds and runs generally north-south and had several wings running off it. Some of the wings on the western side of the Vickers Corridor have been demolished.

The proposed site lies on the north-western corner of the Vickers Corridor. The two former ward wings on this site have been demolished.

This proposal seeks full planning permission for the erection of a building to accommodate the dialysis unit.

8 The proposed building would be single-storey with a flat roof and would be generally rectangular in footprint. It would be approximately 37 metres long by 23 metres wide. The building would be approximately 3.5 metres high with a slightly higher element which would be 3.8 metres high.

The building would be constructed of modular units clad mainly in white render with some feature timber panels grouping some of the windows. The window and door frames would be grey aluminium.

Soft planting is proposed alongside the north and west frontages and on parts of the south and east sides of the proposed building. The pedestrian paths alongside the building would be surfaced in paviors.

The building would provide 4 six-bed dialysis treatment rooms and other treatment, consultation and ancillary rooms.

Car parking for people with disabilities is proposed on the south side of the building.

RELEVANT PLANNING HISTORY

There have been a large number of applications within the Northern General Hospital campus over the recent years related to the modernisation and improvement of buildings and facilities.

In 2008 planning permission was granted for the demolition of existing buildings and formation of car parking accommodation (13 spaces) for PET/CT Scanner Suite, construction of pedestrian footpath, formation of access steps to Vickers Corridor and re-cladding of sections of Vickers Corridor (application no. 07/03941/FUL refers).

The ward buildings have since been demolished and the PET/CT suite building has been constructed.

SUMMARY OF REPRESENTATIONS

The period for public consultation on this application runs until 30 July 2009.

No representations have been received to date.

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary development Plan identifies the site as being within an Institution: Health Area. Policy CF6 states that hospitals are the preferred use within theses areas. The proposal should also comply with Policy CF8 which states, amongst other things, that new development should be well designed, of a scale and nature appropriate to the site, be served adequately by transport facilities and appropriate off-street parking.

Highway and Transportation Issues

Part of the site has been used for hospital wards in the past. The site is on the route of a bus route that serves the internal Northern General Hospital highway network.

The proposal includes provision of parking for people with disabilities.

A Travel Plan was submitted by the hospital authorities in relation to a proposed multi-storey car park on the Herries Road boundary of the Northern General Hospital.

The proposed building is considered acceptable and will not prejudice the overall aims of the Northern General Hospital Travel Plan.

There are no objections to the proposal from a highway point of view.

Effect on the Amenities Residents and the Locality

The proposal is located towards the northwestern end of the Vickers Corridor with a separation of approximately 32 metres across the loop road and hospital land to northern boundary of the hospital grounds. There are blocks of residential properties immediately beyond the northern boundary of the hospital grounds.

The proposal would provide a separation distance of approximately 45 metres between the proposed building and existing residential properties just to the north side of the hospital grounds.

It is considered that there is sufficient separation between the proposed development and existing residential properties to ensure that the proposal will not cause significant overlooking or overshadowing of nearby residential properties or otherwise cause significantly harm the living conditions of residents in the locality.

The proposed building is sympathetic to the massing and setting of the retained parts of the hospital buildings. It is considered that the proposals will not have an adverse impact on the appearance of this part of the hospital.

The proposal complies with Policies CF6 and CF8 of the UDP.

SUMMARY AND RECOMMENDATION

The proposal is a preferred use in this Institution: Health Area.

There are no highway objections.

The proposal will not harm the living conditions of residents in the locality.

10 The proposals will not have an adverse impact on the appearance of this part of the hospital.

It is recommended that subject to no objections being received before 31 July 2009, planning permission be granted subject to conditions.

Case Number 09/02009/FUL

Application Type A Full Planning Application

Proposal Erection of a part single-storey, part two-storey modular building for use as inpatient dialysis unit

Location Former Wards 4-7 Vickers Corridor Northern General Hospital Herries Road Sheffield S5 7AU

Date Received 29/06/2009

Team NORTH & WEST

Applicant/Agent Race Cottam 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 building shall be removed on or before the 31 July 2014.

In the interests of the amenities of the locality owing to the design and external appearance of the .

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

In order to ensure an appropriate quality of development.

4 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local

12 Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

CF6 - Development in Institution: Health Areas CF8 - Conditions on Development in Institution Areas and to all relevant material considerations, including Supplementary Planning Guidance.

13 Site Location

LOCATION AND PROPOSAL

The proposed site lies on the western side of the Vickers Corridor. The former ward wing on this site is one of those that have been demolished.

This proposal seeks full planning permission for the erection of a ward building. The applicants have stated that they are seeking a temporary permission for a 10 year period.

The proposed building would be part single and part two-storey with a flat roof and would be generally rectangular in footprint. It would be approximately 41 metres

14 long by 17 metres wide. It would be predominantly single-storey with a two-storey section at its eastern end adjacent to the existing Vickers Corridor. The single- storey element would be approximately 4.3 metres high and the two-storey element would be approximately 7.6 metres high.

The building would be constructed of modular units clad in grey Kingspan microrib panels. The window and door frames would be grey aluminium.

A strip of soft planting and paviors are proposed along the north and south side the building.

The building would provide 5 four-bed wards, 8 single-bed wards and ancillary rooms.

RELEVANT PLANNING HISTORY

There have been a large number of applications within the Northern General Hospital campus over the recent years related to the modernisation and improvement of buildings and facilities.

In 2007 planning permission was granted for the demolition of existing buildings and the erection of a building on adjacent land to accommodate a PET/CT suite (application no. 07/01330/FUL refers).

The ward buildings have since been demolished and the PET/CT suite building has been constructed.

SUMMARY OF REPRESENTATIONS

The period for public consultation on this application runs until 30 July 2009.

No representations have been received to date.

PLANNING ASSESSMENT

Policy Issues

Highway and Transportation Issues

Part of the site has been used for hospital wards in the past. The site is on the route of a bus route that serves the internal Northern General Hospital highway network.

A Travel Plan was submitted by the hospital authorities in relation to a proposed multi-storey car park on the Herries Road boundary of the Northern General Hospital.

The proposed building is considered acceptable and will not prejudice the overall aims of the Northern General Hospital Travel Plan.

There are no objections to the proposal from a highway point of view.

Effect on the Amenities Residents and the Locality

The proposal is within the hospital grounds with substantial separation from existing residential properties in the area.

It is considered that the proposal will not significantly harm the living conditions of residents in the locality.

The building has a modular appearance and whilst it is for a temporary period it is considered that an initial five year temporary period would be appropriate rather than a 10 year period.

The proposed building is sympathetic to the massing and setting of the retained parts of the hospital buildings. It is considered that the subject to the permission being for a temporary period the proposals will not have an adverse impact on the appearance of this part of the hospital.

The proposal complies with Policies CF6 and CF8 of the UDP.

SUMMARY AND RECOMMENDATION

The proposal is a preferred use in this Institution: Health Area.

There are no highway objections.

The proposal will not harm the living conditions of residents in the locality.

The proposals will not have an adverse impact on the appearance of this part of the hospital.

It is recommended that subject to no objections being received before 31 July 2009, planning permission be granted for a temporary five year period subject to conditions.

Case Number 09/01771/FUL

Application Type A Full Planning Application

Proposal Erection of a dormer bungalow (Amended plans received 14/07/09)

Location 10 Alpine Close Sheffield S36 1AB

Date Received 08/06/2009

Team NORTH & WEST

Applicant/Agent Mr R Heathcote

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.

In order to ensure an appropriate quality of development.

3 Before any work on site is commenced, measures to protect the existing trees, shrubs and hedges to be retained shall be provided, in accordance with details which shall be submitted to and approved by the Local Planning Authority. These measures shall include a construction methodology statement and plan showing accurate root protection areas and the location and details of protective fencing and signs. Protection of trees shall be in accordance with BS 5837, 2005 (its replacement) and the protected areas shall not be disturbed, compacted or used for any type of storage or fire, nor shall the retained trees, shrubs or hedge be damaged in any way. The Local Planning Authority shall be notified in writing when the protection measures are in place and the protection shall not be removed until the completion of the development unless otherwise agreed in writing.

In the interests of the amenities of the locality.

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

In the interests of the amenities of the locality.

5 The dwellinghouse shall not be used unless turning space for vehicles has been provided within the site in accordance with details shown on the amended plan submitted 14.07.09. The turning space shall be retained and made available at all times and shall not be gated off at any time.

In the interests of the safety of road users.

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

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

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

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

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

In the interests of the safety of road users.

9 Notwithstanding the submitted plans, prior to the commencement of development details of the boundary wall shown between the north side of No. 10 and the new access to the proposed dwelling shall be submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

In the interests of highway safety.

10 Prior to the commencement of development details of the hard surfacing area to be used by vehicles shall be submitted to and approved in writing by

18 the Local Planning Authority. The approved surfacing shall be installed on site prior to the occupation of the development and retained thereafter.

In the interests of highway safety and sustainable drainage.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting

and to all relevant material considerations, including Supplementary Planning Guidance.

Attention is drawn to the following directives:

1. The applicant is advised that Sheffield City Council, as Highway Authority, require that drives/vehicular access points be designed to prevent loose gravel or chippings from being carried onto the footway or carriageway, and that they drain away from the footway or carriageway, to prevent damage or injury.

2. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

19 3. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

4. The means of site enclosure should include planted boundary treatment and should also seek to replace any vegetation lost during construction on the northern boundary.

5. The boundary wall to the north of No. 10 adjacent to the new access road should not exceed 1 metre in height for the first two metres on the approach to the site. This is to allow vehicle intervisibility.

Site Location

LOCATION AND PROPOSAL

Alpine Close is a narrow potholed track. The site is the last plot on this track and is occupied by a bungalow with a sizable garden extending to the west. The applicant is seeking consent to erect a dwelling within this garden to the west of the house. The land to the north is occupied by residential property and the land to the south is designated as Green Belt.

RELEVANT PLANNING HISTORY

91/02394/FUL Extensions to bungalow was granted conditionally 13.02.90

03/02623/FUL Two-storey rear extension to dwellinghouse was granted conditionally 01.09.2003

SUMMARY OF REPRESENTATIONS

One letter of representation has been received from the occupant of No 8 Alpine Close. The following points are raised;

- Concern is raised regarding the poor access, in particular its narrowness. Concern is raised regarding highway safety. - Request is made that drains are surveyed to establish if they could cope with the extra load. - No objection is raised to the principle of the building , however request is made that the road surface is made good and retained otherwise strong objection is made.

PLANNING ASSESSMENT

Policy

The application site is mostly located in a Housing Area as identified in the Sheffield Unitary Development Plan, however the southern part of the garden is located within the Green Belt. The dwelling is proposed to be sited within the Housing Area. Policy H10 lists Housing as the preferred development type in this area.

Policy H14 is also applicable and seeks to ensure good design, acceptable amenity standards and promotes highway safety.

Policy BE5 applies and promotes good design.

Due to the location of the site and the siting of the proposed dwelling it would not be readily visible from public view. The existing property on site is a gabled bungalow with accommodation in the roof, however in the immediate vicinity there are mix of 2 storey properties, bungalows and dormer style properties. The proposed dwelling is shown to be of dormer bungalow height with accommodation in the roof space formed by front and rear gables. The garden slopes in gradient

21 from east to west. The proposed dwelling is shown to be on land approximately 0.7 metres higher than the existing dwelling and on land 0.7 metres lower than the dwelling to the north.

The house is shown to front east and west and is appropriate in terms of its siting, design and appearance.

The southern boundary of the site is well screened by trees, therefore the site is not conspicuous from the Green Belt.

There is adequate garden space shown associated with both the existing and proposed properties so that overdevelopment issues would not arise.

As the site is the last plot on Alpine Close and there is not a strong streetscene then the siting of the dwelling in this location is not out of character. The access would have to pass the side elevation of the existing dwelling and involves the loss of the existing garage on site to facilitate access. The only sensitive window in the side elevation facing the access is a kitchen window. The access would however be separated from the side elevation by a parking area which is to be created associated with the existing dwelling and a new boundary. Taking into account this separation and the level of use that would be associated with a single dwelling then significant loss of amenity would not arise. The access would also pass the side elevation of Sweeny House. There are no windows in the side elevation of this accommodation. Trees on the boundary are shown to provide a physical screen between this and the turning area and parking area associated with the site. It is not felt that noise or disturbance would arise in relation to these properties.

The closest dwellings to the site are those to the north. The semi detached bungalows of Nos 17 and 19 Oxley Close. These dwellings are orientated on an angle towards the site, with the closest part of No 19 being 4 metres to the north of the closest part of the dwelling. The proposed dwelling would not be directly in front of the rear of No 19, nor would the closest element of the house breach a 45 degree angle taken from the closest part of the rear elevation. The proposed dwelling would cause some loss of light as it is directly to the south, however this would not be to the extent that refusal could be justified.

Sweeny House, a two storey sheltered housing accommodation is located to the north west of the proposed building and located at a lower level. The separation distance would be approximately 9.8 metres. At this distance and relationship some limited overshadowing may arise, however adequate levels of natural light would be derived from the openness to the west and immediate south of the building. The main outlook from this accommodation is to the west. It is not felt that the building would be overbearing.

The main outlook of the dwelling is to the east and west over garden area associated with the site. There is sufficient separation between the existing and proposed dwellings so that significant overlooking issues would not arise. There are windows in the north elevation of the dwelling at ground floor only, adjacent to the boundary. These would serve a kitchen and family room. The neighbouring land level is shown to be 700mm higher. This level difference and boundary

22 treatment would ensure that no significant loss of privacy arises in relation to the dwellings to the north. All other properties are of sufficient distance so that overlooking issues would not arise.

Landscape

The site is an established garden. To the south of the site is a wooded area which is within the Green Belt. The dwelling has been sited to the north to protect these trees. Within this area is an Oak tree. Works will be conditioned to avoid the root protection zone and the necessary pruning will be conditioned to be carried out to the appropriate standard.

The northern boundary contains mature hedging and some medium sized trees. The trees are intended to be retained and shown on the proposed plan, however may be affected by the scheme. These are not worthy of preservation.

Highways

The site is access by a narrow, poorly surfaced, unadopted road. The intensification of this access is of some concern, however the traffic generated by a 3 bedroomed dwelling would not cause significant intensification. The applicant has agreed to make available a space for vehicles using Alpine Close to turn, at the beginning of the access to the new property and between No 10 which would improve the usability and safety of Alpine Close. The low level use of this would not cause significant amenity issues to Nos. 10 or 10b. and this space is already informally used by delivery vehicles that serve the small number of properties off the lane. The proposal to formalise this is welcome. Although the surfacing to the lane is poor it would be unreasonable to require the applicants to improve the whole of the lane. Appropriate levels of parking are shown within the site and to the existing dwelling. It is concluded that the scheme could not be refused on highway safety grounds.

Other Issues

The plans show a stream running through the site, however is not within the flood plain. It is concluded that there are no significant flood risk issues associated with the scheme.

The driveway is proposed to be constructed from a permeable surface and surface water is proposed to drain to soakaway. In addition the scheme proposed rain water harvesting. These sustainable measures are welcome.

RESPONSE TO REPRESENTATIONS

Request is made that drains are surveyed to establish if they could cope with the extra load.

The agent has submitted correspondence from Yorkshire Water detailing that they have no objection to the scheme and are not aware of any capacity issues with the drain.

SUMMARY AND RECOMMENDATION

It is concluded that the dwelling is of acceptable design and appropriately located within the plot. The dwelling would not cause significant disamenity to existing residential properties in the locality. Although there some limited intensification of this narrow access, this is balanced by the provision of a turning head, which improves the safety of Alpine Close. It is concluded that the scheme is compliant with policies H10, H14 and BE5 of the Sheffield Unitary Development Plan.

Case Number 09/01440/FUL

Application Type A Full Planning Application

Proposal Application under Section 73 to vary condition 2 - Facing materials of Application No. 08/02647/FUL

Location 27 Castlewood Road Sheffield S10 4FG

Date Received 06/05/2009

Team NORTH & WEST

Applicant/Agent Houghton Budd Architects

Recommendation Grant

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.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas and to all relevant material considerations, including Supplementary Planning Guidance.

25 Site Location

LOCATION AND PROPOSAL

The application has been submitted after a neighbour complaint was made. The complaint related to the facing materials used for the extension.

Planning permission was granted for a two-storey side and single storey extension to the semi detached dwelling in July 2008 (Ref: 08/02647/FUL). The extension showed a flat roof, contemporary design, which originally demonstrated slate facing materials to match the existing roof. It was considered that materials matching the existing dwelling would have been favoured and as such a condition was imposed requesting materials to match the existing.

The extension has been built with slate facing materials and as such the application is retrospective.

The application is not considering the extension, but the retrospective materials.

26 SUMMARY OF REPRESENTATIONS

2 letters supporting the application have been received.

8 letters of objection have been received. Objections raised are outlined below;

-out of character with the existing dwelling and surroundings -overlooking and loss of privacy -removal of mature vegetation -other non-planning issues (devaluation of neighbouring property)

Letter from MP Nick Clegg, supporting a neighbour’s objection has also been received.

PLANNING ASSESSMENT

Policy H14 of the Unitary Development Plan states that extensions should be well designed and in scale and character with neighbouring buildings.

It is clear that the extension is not similar in style to the existing dwelling, nor is the facing material. A contemporary design has been undertaken, which evidently stands isolated but is considered to still compliment the existing dwelling. Policy H14 states that extensions should be in scale and well designed and it is considered that the extension has been well designed and is in scale with the existing dwelling.

Advice has also been sought from the Design Officers of the Council regarding the slate facing materials. It is considered that as the extension is a contemporary design, which is different from the traditional form and character of the existing house, it would seem logical to distinguish it from the existing building through use of a different cladding material. Slate, although starkly different from the existing render and red brick elevation, does pick up on the slate roof covering of the original house and therefore could be considered as the use of a contextual material.

Furthermore the extension is set back from the front building line of the original house, even though the site is elevated from the highway, the mature vegetation across the frontage screens most of the extension. It is however, more prominent when viewed from Hallamshire Drive.

The design of the extension is considered contemporary and the materials used for the walls are not conventional, but do work and relate well with the existing roofing materials of the dwelling and as such are considered not significantly obtrusive visually.

The proposed materials are considered acceptable and Policy H14 of the UDP has been adhered to.

Case Number 09/01373/FUL

Application Type A Full Planning Application

Proposal Erection of conservatory and decking to rear, provision of windows to ground and first floor and juliette balcony to second floor of gable wall

Location 2 Hunshelf Park Stocksbridge Sheffield S36 2BT

Date Received 03/05/2009

Team NORTH & WEST

Applicant/Agent Mr Anthony Ward

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the design of the proposed extension, by reason of its size and siting would be out of keeping with the design of the existing house and would be injurious to the character of the property itself and the Area of Special Character. It would therefore be contrary to Policy IB9 and BE18 of the Unitary Development Plan.

2 The Local Planning Authority consider that the proposed extension would result in unacceptable overlooking to and/or from adjoining residential property, No.4 Hunshelf Park, leading to unacceptable loss of privacy, and would also be overbearing to the adjoining residential property No.4 Hunshelf Park and would therefore result in an unacceptable affect on the living conditions of occupiers of adjoining property. As such the development would be contrary to Policy IB9 of the Unitary Development Plan.

28 Site Location

INTRODUCTION

The application has been submitted after a neighbour complaint was made for the commencement of works. It was noted that part of the foundation works had begun and a letter was issued requesting a planning application.

LOCATION AND PROPOSAL

The site is located off Hunshelf Park, Stocksbridge. Hunshelf Park is un-surfaced highway. The larger area is predominantly industrial, however the immediate area incorporates a number of residential properties, presumably once built for the general factory workers. Hunshelf Park, in particular is a predominantly residential street.

No.2 is an end terrace of 5 and incorporates a large rear garden area which abuts No.4’s rear curtilage. This presumes that the rear garden area of No.4 is in actual

29 ownership of No.2 as also shown within the red line boundary on the plans submitted. Nevertheless the plans show no garden area to No.4

The rows of terrace have large rear garden areas that fall significantly away from the houses, as such the basement floor levels of the terrace are more or less on the same level as the closest part of the garden to the terraces.

Planning permission is sought for the erection of conservatory and decking to rear, provision of windows to ground and first floor and Juliette balcony to second floor of the gable wall.

Plans submitted show the proposed ‘L’ shaped conservatory which projects approx. 5.5m in total at its longest, and 4.6m at it’s shortest from the rear wall of the original dwelling. The shorter part of the conservatory is also set back approx. 2m from the shared boundary of No.4. Between the part of the conservatory and the shared boundary, a decking area is proposed with a 1m high boundary fence and steps into the lower part of the garden area is also shown on the proposed plans. Also directly beneath the conservatory a large basement level storage area is shown, with a door and window in the side elevation facing No.4. Other alterations to the western elevation of the dwelling include a French door and Juliet balcony at attic/second level, a window to the first floor level and a high level window to the ground level. Two roof lights to the front and rear of the terrace are also shown.

SUMMARY OF REPRESENTATIONS

1 letter supporting the application form a neighbouring property has been received.

Letter supporting a neighbour objection has also been received by the Stocksbridge Parish Council. The letter received from the neighbour objects to the flowing;

-out of character with the locality -loss of views (non-planning related) -proposed Juliette balcony will further detract from the landscape.

Consultation

Highways- no implications

PLANNING ASSESSMENT

The site is located in identified as a ‘General Industry Area with Special Industries’ and ‘An Area of Special Character’.

Policy IB9 ‘Conditions on Development in Industry and Business Areas’ incorporates several issues that must be taken into account when dealing with developments that would have an impact on the immediate neighbouring properties and the locality.

30 Policy BE18 ‘Development in Areas of Special Character’ states amongst other things that new development must respect the appearance and character of the area.

There are concerns with potential disamenity in terms of overbearing and over looking to the adjoining neighbour No.4. Obscure glazing to the side of the conservatory could prevent overlooking, but then overlooking would occur from the decked area. The proposed fence which is shown to be 1m high is not sufficient to prevent overlooking and a higher fence is considered inappropriate as this would also be overbearing. Furthermore the plans show the decked area to encroach onto the neighbouring side No.4 by approx. 1m, although this area is shown to be in the ownership of No.2, this still raises concern in terms of design. It is considered that the proposal does not look balanced in relation to the natural building boundary line of No.2.

The total proposed development area is nearly double the size of the existing dwelling and this is considered over development of the site. Although a large rear garden area is shown, this falls over rear curtilage areas of No.2 and No.4.

Had there been only the single rear garden area to No.4 then no practical garden area would remain, due to the significant fall to the ground level in a southerly direction. Further more there is no guarantee for the future sale of this garden area, to make it part of No.4’s rear garden area, which would most definitely leave minimal garden area to No.2.

There is concern also regarding the views of the development from the valley. The area is within a an Area of Special Character and as such priority must be given to the design of any development. In this instance it is considered that no sympathetic view has been taken as the proposed conservatory and decking area do not integrate well with the existing dwelling or the locality in terms of size and siting.

The other minor alterations to dwelling on the western elevation are considered acceptable.

SUMMARY AND RECOMMENDATION

It is considered that the impact of a conservatory and decking area will have detrimental impact to living conditions of the neighbouring property in terms of overbearing, overlooking and overshadowing.

It is also considered that the design of the proposed development does not integrate well with the existing dwelling or the Area of Special Character.

The proposed development is also considered to be over development in terms of its size and siting. A much smaller scheme may be looked upon favourably.

31 and decking area do not integrate well with the existing dwelling or the locality in terms of size and siting.

The development is considered to be contrary to the aims of policy IB9 and BE18 of the UDP and refusal of permission is therefore recommended.

Case Number 09/01344/FUL

Application Type A Full Planning Application

Proposal Demolition of buildings and erection of 1 self storage unit and erection of 8 units (Class B1 light industry/trade counter), alterations to access and associated landscaping and car parking

Location Clarkson Osborn International Ltd 100 Penistone Road Owlerton Sheffield S6 3AE

Date Received 30/04/2009

Team NORTH & WEST

Applicant/Agent Development Planning Partnership LLP

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 premises hereby approved shall be used solely for purposes within Classes B8 and B1 of the Town and Country Planning (Use Classes) Order 1987 and any ancillary trade counter within aby B8 use shall be used solely as a trade counter and shall not be used for any other purpose within Class A1.

The premises shall be used for the sale of only these products:

- wholesale electrical products; - plumbing; heating products; - building products (including kitchens, bathrooms, ceramic products, flooring, glazing, windows and conservatories); - motor goods; - wholesale fabrics/upholstery; - hire of tools and equipment; - mechanical plant and equipment.

33 To protect the viability and vitality of existing shopping centres.

3 The eight industrial and trade counter units hereby approved shall not be combined to form larger units without first seeking the written express consent from the Local Planning Authority.

To protect the viability and vitality of existing shopping centres.

4 The buildings shall not be used unless the car parking accommodation for 69 as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

To ensure that adequate car parking accommodation is available.

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

Highway Improvements: Access to the self storage unit from Penistone Road. Access to the B1 units/Trade counters from Penistone Road.

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

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

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

7 Prior to the commencement of development, full details of accommodation works to the existing off road cycle facilities flanking the front of the development site shall have been submitted to and approved in writing by the Local Planning Authority. The accommodation works shall have been completed to the satisfaction of the Local Planning Authority prior to occupation.

34 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.

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

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

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

In the interests of the safety of road users.

10 Before the development is commenced, full details of suitable and sufficient cycle parking accommodation within the self storage unit site shall have been submitted to and approved in writing by the Local Planning Authority and the building 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.

11 The development shall not become occupied unless the boundary treatment flanking the River Don has been provided in accordance with the approved details, and in the location indicated on the approved plan, to allow for the future riverside cycle/walkway.

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.

12 The development shall not be used unless provision has been made within the site for accommodation of delivery/service vehicles in accordance with the approved plan. Thereafter, all such areas shall be retained free of all obstructions, including the storage, display and depositing of materials, packaging or other objects so that the service yard is fully available for the parking, turning and manoeuvring of delivery/service vehicles.

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

13 Prior to the development commencing, arrangements shall have been entered into which enable the dedication of land required to accommodate

35 the riverside cycle/walkway to the City Council from the landowner at no cost to the City Council, to occur if/when the riverside cycle/walkway scheme is commenced.

In the interests of the future development of the area.

14 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to footway, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

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

15 Before the development is commenced, full details of a dilapidation survey of the retaining structure flanking the River Don shall have been submitted to and approved in writing by the Local Planning Authority. Any required works to the retaining structure shall have been completed to the satisfaction of the Local Planning Authority prior to occupation.

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

16 Development shall not commence until a Phase II Intrusive Site Investigation Report has been submitted to and approved in writing by the Local Planning Authority. The Phase II Intrusive Site Investigation Report shall be prepared in accordance with Contaminated Land Report CLR 11 (Environment Agency 2004), and PPS23.

In order to protect the health and safety of future occupiers and users of the site.

17 Should remediation be recommended in the Phase II Intrusive Site Investigation Report, development shall not commence until a Remediation Strategy Report has been submitted to and approved in writing by the Local Planning Authority. The Remediation Strategy Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23. All development shall be in accordance with the approved Remediation Strategy.

In order to protect the health and safety of future occupiers and users of the site.

18 In the event that remediation is unable to proceed in accordance with the approved Remediation Strategy, or unexpected contamination is encountered at any stage of the process, the Local Planning Authority shall be notified immediately. Revisions to the Remediation Strategy shall be submitted to and approved in writing by the Local Planning Authority. Works shall thereafter be carried out in accordance with the approved revised Remediation Strategy.

36 In order to protect the health and safety of future occupiers and users of the site.

19 Following completion of any measures identified in the approved Remediation Strategy or any approved revised Remediation Strategy a Validation Report shall be submitted to the Local Planning Authority. The Validation Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and PPS23. The site shall not be brought in to use until all the validation data has been approved in writing by the Local Planning Authority on completion of the works outlined in the approved Remediation Strategy Report.

20 Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: i) A preliminary risk assessment which has identified:

- all previous uses - potential contaminants associated with those uses - a conceptual model of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site. ii) A site investigation scheme, based on (i) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. iii) The site investigation results and the detailed risk assessment (ii) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. iv) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved.

To prevent pollution of controlled waters, in particular the adjacent River Don.

21 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

37 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.

22 Details of all proposed external materials and finishes 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.

23 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.

24 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

25 Before any work on site is commenced, a report shall have been submitted to and approved in writing by the Local Planning Authority identifying how the predicted carbon emissions from the development will be reduced by 20% through increased energy efficiency measures. The agreed energy efficiency measures shall have been installed before any part of the development is occupied and shall be retained for the lifetime of the development, unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change.

26 The development shall be constructed to meet BREEAM (BRE Environmental Assessment Method) rating of very good or equivalent. The details of which shall be first submitted to and approved in writing by the Local Planning Authority.

38 In the interests of minimising the impact of the development on the global environment and climate change.

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

In the interests of the amenities of the locality.

28 Before work on site is commenced, full details of suitable inclusive access and facilities for disabled people, both to and into the building(s) and within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such inclusive access and facilities have been provided in accordance with the approved plans. Thereafter such inclusive 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.

29 Before any work on site is begun, including site clearance/preparation works, an ecological survey of the site shall be carried out by a suitably qualified person(s) whose credentials shall first be approved in writing by the Local Planning Authority. The objectives of the ecological survey shall be: a) to provide a schedule of measures to preserve or enhance any identified habitat of a protected species and shall include details of when such measures shall be carried out;

The survey shall be submitted to and approved in writing by the Local Planning Authority before any work, including site preparation works, on site is commenced and any approved measures shall be carried out in accordance with the approved schedule.

In order to ensure that no harmful effects are caused to the interests of nature conservation in the locality as a result of the proposed development, in accordance with Policy GE11 of the Sheffield Unitary Development Plan and National Planning Guidance as set out in Planning Policy Guidance Note 9 (Nature Conservation).

30 The Riverside Walk shall be provided in accordance with details set out within the Design and Access Statement.

In the interest of visual amenity.

Attention is drawn to the following justifications:

39 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 and adopted Core Strategy set out below:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas BE5 - Building Design and Siting GE25 - Contaminated Land GE26 - Water Quality of Waterways CS5 - Locations for Manufacturing, Distribution/Warehousing and other Non-office Businesses CS10 - Business and Industry in the Upper Don Valley CS64 - Climate Change, Resources and Sustainable Design of Developments CS65 - Renewable Energy and Carbon Reduction and to all relevant material considerations, including Supplementary Planning Guidance.

Attention is drawn to the following directives:

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

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

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

3. You are required, as part of this development, to carry out works within the public highway. You must not start any of this work until you have received a signed consent under the Highways Act 1980. An administration/inspection fee will be payable and a Bond required as part of the consent.

You should apply for a consent to: -

40 Highways Adoption Group Development Services Sheffield City Council Howden House, 1 Union Street Sheffield S1 2SH

For the attention of Mr S Turner Tel: (0114) 27 34383

4. The Council is responsible for allocating house numbers and road names to both new developments and conversions of existing buildings. Developers must therefore contact the Council’s Street Naming and Numbering Officer on (0114) 2736127 to obtain official addresses for their properties as soon as construction works commence.

5. The Wildlife Trust (Sheffield and Rotherham) advises that bats are known to be present in the area. Bats are a protected species under the Wildlife and Countryside Act 1991 and it is criminal offence to wilfully kill and destroy their habitats. Therefore, should bats be found to be roosting or present within the building during demolition and construction work, work shall cease immediately and the Local Planning Authority contacted.

6. The owner or successor in title of the site shall enter into a written and binding agreement with the Council within 6 months from the date of this decision to secure the release of land shown on Drawing No. 109-101-01 Revision No. 1 for the purposes of a Riverside Walk.

7. The owner or successor in title shall explore the viability of whether the development can utilise the proposed biomass district heating scheme operated by Veolia Environmental within the city centre. A viability report should then be submitted for approval by the Local Planning Authority.

41 Site Location

LOCATION AND PROPOSAL

The application relates to the site of 100 Penistone Road. The site is currently occupied by Hydra Clarkson, a business that specialises in the manufacture of high quality precision tools. The site is identified in the Unitary Development Plan (UDP) as being within a General Industry Area and abuts Kelham Island Industrial Conservation Area. It is located on the north eastern side of Penistone Road (A61) and forms part of the Upper Don Valley. The site covers an area of approximately 1.51 hectares and is an irregular triangle shape. The site is currently occupied by a large four storey 1940s art deco building that is situated close to its road frontage. Behind this building is a large central courtyard area and a small collection of brick buildings and industrial sheds that continue to be used in connection with the manufacture of precision tools. Subject to planning, the capital receipt of the sale of Clarkson Osborn's land asset at Penistone Road will secure the re-location of the business to new purpose built premises at the Junction 35A business park in Chapeltown.

42 The River Don skirts along its boundary to the north and the east. General industrial units lie to the south of the site and to the east beyond the River Don. Across Penistone Road to the south west of the site is a recently constructed 5/6 storey residential development. The Environment Agency’s Indicative Floodplain Maps show the site to lie within Flood Zones 2 and 3 (1 in 1000 year and 1 in 100 year floodplain respectively).

A slip road (Old Penistone Road) that filters off the A61 extends along the front of the building and provides access to the site. The site can be accessed from Penistone Road from the north and south. From the south, a filter lane from the A61 dual carriageway allows vehicles to turn into Old Penistone Road.

Full planning permission is being sought to demolish all the existing buildings on site including the large art deco building and erect a five storey B8 self storage unit (5820 m2) and eight B1 light industry/trade counter units (4422m2). The light industrial units/ trade counters will be constructed in a series of three low storey terrace blocks. The self storage unit (Block A) would be developed independently from the other units with its own separate entrance and enclosure. It is intended to carry out the development in phases with the storage unit facility constructed in the initial phase and other units constructed once the end occupiers are known.

As part of the development, the applicant has agreed to donate part of the site along the edge of the river to the Council for future public access. This strip of land (approximately 5m in depth) will form part of the proposed route of the Upper Don Walk and will extend along the entire length of the site’s northern and eastern boundaries as it follows the route of the River Don.

RELEVANT PLANNING HISTORY

05/04517/ADV - Erection of 2No. Illuminated banners (north and south elevations) (as amended 6/2/2006) Erection of illuminated media banner 1188m2 (north, south and west elevations) Part granted/part refused – 27/02/06

SUMMARY OF REPRESENTATIONS

Sheffield Civic Society opposes the demolition of the 1940s art deco building. They state that the building is an imposing well composed piece of architecture of its time. They go on to state that it is distinctive and is considered to make a positive contribution to a major route into the city. The proposed replacement buildings are low in density and make no contribution to the urban character of this part of the city.

Yorkshire Forward has no observations to make on the application.

British Waterways makes no comment on the details of the application but requests that informative is attached to any grant of planning that seeks the applicant to contact them in order to ensure that any necessary consents are obtained and that the works comply with British Waterways ‘Code of Practice for Works affecting British Waterways’.

PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the site as being within a General Industry Area. In these areas, under policy IB5 General Industry (B2) and Warehouses (B8) are preferred uses.

Policy IB9 relates to conditions on development in Industry and Business Areas. Amongst other things, this policy states that new development or change of use will be permitted provided that it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites and that the development be well designed of a scale and nature appropriate to the site.

Policy BE5 seeks to ensure good design and the use of good quality materials in all new and refurbished buildings and extensions. The principles that should be followed include encouraging original architecture where this does not detract from the scale, form and style of surrounding buildings, the use of special architectural treatment be given to corner sites and that designs should take advantage of the site’s natural features.

Policy BE16 relates to development in Conservation Areas. Under this policy, it states that permission will only be given for proposals which contain sufficient information to enable their impact on the area to be judge acceptable and which comprise works that would preserve or enhance the character or appearance of the Conservation Area.

Policy GE25 relates to contaminated land. Under this policy, it states that where contaminated land is identified, development will not be permitted on, or next to, the affected land unless the contamination problems can be effectively treated so as to remove any threats to human health or the environment.

Policy GE26 relates to water quality of waterways. It states that development will be permitted only where this would not cause damage to the waterway environment and people’s appreciation of it by reducing the water quality of rivers, streams or the Canal.

Policy CS5 of the Core Strategy states that the Upper Don Valley is one of four locations where manufacturing, distribution, warehousing and other non-office businesses will be focused.

Policy CS10 relates specifically to Business and Industry in the Upper Don Valley and sets out that employment uses will be maintained and promoted.

Policies CS64 and CS65 seek that all new buildings are designed to reduce emissions of greenhouse gases and function in a changing climate and enable the more efficient use of energy and the use of renewable technologies.

44 Principle of the Development

The site is within a General Industry Area in the Unitary Development Plan, so policy IB5 applies. The preferred uses in a General Industry Area are B2 and B8. Accordingly, with regard the self-storage unit (B8), the principle of erecting the building should be viewed acceptable. Trade counter uses are not referenced under Policy IB5 and need to be determined on their individual merits. Policy IB9(a) requires that the preferred B2 and B8 uses are dominant in the area. However, given that B2 and B8 uses dominate around the application site, it is considered that the proposal would comply with this policy.

It is not evident from the details submitted which of the units will be for B1 light industrial use and which will be trade counter. Policies CS5 and CS10 of the adopted Core Strategy identify the Upper Don Valley as a priority location for manufacturing and distribution / warehousing and seek to promote business and industry in the valley. CS10 also promotes employment uses in North Neepsend, so preference is for B1 light industrial uses rather than trade counter, for this reason.

The applicant’s Design and Access Statement details that trade units can be considered quasi retail if they sell to members of the public. Although the proposed units are more for the business trade, it is difficult to prevent them from selling to members of the public. To prevent this A1 element from harming existing centres, should Members be minded to grant planning permission it is recommended that a condition be attached that limits the range of goods to be traded on site to solely building materials and products of similar ilk. It is also advisable in officers’ opinion to restrict the amalgamation of the units to form much larger units since this would likely to have greater impact on the vitality and viability of existing centres. This again can be secured by planning condition.

Highway Issues

The proposal involves the demolition of the existing buildings, and the erection of 1 self storage unit and 8 Class B1 units. The self storage unit has its own access, with the eight B1 units/trade counters accessed from a separate access.

In total, 69 car parking spaces are to be provided across the site. 5 (including 1 disabled space) for the self storage unit. 64 (including 8 disabled) for the B1 and trade counter units. Parking levels are considered appropriate for the scale and nature of the development and in line with Council’s parking guidelines. The submitted drawings show that cycle parking would be provided within each of the light industrial and trade counters, although no staff cycle parking is indicated for the self storage unit. This can be rectified by planning condition.

The site has a one way access from Penistone Road at the western end of the frontage, with a one way egress at the eastern end of the frontage. It is proposed that the one way access becomes a two way access/egress for the self storage unit. Currently, there is a right turn lane into the site on the westbound carriageway of Penistone Road. It is of concern that this right turn lane could be used as a short cut out of the self storage unit by users wishing to avoid travelling up to

45 Shalesmoor in order to travel in a westbound direction. This should be avoided if at all possible in the interests of highway safety as this would mean vehicles crossing the dual carriageway. In order to prevent this manoeuvre taking place, an option put by officers is that the right turn lane into the site should be closed, and reinstated to central reserve. The applicant however has objected to closing the right turn lane into the site and considers that this will significantly harm the business of the self storage facility. On this point, further discussions are ongoing with the applicant who has put forward a potential solution to how this could be satisfactorily overcome to ensure ingress when approaching from the south is maintained. Officers will report any changes to the proposed access arrangements at the Area Board.

There is a strip of land flanking the River Don that is to form part of a riverside cycle/walkway. The strip of land is to be dedicated to the City Council to enable the cycle/walkway to connect to Penistone Road.

From a highway perspective, the development raises no major concerns with access and parking arrangements able to be satisfactorily addressed by the imposition of standard conditions.

Access Issues

Inspection of the site plan details that approaches to the units do not fully meet with inclusive design principles with shared pedestrian and vehicle areas as well as accessible parking spaces not laid out to current standards (an access zone is provided on one side only of each space). It is also noted that some of the 9 allocated accessible parking spaces are not located as close to the unit’s entrances as they could be.

While this is noted, officers remain satisfied that providing inclusive access around the site can be satisfactorily resolved by planning condition.

Visual Amenity and Design Issues

The development involves demolishing all the existing buildings and structures on site including the white art deco building. The buildings situated to the rear of the site are considered to be of little architectural merit and their removal raises no objection from a visual amenity point of view. This position is somewhat different with regard to the proposed demolition of the art deco building. This building dates from the early 1940s and is believed to be the best surviving example of an Art Deco style factory in Sheffield. The building sets an imposing figure along on the streetscape and is noted as being one of Sheffield’s landmark buildings, a view supported by Sheffield Civic Society (SCS). Given the status of the building, an application to spot list the building was made by the Council in 1999 to the then Department of Culture, Media and Sport. However, on advice of English Heritage, the Secretary of State deemed the building not to be of sufficient special architectural or historic interest to merit listing and the request was turned down.

Officers acknowledge that the building is of some architectural and historic interest and can see the appeal of retaining the building. Officers would also agree with

46 SCS in that it is a well composed piece of architecture of its time and its loss would be regrettable. However, as the building is not listed or situated within a Conservation Area, approval to demolish the building is not required. As such, to seek its retention when the building can be demolished without any express consent from the Local Planning Authority would be unreasonable and challengeable at appeal.

With regard the proposed new build, the plans show the erection of a prominent five storey self storage unit (Unit A) to the north east of the site and three light industrial and trade counter units of various sizes (Unit B, C and D) enclosing a central courtyard area. The light industrial and trade counter units are generally two storey height and would provide two floors of accommodation. The proposed self storage unit and one of the lower units (Unit B) present themselves to Penistone Road with the other two units situated to the south east (Unit C) and north (Unit D) of the site, the latter extending along much of the back edge of the site. Access to Units C and D would be taken between the side elevations of the two frontage units. An internal courtyard is provided centrally to service the three light industrial units with parking courts provided adjacent to their entrances. The plans show that the all the units would be constructed using a high quality cladding system combined with brickwork and aluminium glazing. Features of the buildings include high curtain walling at their entrances and mild steel constructed canopies. The self storage unit cladding panels would be coloured a combination of green and grey with brick walling to the lower reaches of the building. The light industrial and trade units would be generally faced in a goosewing grey cladding system with darker grey vertical and horizontal seams. Their principal elevations would include low level brick walling.

The application has been submitted with the benefit of pre-application discussion regarding the layout, form and design of the development. The design quality of the buildings, particularly the self storage unit has been subject to numerous negotiations with officers seeking to ‘lift’ the visual appeal of the building in order to create an attractive frontage to Penistone Road. These discussions have brought about significant changes to the external appearance of the self storage unit with officers satisfied that the development would positively enhance the character and appearance of the surrounding area and adjacent Conservation Area.

It is considered that the scale and massing of the buildings have been successfully ‘broken up’ through the use of materials, colour and external treatment to achieve more verticality. Concerns initially raised by officers in terms of Unit D’s rear elevation have been resolved with this elevation now including windows and improved detailing that addresses the river better. Also, due consideration has been given to the buildings’ articulation and detailing with interest found throughout their principal elevations. Officers particularly welcome the arrangement of the light industrial/trade units around a central courtyard, which should achieve an attractive and inviting ‘enclosed’ space, particular when the proposed landscaping has matured. The development is considered to positively address Penistone Road, whilst also allowing for glimpses between the front and side of the buildings into the heart of the development.

47 To ensure the proposal translates to a high quality finished scheme, it is important that all facing materials and samples are submitted prior to construction. This can be controlled through planning condition.

Flood Issues

The application was accompanied by a Flood Risk Assessment (FRA) given the location of the site within Flood Zones 2 and 3. Within Flood Zones 2 and 3, the probability of a flood event is 1 in every 1000 years and 1 in every 100 years respectively. Although the FRA challenges the site’s partial inclusion within Flood Zone 3 given the hydraulic modelling data of the River Don Agency showing the predicted hydraulic modelled levels of this flood event (51.038 AOD) being lower than the site’s existing ground levels, it does accept that the site would be affected by a 1 in 1000 year event (Flood Zone 2).

The FRA details that the site was affected by the 2007 flood event when a boundary wall was breached. It adds however that this was largely due to a combination of exceptional circumstances that included the partial blockage around the adjacent island within the river due to trees and debris and the possible pumping of water into the River Don in an attempt to protect other areas from flooding.

The FRA continues by stating that the existing site is approximately 93% impermeable and that the development would make no significant change to this amount. To reduce surface water run-off, it is proposed to install a flow control system on site to limit discharge into the River Don that will achieve a reduction of 20% run-off rate than the existing rate. Although this run-off rate is less than the figure set out in the Core Strategy (30%), the Environment Agency raise no objection to this on the grounds that achieving a higher figure would be difficult due to contaminated land issues on the site.

PPS25 requires decision makers to steer new development to areas at the lowest probability of flooding by applying a ‘Sequential Test’. With regard the Sequential Test, the applicant has submitted details of several other sites within a broad catchment area of the site that could potentially meet the needs of the applicant . All the sites listed were discounted on grounds of their unavailability or inappropriateness. Officers are satisfied that the applicant has demonstrated through the ST that there are no other suitable or more preferable sites within the catchment area that are available and less prone to flooding than the application site.

Archaeological Issues

The application site lies in an area where there is a high potential for the preservation of both below and above ground of archaeological features. An archaeological desk-based assessment of this site submitted with the application details that due to the lack of later buildings on much of the earlier phases of the site, there is a high potential for well preserved archaeological remains below ground. South Yorkshire Archaeology Service (SYSA) has commented that it is important to clarify the site’s archaeological potential through on site evaluation of

48 archaeological deposits below site slab level. Also, they also consider a need for an archaeological assessment and recording of the art deco building in order to mitigate against the loss of important information about its form and structure etc and importantly its operation, particularly during WWII, during which time it is likely to have been of strategic importance to the war effort.

SYSA recommends that developer engage an archaeological contractor to both evaluate the site’s below ground archaeological potential through a programme of trail trenching and undertake an assessment and recording of the large ‘white building’. Although SYSA would like trial trenching to be carried out before the determination of the application, officers consider that this is unreasonable given that the site is still in operational use and can be satisfactorily controlled by way of condition. This position is supported by the University of Sheffield Archaeological Research Consultancy (ARCUS) who have stated that any trenching or alternative evaluation and mitigation works should be targeted at areas where ground disturbance will take place particularly as the details of the foundation design, although yet to be finalised will have a significant effect on the potential impact of the scheme on buried archaeology.

Sustainability Issues

A Sustainability Statement was submitted with the application. The statement lists a number of energy efficiency measures to be considered, which would help to reduce the development's carbon dioxide emissions. These measures include providing rooflights in each unit to cover up to 15% of floor area in order to reduce the need for artificial lighting, insulated roofs to achieve U-value below 0.25 that would help reduce the need for heating and cooling and the use of solar shading or solar control glass to manage heat gain in office spaces. It is important that some commitment is given to incorporating these measures within the development and reducing energy consumption by 20%. It is also important that the development achieve a BREEAM rating of very good is achieved. This is not mentioned in the statement, but can be achieved at a relatively minor cost. Both these matters can be secured by planning condition.

The statement does consider different types of renewable and low carbon energy, but deems them all either unviable or unfeasible to meet the full 10% requirement. However, if it is viable to incorporate sufficient technologies to achieve somewhere up to 10%, this should be sought.

The statement recommends that the district heating scheme be investigated in more detail for the site. Although earlier discussions with Veolia would have been beneficial, it would now be useful to have a commitment from the applicant of doing this as part of the development. It is suggested therefore that an advisory note be attached to any grant of permission that seeks the applicant to investigate whether the district heating scheme is viable and provide details to the LPA to this end.

Landscaping Issues

The submitted landscaping scheme details the planting of 18 extra heavy standard trees and several standard trees supplemented with specimen and ornamental

49 shrub planting across the site. Officers are satisfied with the planting proposals with the proposed planting of 9 heavy stands to the front of the site facing Penistone Road likely to be of significant benefit and would reinforce this road as a primary transport corridor into the city centre.

Ecology Issues

As already referred, the existing site is approximately 93% impermeable and the proposals make no significant change to this. The development however is considered to improve the existing ecology of the site through the proposed planting scheme that shows a generous mix of tree and hedge planting. Additionally, allowance has been made for the provision of land along the riverbank edge that would be used by the Council to facilitate a riverside walk. The depth of this proposed riverside walk (5m) is sufficient in officers’ opinion to ensure an appropriate wildlife corridor is provided along the edge of the river.

Although the Wildlife Trust considers that a Green Roof should be incorporated into the plans as this would provide a habitat for birds and invertebrates as well as reducing run-off, which has been discounted by the applicant, the development offers good opportunity to enhance biodiversity on site. The Wildlife Trust puts forward several recommendations that would enhance biodiversity on site that officers’ consider would be reasonable to include as part of the development. These include a control on external lighting, which can disturb bat foraging activity known to be present in the area, and incorporating features such as bat bricks, roosting units, bird boxes and structures for invertebrates. They also would like the Riverside Walk to contain as much soft landscaping as possible, to provide habitat for wildlife and act as a ‘sponge’ to absorb surface water run-off.

Other Issues

The applicant has included a Phase 1 report that identifies a number of potential sources of contamination affecting the site, and recommends further intrusive investigations. Officers are satisfied with the Phase 1 report and consider that any contaminated land issues can be satisfactorily controlled by condition.

The Environment Agency has suggested a condition that requires the undertaking of a preliminary risk assessment and site investigation to deal with the risks associated with contamination and prevention of pollutants reaching the River Don.

The applicant commissioned Acoustic Consultants to carry out a noise assessment of the proposal. The submitted noise report identifies that only two residential premises would be affected by the development, both of which are situated on the opposite side of Penistone Road, the nearest being some 80m from the closest part of the development boundary. The report concludes that noise levels from the site would be low and likely to be considerably lower than the previous operations generated on site.

It is considered that any affect in terms of noise disturbance resulting from the development would be minimal and not such that would harm the residential amenity of these properties.

SUMMARY AND RECOMMENDATION

Full planning permission is being sought to demolish the existing buildings on site and erect a five storey self storage unit (B8) and eight light industrial/trade counters. The site is situated in a General Industry Area where B2 and B8 are preferred uses. Although the development includes the erection of trade counters, which do not fall within either of the two preferred uses, a condition is attached that restricts the type of products that can be sold on site with the development unlikely to affect the dominance of industrial uses in the area or the viability and vitality of existing shopping centres.

Approval is not required to demolish the large imposing art deco building. Although its loss is regrettable given that it is a building of some architectural and historic interest, the Local Planning Authority has little power to seek its retention and to refuse on the application on these grounds can not be justified. Officers are satisfied with the design quality of the scheme and consider that it would make a positive contribution to the character and appearance of the area. It is considered that highway matters can be satisfactorily controlled by planning condition and the concerns raised in terms of egress from the site can be resolved without resulting in any detriment to highway safety.

Accordingly, subject to the conditions listed, the development is considered to be acceptable with the proposal in compliance with development plan policy and is recommended for approval.

Case Number 09/01329/FUL

Application Type A Full Planning Application

Proposal Temporary use of land for pre-owned vehicle sales and siting of customer sales reception (5 years)

Location Site At 720 Penistone Road Owlerton Sheffield S6 2DF

Date Received 29/04/2009

Team NORTH & WEST

Applicant/Agent Lynne Barker 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 site shall not be used unless the car parking accommodation as shown on the approved plans has been provided in accordance with those plans and thereafter such car parking accommodation shall be retained for the sole purpose intended.

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

3 The approved landscape works shall be implemented prior to the use of the development commencing or within an alternative timescale to be first agreed with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

52 4 The site shall not be used for the approved use until the fencing shown on the approved plans has been erected to the satisfaction of the Local Planning Authority and thereafter retained.

In the interests of the amenities of the locality.

5 The use shall cease on or before the 31st July 2014 and the temporary office building removed to the satisfaction of the Local Planning Authority.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

IB9 - Conditions on Development in Industry and Business Areas BE4 - Environmental Improvements BE5 - Building Design and Siting BE6 - Landscape Design and to all relevant material considerations, including Supplementary Planning Guidance.

53 Site Location

LOCATION AND PROPOSAL

The application relates to part of a former bakery site on the east side of Penistone Road, with Beulah Road and the Hillsborough Leisure Centre to the north. To the east of the site are the premises of the Sheffield Assay Office. To the south of the site is a building recently constructed and occupied by the Big Yellow storage company. On the opposite side of Penistone Road are residential properties, with Hillsborough Park adjacent.

It is proposed to use an area of land (maximum dimensions 34m by 34m) for the sale of second hand cars. The site is currently surrounded by a concrete post and chain link fence and contains an existing electricity substation.

The applicants propose to remove the existing fencing and replace it with black plastic coated mesh fencing, 2.5m high, to match the adjoining Big Yellow storage company site. Within the fence line would be a 1m wide soft landscape strip, again matching the adjoining site.

Access into the site would be via the existing access road to the Big Yellow storage company site, off Beulah Road. Customer parking, including disabled parking, would be provided within the site. It is also proposed to erect a temporary office building with a floor area of 8.5m by 3.6m. The building would be partly screened by the existing electricity substation.

The applicants have indicated that the proposed use would be for a maximum period of 5 years. The site has the benefit of permission for a light industrial /warehouse unit but the applicants state that due to the current economic climate this is not feasible and that the temporary use proposed makes good economic sense.

RELEVANT PLANNING HISTORY

Planning permission for the erection of a self-storage warehouse unit (Use Class B8) and a mixed-use light industrial/warehouse unit (Use Class B1(c) and/or B2 and/or B8) together with parking, access, boundary treatment and landscaping was granted in August 2007 on land including the current application site (Ref:07/01683/FUL ). The self-storage warehouse unit has been constructed and occupied.

SUMMARY OF REPRESENTATIONS

There have been no representations relating to the application.

PLANNING ASSESSMENT

Policy Issues

The application site is within an area identified as Fringe Industry and Business Area in the UDP. Policy IB6 applies bit car sales is not a use listed in this policy, so any proposal should be determined on its merits. Policy IB9 refers to conditions on development in such areas. The relevant sections of this policy are that new development should not cause residents to suffer from unacceptable living conditions, be well designed and of an appropriate scale and be served adequately by public transport, provide safe access and appropriate parking. It should also comply with appropriate Policies for the Built Environment.

Policy BE4 states that priority for environmental improvements will be given to areas where the environment is unsatisfactory along the Strategic Road Network, which includes Penistone Road.

Policy BE5 promotes good design and the use of good materials particularly on corner sites in order to create a lively and interesting environment.

Policy BE6 states that good quality landscape design will be expected in new developments.

55 The application site is also within of the Upper Don Valley Physical Regeneration Strategy (UDV PRS), which was endorsed by Sheffield City Council’s Cabinet on 25 October 2006 as the basis for regeneration of the Upper Don Valley. Of particular relevance to this site, the UDV PRS states that “The scale of new development should reflect the importance of this main route (A61), but be sensitive to adjacent residential development… Bespoke design will help to deliver development on challenging and difficult sites. Main buildings should be designed to high standards”.

The adopted Core Strategy in policies CS5 and CS10 identifies the Upper Don Valley as a priority location for manufacturing and distribution / warehousing and seeks to promote business and industry in the valley, so the proposal does not help to deliver this aim. However, the amount of land involved is relatively small and, for this reason, the site is not currently being proposed as a site allocation for employment use in the emerging City Sites DPD. The current economic climate also would lead to look favourably on alternative uses on this site on a temporary basis. For this reason it is considered there would be no major objection to the proposal, as long as the permission was temporary, so that there would be the opportunity to review the suitability of the use in the future.

Highway Issues

There are no highway objections to the development proposal.

The documentation submitted in support of the application states that cars will only be driven to the site. No transporter vehicles will be used or deliveries via heavy goods vehicles. Customer parking is provided internally, including a disabled space.

Impact on nearby residents and street scene

The nearest residents are on the opposite side of the busy Penistone Road, almost 100m away from the site. It is therefore considered that there would be little impact on those residents from the proposed use.

The submitted plans show details of suitable landscaping and fencing that are similar to the adjoining Big Yellow storage company site. The temporary office building would be partly screened by the existing electricity substation. It is therefore considered that the proposal will not detract from the street scene.

SUMMARY AND RECOMMENDATION

It is considered that the proposed use is acceptable. The amount of land involved is relatively small and the proposed fencing and landscaping would reflect the adjoining site. The current economic climate also would lead to look favourably on alternative uses on this site, on a temporary basis.

Case Number 09/01191/FUL

Application Type A Full Planning Application

Proposal Erection of two storey building for use as cafe (Class A3) on ground floor and offices (Class B1) on first floor (As amended drawings 08-0657.13 Revision D and 08- 657.11 Revision C)

Location South Yorkshire Police Catch Bar Lane Sheffield S6 1TA

Date Received 16/04/2009

Team NORTH & WEST

Applicant/Agent ABA Architecture

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 Before the development is commenced the following samples shall have been submitted to and approved in writing by the Local Planning Authority: i) proposed facing materials and ii) proposed roofing materials

Thereafter, the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

3 Prior to the commencement of development further details regarding the proposed boundary treatments including gates shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

57 4 Prior to the commencement of development further details regarding the proposed materials for the bin store shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 A permanent 3 metre wide access from the road to the river embankment shall be provided in accordance with drawing number 08-657.11 revision C and shall thereafter be retained.

In order to allow access to the watercourse for maintenance works.

6 A 2.5 metre wide strip of land to the north of the site adjacent to the river bank should be free from development and accessible through gates a minimum of 1.4 metres wide in accordance with drawing number 08-657.11 revision C and shall thereafter be retained. Any furniture in this area should be loose and able to be removed if required for access.

In order to allow access to the watercourse for maintenance works.

7 Prior to the commencement of development full details regarding the materials and finish to the single-storey flat roof shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with these details.

In the interests of the visual amenities of the locality.

8 The ground floor restaurant/café shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases from the commercial kitchens has been installed. Before such equipment is installed details thereof shall have been submitted to and approved in writing by the Local Planning Authority. After installation such equipment shall be retained, operated and maintained for the purpose for which it was installed.

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

9 Before work on site is commenced, full details of suitable inclusive access and facilities for disabled people, to the first floor offices shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such inclusive access and facilities have been provided in accordance with the approved plans. Thereafter such inclusive 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.

58 10 The building shall be used for the above-mentioned purpose only between 0700 hours and 2300 hours on any day.

In the interests of the amenities of the locality.

11 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

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

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas BE5 - Building Design and Siting and to all relevant material considerations, including Supplementary Planning Guidance.

Attention is drawn to the following directives:

1. From the 6th April 2008, the Town and Country Planning (Fees for Applications and Deemed Applications) Regulations 2008 require that all requests for confirmation of compliance with planning conditions require a fee payable to the Local Planning Authority. An application to the Local Planning Authority will be required using the new national standard application forms. Printable forms can be found at www.sheffield.gov.uk/planning or apply online at www.planningportal.gov.uk. The charge for this type of application is £85 or £25 if it relates to a condition on a householder application for development.

59 Site Location

LOCATION AND PROPOSAL

The application relates to a site to the north east of Catch Bar Lane which is predominantly hard standing with a small single-storey flat roof building placed centrally within the site which was formally used as a police station. The River Don is located to the rear of the site and beyond this lies Sheffield Wednesday Football Ground.

The majority of the site is located in a housing area, however a small strip to the rear is sited within an open space area as allocated in the adopted Sheffield Unitary Development Plan. The area to the rear of the site is an open space area whilst Hillsborough Primary School is located directly opposite which is a Grade II listed building.

Permission is sought to remove the existing single-storey structure on the site and replace it with a two-storey building which will have a café at ground floor level and offices at first floor.

RELEVANT PLANNING HISTORY

06/02375/FUL – erection of two-storey building for café (A3 use class) and offices (A2 use class) as amended plans received 3/05/2007 – granted conditionally

SUMMARY OF REPRESENTATIONS

Ten letters of representation have been received, the main points are outlined below –

- The development will increase traffic in the area. - There will be an increase in parking. - Six parents of children at Hillsborough Primary School are concerned that the increase in traffic could have serious negative consequences on the safety of pupils at the school and could lead to accidents in the future. - The head teacher of Hillsborough Primary School has also written in strongly opposing the scheme on the basis of the increase in traffic and the problems this will cause for pupils crossing the street. - There should be speed bumps on Catch Bar Lane as people drive too fast. - Delivery and refuse collections will further increase traffic on Catch bar Lane and present a danger to children crossing the road. - There will be no off-street parking associated with the development. - There is already an abundance of food suppliers in the immediate locality. - The site should be used as a parking area instead. - A two-storey building is not appropriate in this area due to its close proximity to trees and the park. - There are many vacant units in Hillsborough which could be used instead of building a new property.

PLANNING ASSESSMENT

Policy

Policy BE5 of the UDP principally seeks good design and the use of good quality materials, with respect for the scale, form, and architectural character of the area.

Policy H10 sets out the preferred, acceptable and unacceptable uses within housing areas. Both A3 uses (restaurants, cafes and snack bars) and B1 uses (offices) are considered to be acceptable uses and thus the proposed use of the building does not present any significant issues.

Policy H14 ‘Conditions on Development in Housing Areas’ sets out different criteria non housing uses should comply with these include

(i) occupy only a small area and not lead to a concentration of non-housing uses which would threaten the residential character of the area (k) Not lead to air pollution, noise, smell, excessive traffic levels or other nuisance, or risk to health and safety for people living nearby

61 (l) Be on a scale consistent with the residential character of the area or meet primarily local needs

Although a very small part of the site is located in an open space area, it is not actually used as an open space and is hard paved like the rest of the site. The development of this small area is considered to be negligible (approximately 25 square metres) and will not result in the loss of an attractive or important area of open space.

The proposed uses of the building accord with UDP policy. The café and office uses are small in scale and are not considered to threaten the viability or function of Hillsborough district centre located approximately 100 metres to the west of the site.

Additionally permission was granted in 2007 for a two-storey building with an A3 use at ground level and A2 uses at first floor. The building was similar in scale and massing to that proposed through this application and thus the principle of the development has already been established.

Design

The proposed two-storey building is of a fairly traditional design, the key feature of the building is a front gable which breaks up the scale and massing of the building and adds articulation. The building will use reconstituted stone to the front elevation and red brick to the side and rear, whilst natural stone would have been more desirable in order to reflect that used on the grade II listed building it is not considered to be a reason for refusal.

The proposed development is sited next to two small single-storey flat roof building to either side, although the proposed building will be significantly larger than those to either side it is considered to be acceptable and is of a similar scale to buildings within the wider area. The building incorporates large amounts of glazing in the front elevation at both ground and first floor level, this will ensure the building interacts well with the street scene and will provide activity and animation.

The building is significantly separated from Hillsborough Primary School and will not have a detrimental impact upon the character of the grade II listed building and conservation area directly opposite the site.

Amenity

In order to protect nearby neighbours and users of the first floor office space from disamenity due to odour, Environmental Protection Service have suggested that a condition requiring details of a fume extraction system is attached to the grant of planning permission.

The applicant has proposed that the opening hours be 0700 – 2300 hours Monday to Saturday. These hours are considered to be acceptable and will not have a detrimental impact upon the nearest residential properties which are approximately

62 55 metres away. Furthermore, the approved opening hours for the previous application were similar (0730 – 2300 hours Monday to Saturday).

A bin storage area will be provided to the rear of the site, this will ensure that bins are kept in a discrete area and are not stored to the front of the site.

The proposed development and thus the building will not be overbearing, overshadowing or cause overlooking to residential occupiers.

Highways

Highways have recommended that the scheme is granted conditionally. There have been numerous representations raising concerns over highway safety, suggesting that the development will increase on street parking and increase the general volume of traffic in the area. The site is considered to be in a sustainable location with frequent public bus services, which run along Leppings Lane, Middlewood Road and Catchbar Lane linking with the City Centre and northern suburbs of Sheffield. In addition Supertram runs along Middlewood Road. Therefore bearing in mind the restricted dimensions of the site, the small-scale nature of the use and its position in relation to high frequency public transport links and shopping facilities it is considered that a refusal on highway grounds could not be justified. It is anticipated that the majority of users will either walk or use public transport and therefore there should not be a significant increase in traffic.

Flood Risk

A small part of the site is located within a Flood Risk Zone 2. In order to allow access to the watercourse for maintenance purposes a 3 metre wide access strip from the highway to the river embankment will be provided along with a 2.5 metre wide strip along the northern boundary of the site adjacent to the river bank. The Environment Agency has raised no objection to the application subject the provision of these access ways being provided.

Landscape

There is a mature belt of trees to the rear of the site which provide a buffer to the River Don and offer some screening to the football stadium. There are also several trees to the east of the site but none of these lie within the site boundary, none of the trees have Tree Preservation Orders. As part of the previous application it was proposed to remove two trees within the site and this was considered to be acceptable, following a recent site visit it is clear that these trees have already been removed. As the trees to the rear and side are outside the red line boundary they are outside the remit and control of this application.

Access

The ground floor of the building complies with relevant disability standards. The first floor stairwell will be wide enough to enable a chair lift to be installed in the future should it be required, the full details of this will be secured via an appropriately worded condition.

SUMMARY AND RECOMMENDATION

The proposed development is considered to be acceptable in terms of the proposed use, design and impact upon the surrounding area. The scheme complies with relevant Unitary Development Plan policies and is thus recommended for approval.

Case Number 09/01145/FUL

Application Type A Full Planning Application

Proposal Demolition of dwellinghouse and erection of replacement dwellinghouse (As amended 21.05.09)

Location Ponda Rosa More Hall Lane Sheffield S36 3ST

Date Received 09/04/2009

Team NORTH & WEST

Applicant/Agent Planning Prospects 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 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, Part 1 (Classes A to H inclusive), Part 2 (Classes A to C), or any Order revoking or re-enacting that Order, no extensions, porches, garages, ancillary curtilage buildings, swimming pools, enclosures, fences, walls, hard surfacing, external lighting to the tennis court, or alterations or installations which materially affect the external appearance of the dwelling shall be constructed without prior planning permission being obtained from the Local Planning Authority.

To ensure that the development does not harm the character and openness of the Sheffield Green Belt and to ensure that the traditional architectural character of the dwelling is retained and there is no visual intrusion which would be detrimental to the amenities of the locality.

3 Notwithstanding the submitted plans, prior to construction works commencing, details of the arrangements to secure the checking process by Sheffield City Council of all structural elements of the project to ensure that the solutions being suggested are appropriate, and will not undermine the support to More Hall Lane (to include the submission of structural calculations, cross-sections, materials/specifications, construction method

65 statement) particularly in the vicinity of the drive. The development shall be carried out in accordance with the approved structural elements of the project prior to occupation of the dwelling.

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

4 In the event that any unexpected contamination or un-natural ground is encountered at any stage of the development process, the Local Planning Authority shall be notified immediately. Particular attention should be paid to inspecting the site of any fuel storage tanks and associated pipe work for visual or olfactory evidence of contamination. Construction and ground works in any areas identified as affected by potential contamination shall be suspended immediately. Works in such areas shall not recommence until appropriate measures to assess and remediate any ground contamination have been agreed in writing by the Local Planning Authority. Continued development works must then be in accordance with the measures agreed.

In order to protect the health and safety of future occupiers and users of the site.

5 The existing dwelling shall be demolished prior to the construction of the replacement dwelling.

To ensure that the development does not harm the character and openness of the Sheffield Green Belt.

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

In order to ensure an appropriate quality of development.

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

In order to ensure an appropriate quality of development.

8 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.

66 9 Before the commencement of development, large scale details, including materials and finishes, at a minimum of 1:20 of the items listed below shall be approved in writing by the Local Planning Authority:

Windows and surrounds Window reveals Doors and surrounds Eaves, verges and ridges Light well External wall construction Masonry detailing Balconies Entrance canopies Chimneys

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

10 Before any of the following buildings and structures shown on the approved drawings are provided or constructed on site, details of their design and external appearance including external materials and finishes shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

(i)greenhouse (ii)potting shed (iii)summer house/garden store (iv)oil tank (v)retaining walls

To ensure that the development does not harm the character and openness of the Sheffield Green Belt.

11 Before development commences details of the proposed waste water treatment facility shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.

To ensure satisfactory drainage arrangements and to ensure that the development does not harm the character and openness of the Sheffield Green Belt.

12 Before any work on site is commenced, a comprehensive and detailed hard and soft landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The landscape works shall be implemented prior to the development being brought into use or within an alternative timescale to be first agreed in writing with the Local Planning Authority. Thereafter the landscaped areas shall be retained and shall not

67 be used for any other purpose without the prior consent of the Local Planning Authority. They shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced.

In the interests of the amenities of the locality.

13 Before the dwelling is occupied the demarcation of the residential curtilage shall be carried out in accordance with the approved drawings and shall thereafter be retained.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE5 - Housing Development GE8 - Areas of High Landscape Value and The Peak National Park GE13 - Areas of Natural History Interest and Local Nature Sites and to all relevant material considerations, including Supplementary Planning Guidance.

68 Site Location

LOCATION AND PROPOSAL

The site is located on the south side of More Hall Lane on the south facing slopes of the hillside above More Hall reservoir in the Ewden Valley. There is a residential property immediately to the east of the application site and other isolated residential properties off More Hall Lane further to the east and west of the application site.

The application site comprises a dwellinghouse and its residential curtilage and a small part of the adjacent agricultural land. The existing dwelling and much of its garden is sited on a plateau of land below the road level of More Hall Lane.

The application site and adjacent land to the west and south has been subject to land movement and slippage.

The proposal seeks full planning permission to demolish the existing dwelling and erect a replacement dwelling. The proposal also includes provision of a

69 greenhouse and potting shed at the western end of the garden curtilage and an outdoor tennis court and a small summer house/garden store within the garden to the east side of the proposed dwelling. A below ground waste water treatment facility is proposed outside the residential curtilage on part of the adjacent agricultural land. The extent of the residential curtilage would remain the same as existing.

The application has been amended since its original submission to reposition the proposed dwelling slightly further away from More Hall Lane.

A separate planning application for re-grading works, drainage and access works, and provision of landscaping on the hillside to the west and south side of Ponda Rosa is considered elsewhere on the agenda (application no. 09/01144/FUL refers).

SUMMARY OF REPRESENTATIONS

16 letters of support and comment have been received relating to the following matters;

- Ponda Rosa was an ugly house not in keeping with the area; - appearance of the proposed buildings are much more in keeping with the green belt and their surroundings, it will redress the harm and intrusive impact of the previous house and enhance the openness of the green belt; - removal of the fake stone house and replacement with real stone will further enhance the look of the area, proposed materials and landscaping are high standard; - roof line is lower than the old house which improves the view from More Hall Lane; - there will be no overlooking of neighbours; - pleased that the application puts measures in place to address the problems of landslips and will use landscaping works, will enable the area to be sympathetically managed in the future; - there will be no access problems caused by the new dwelling; - impose a 30 mph speed limit on More Hall Lane and Sunny Bank once the road is repaired.

Bolsterstone Community Group have welcomed the proposals;

- will replace the original building with one which would seem more in keeping with its surroundings; - the Group have tried to establish over the last three years a management and maintenance plan for Ewden Valley; - pleased that the landscaping work addresses the landslip problems to which More Hall Lane has been subject for many years, this should allow the area to be more sympathetically managed in the future; - have already requested speed limit be reduced to 30mph on More Hall Lane/Sunny Bank which will compliment the improvements.

70 PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt and an Area of High Landscape Value. Land immediately to the south of the site lies within an Area of Natural History Interest.

Policies GE1 to GE4 of the UDP seek to protect the openness and character of the green belt.

Policy GE5 states that new houses in the green belt, other than those needed to support agricultural and other acceptable uses, will be permitted only where this would involve either (a) infilling of a single plot within the confines of an existing village, group of buildings or substantially developed road frontage; or (b) replacement of an existing house on the same site, providing that the new house is not significantly larger than the one it replaces.

Whilst the site lies outside Ewden village and is not within a group of buildings or substantially developed road frontage, the proposal is for a replacement dwelling within the same site and as such is to be considered within criteria (b) of Policy GE5.

The Council’s supplementary planning guidance on designing house extensions provides guidance on extensions to dwellings in the green belt, whereby Guideline 9 states that extensions in the green belt will be allowed only if they are a minor addition to the dwelling and are not visually intrusive. The guideline describes a minor extension for smaller houses as up to one-third of the cubic content of the original house, and for larger houses normally only more modest extensions.

The Government’s planning policy guidance on green belts is contained in PPG2. PPG2 states that there is a general presumption against inappropriate development within the green belt except in very special circumstances. PPG2 states that the replacement of existing dwellings need not be inappropriate providing the new dwelling is not materially larger than the dwelling it replaces. The visual amenity of the green belt should not be injured by proposals for development within or conspicuous from the green belt.

The application site lies partway up the valley hillside alongside More Hall Lane. From More Hall Lane there is a fall of approximately 35 metres down to the road running alongside the reservoir which lies to the south.

The existing dwelling is sited on a plateau of land approximately 4.6 metres below More Hall Lane. It is accessed off More Hall Lane via a driveway leading down from the northeast corner of the site. The footprint of the existing house is approximately 17 metres wide by 12.5 metres, with an eaves and ridge height of 6.3 and 10 metres respectively. It is two-storey with additional accommodation within the ridged roofspace and a substantial veranda on its south elevation supported by five columns. An elevated small terrace and path runs from part of

71 the rear first floor level towards the steep drive. The style and appearance of the existing house was contemporary with its period of construction in the c1970s.

The proposed dwelling would be sited in a similar position within the site as the existing dwelling although it would be approximately 3.5 metres further away from More Hall Lane and up to 11 metres further to the west. The proposed dwelling would have a footprint of approximately 22 metres (wide) by 15 metres, and would be 5.4 metres high to the eaves and 8.1 metres high to the top of the roof. The proposed dwelling would have two gabled bays at each end of its south elevation and one gabled bay on each of the other sides. The central area of the roof would be flat surrounded by sloping roofs. It would provide three floors of accommodation with the upper floor being within the roofspace with two dormer windows facing south. The proposed dwelling has a traditional appearance in keeping with the character of older properties in the valley and would be faced in gritstone with a stone slab roof and wooden sash window frames.

In comparison to the existing dwelling, the proposed dwelling would be similarly sited on site all be it slightly repositioned, it would be approximately 5 metres wider and 2.5 metres deeper than the existing dwelling, and its height would be approximately 0.9 metres lower to the eaves and 1.9 metres lower to the ridge. The volume of the proposed dwelling would be just less than one-third greater than the existing dwelling.

When viewed from More Hall Lane the proposed dwelling would be slightly further away from the lane, wider and lower than the existing dwelling. It is considered that as the proposed roof height would be lower Its overall impact of its siting and massing on the elevated lane would be less. When viewed from across and along the valley the proposed dwelling would be slightly forward to the south, wider and with a lower roof height than the existing dwelling. It is considered that the overall impact of the siting and massing the proposed dwelling on the valley whilst being slightly more prominent would not be significantly greater than the existing dwelling. In view of its context within the valley it is considered that the proposed dwelling would not have a significantly greater effect on the openness of this part of the green belt.

The design and appearance of the proposed dwelling would be complimentary to the character of this part of the green belt and would be a significant improvement upon that of the existing dwelling.

Overall it is considered that the proposed dwelling would not adversely affect the openness and character of this part of the green belt. Its appearance would be a significant improvement upon the visual amenity of the green belt.

The proposal includes the formation of an outdoor tennis court on the eastern part of the residential curtilage and erection of some small ancillary garden buildings. A stone paved terrace and parking area is proposed to the south and east side of the dwelling. The remainder of the driveway and parking area on the north side of the dwelling would be surfaced in bound gravel. Soft landscaping is proposed alongside More Hall Lane and along the southern boundary of the site. A hedgerow is proposed to the surrounds of the court. The engineering operations

72 include piled foundations and retaining structures for the foundations of the dwelling, and to stabilise the bank to the northwest side of the house and the eastern part of the garden.

It is considered that subject to no external floodlighting of the court the proposed works would not significantly harm the openness and character of the green belt.

To ensure that the impact of the proposal continues to not harm the openness of the green belt a condition is recommended removing the permitted development rights for extensions and alterations to the proposed dwelling and any further ancillary buildings and structures within the curtilage of the proposed dwelling beyond those included within this proposal.

It is considered that the proposal complies with Policies GE1 to GE5 of the UDP and the Government’s planning policy guidance contained in PPG2.

Effect on the Amenities of Residents and the Locality

The proposal would retain substantial separation between the proposed dwelling and nearby residents. There would be no adverse effect on the living conditions of nearby residents. Removal of permitted development rights for floodlighting to the outdoor tennis court would ensure that there would be no unacceptable overspill of light to the adjacent property to the east of the site

Policy GE8 seeks to protect the appearance and character of Areas of High Landscape Value whilst Policy GE13 seeks to prevent damage to Areas of Natural History Interest.

The proposal includes additional landscaping within the site which would compliment the appearance of this Area of High landscape Value. The proposed dwelling would not impact on the adjacent Area of natural History Interest.

The proposal complies with Policies GE8 and GE13 of the UDP.

Highway and Transportation Issues

The principle of the proposed development raises no highway concerns.

The highway issue in this locality is primarily one of land slips. More Hall Lane immediately adjacent to the site has suffered a land slip and has since been strengthened by the Council in the form of a piled retaining wall. A condition is recommended to ensure that prior to the construction works commencing the structural elements of the project and any works on the site are appropriate and do not undermine the support to More Hall Lane.

73 SUMMARY AND RECOMMENDATION

The site is within the Green Belt and an Area of High Landscape Value. Land immediately to the south of the site lies within an Area of Natural History Interest.

The proposal is for a replacement dwelling within the same site.

The application site lies partway up the valley hillside alongside More Hall Lane. The existing dwelling is sited on a plateau of land approximately 4.6 metres below More Hall Lane.

In comparison to the existing dwelling, the proposed dwelling would be similarly sited on site all be it slightly repositioned to the south and west. It would be approximately 5 metres wider and 2.5 metres deeper than the existing dwelling, and its height would be approximately 0.9 metres lower to the eaves and 1.9 metres lower to the ridge. The volume of the proposed dwelling would be just less than one-third greater than the existing dwelling.

The design and appearance of the proposed dwelling would be complimentary to the character of this part of the green belt and would be a significant improvement upon that of the existing dwelling.

It is considered that subject to no external floodlighting of the court the proposed works would not significantly harm the openness and character of the green belt. A condition is recommended removing the permitted development rights for extensions and alterations to the proposed dwelling and any further ancillary buildings and structures within the curtilage of the proposed dwelling beyond those included within this proposal.

The proposal would retain substantial separation between the proposed dwelling and nearby residents. There would be no adverse effect on the living conditions of nearby residents.

The principle of the proposed development raises no highway concerns. The highway issue in this locality is primarily one of land slips. A condition is recommended to ensure that prior to the construction works commencing the structural elements of the project and any works on the site are appropriate and do not undermine the support to More Hall Lane.

It is considered that the proposal complies with Policies GE1 to GE5, GE8 and GE13 of the UDP and the Government’s planning policy guidance contained in PPG2.

It is recommended that planning permission is granted subject to conditions.

Case Number 09/01144/FUL

Application Type A Full Planning Application

Proposal Site remodelling, drainage, access and landscaping (As amended 21.05.09)

Location Land To The South And West Of Ponda Rosa More Hall Lane Sheffield

Date Received 09/04/2009

Team NORTH & WEST

Applicant/Agent Planning Prospects 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 approved landscape works shall be implemented before the end of the first planting season following the date of this approval or within an alternative timescale to be first agreed with the Local Planning Authority. Thereafter the landscaped areas shall be retained and they shall be cultivated and maintained for a period of 5 years from the date of implementation and any plant failures within that five year period shall be replaced unless otherwise agreed by the Local Planning Authority.

In the interests of the amenities of the locality.

3 Notwithstanding the submitted plans, prior to further construction works commencing, details of the arrangements to secure the checking process by Sheffield City Council of all structural elements of the project to ensure that the solutions being suggested are appropriate, and will not undermine the support to More Hall Lane (to include the submission of structural calculations, cross-sections, materials/specifications, construction method statement) shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved structural elements of the project.

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

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park GE13 - Areas of Natural History Interest and Local Nature Sites and to all relevant material considerations, including Supplementary Planning Guidance.

Attention is drawn to the following directives:

1. The applicant is advised to contact the Land Drainage Section at Sheffield City Council, Block 5, 2 to 10 Carbrook Hall Road, Carbrook, Sheffield S9 2DB (tel:0114 273 5847) regarding the requirements to obtain approval under Section 263 of the Public Health Act 1936 for works involving any changes to watercourses including relay, diversions or work to the banks of the open channel.

2. The applicant is advised to contact the Land Drainage Section at Sheffield City Council, Block 5, 2 to 10 Carbrook Hall Road, Carbrook, Sheffield S9 2DB (tel:0114 273 5847) and the Environment Agency, Phoenix House, Global Avenue, Leeds LS11 8PG regarding the requirements to obtain approval of surface water discharge arrangements.

3. The applicant is advised to contact the Bridge Management Section, Street Force at Sheffield City Council, 2 to 10 Carbrook Hall Road, Carbrook, Sheffield S9 2DB (tel: 0114 273 5843) regarding the requirements to obtain approval of the structural elements of the project.

77 Site Location

LOCATION AND PROPOSAL

The application site comprises approximately 0.8 hectares of agricultural land on the south facing slopes of the hillside above More Hall reservoir in the Ewden Valley.

Part of the application site and adjacent land at the Ponda Rosa has been subject to land movement and slippage.

The proposal seeks full planning permission for re-grading works on the hillside, drainage and access works, and provision of landscaping. This application is partly retrospective in that the re-grading, drainage and access works and part of the landscaping works have already been carried out.

The re-grading works have involved remodelling the upper part of the site to create a modified profile to the land including a levelled section to provide access to the lower part of the site and a paddock.

The access works have involved the resurfacing of an existing access off More Hall Lane and the field track leading down the western part of the site. The drainage works have involved repair and consolidation works to the land drainage following the collapse of part of the road.

The landscaping works comprise extensive planting of the reprofiled land with trees, shrubs and grass mixes.

A separate planning application for the replacement of the dwelling at Ponda Rosa is considered elsewhere on the agenda (application no. 09/01145/FUL refers).

SUMMARY OF REPRESENTATIONS

10 letters of support and comment have been received relating to the following matters;

- the proposals will enhance the area following the landslip and road closure, should be encouraged as they make a contribution to the management of the countryside, will help restore the character of the land within this part of the valley; - incorporating native planting is good, landscaping seeks to prevent landslips by improving drainage; - no access problems, hope a 30mph speed limit on More hall Lane and Sunny Bank Road is imposed once the road is repaired.

Bolsterstone Community Group have welcomed the proposals;

- the Group have tried to establish over the last three years a management and maintenance plan for Ewden Valley; - pleased that the landscaping work addresses the landslip problems to which More Hall Lane has been subject for many years, this should allow the area to be more sympathetically managed in the future; - have already requested speed limit be reduced to 30mph on More Hall Lane/Sunny Bank which will compliment the improvements.

PLANNING ASSESSMENT

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt and an area of High Landscape Value. The eastern part of the site lies within an Area of Natural History Interest.

Policies GE1, GE2 and GE4 of the UDP seek to protect the openness and character of the green belt. Policy GE8 seeks to protect the appearance and character of Areas of High landscape Value whilst Policy GE13 seeks to prevent damage to Areas of Natural History Interest.

79 carrying out of engineering and other operations are inappropriate development unless they maintain openness and do not conflict with the purposes of including land in the green belt. The visual amenity of the green belt should not be injured by proposals for development within or conspicuous from the green belt.

The application site lies partway up the valley hillside. The higher parts of the application site lie alongside More Hall Lane. From More Hall Lane there is a fall of approximately 18 metres across the application site and a further fall of approximately 17 metres beyond the application site down to the road running alongside the reservoir which lies to the south.

The regarding works have involved both cutting into the hillside and extending the banking to create graded access tracks and a levelled paddock along the valley side. On the western part of the site the reprofiling works have mainly involved cutting into the upper part of this hillside of between 1 and 2 metres with the maximum cut being approximately 2.5 metres with shallower reprofiling on the lower slopes. On the eastern part of the application site the regarding works have mainly involved extending part of the banking by raising some of the levels by between 2 and 3 metres.

The access track runs from the existing access off More Hall Lane down the western side of the site. The entrance is paved in setts and the track is surfaced in bitmac with strips of setts across the track to direct surface water run-off into the side gully. As the track turns eastwards across the site it is to be surfaced in permeable gravel. A dry stone wall runs around its southern edge separating it from the grazing land below. At the eastern end of the site the levelled area is bounded by a stock fence to provide a paddock.

The land drainage works have involved repair and consolidation works following the collapsing of part of More hall Lane and regarding of the hillside.

The landscape scheme comprises laurel hedgerow planting along the road frontage; a group of 10 trees (rowan, oak, birch mix) and native planting (155no. plant mix of hazel, hawthorn, holly, blackthorn, willow and viburnum) across the upper bank on the western part of the site; and 29 trees (including maple, birch, chestnut, beech, ash) with shrub underplanting on the lower bank on the western part of the application site above the access track. On the eastern part of the site the landscape scheme comprises four groups of trees totalling 46 trees (maple, birch, cherry, ash, oak, chestnut mix) with shrub planting to the upper and lower banks either side of the paddock. The scheme also includes seeding the planted banks with a native grass mix. Below the access track the lower slopes of the application site are to be overseeded with herbal ley providing a variety of seed mixes.

The highway issue in this locality is primarily one of land slips. More Hall Lane immediately adjacent to the site has suffered a land slip and has since been strengthened by the Council in the form of a piled retaining wall. A condition is recommended to ensure that any further works on the site are appropriate and do not undermine the support to More Hall Lane.

80 It is considered that the reprofiling of this part of the hillside has involved minor changes to the overall appearance and landform of this part of the valley. Whilst the engineering works have created a levelled track and paddock and steeper banks above and below it, the reshaped profile is in keeping with the character and appearance of the valley. The proposed access and drainage works will not significantly harm the appearance of the hillside.

The proposed landscaping scheme will involve extensive and mixed planting appropriate to the field and woodland character of the valley and provide a satisfactory planting scheme for the reprofiled land.

It is considered that the proposal maintains the openness and visual amenity of this part of the green belt. The proposal enables the agricultural use of the land to continue. The proposal will not harm the area of natural history interest.

The proposal complies with Policies GE1, GE2, GE4, GE8 and GE13 of the UDP and the Government’s planning policy guidance on green belts contained in PPG2.

SUMMARY AND RECOMMENDATION

This application is partly retrospective and involves regarding of land and relandscaping works within the green belt and land within an area of natural history interest.

It is considered that the reprofiling of this part of the hillside has involved minor changes to the overall appearance and landform of this part of the valley. The reshaped profile is in keeping with the character and appearance of the valley. The proposed access and drainage works will not significantly harm the appearance of the hillside.

The proposal complies with Policies GE1, GE2, GE4, GE8 and GE13 of the UDP and the Government’s planning policy guidance on green belts contained in PPG2.

It is recommended that planning permission is granted subject to conditions.

Case Number 09/01134/FUL

Application Type A Full Planning Application

Proposal Erection of two dwellinghouses and detached double garage (Amended plans received 22.06.2009)

Location Curtilage Of 4 Stumperlowe Hall Road Sheffield S10 3QR

Date Received 14/04/2009

Team NORTH & WEST

Applicant/Agent TAD Architects

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the design of the proposed dwellings by reason of their siting, form, height, massing and detailing would be injurious to the visual amenity of the street scene. The scheme would therefore be contrary to Policies BE5 and H14 of the Unitary Development Plan.

2 The Local Planning Authority consider that the proposed dwellings, by virtue of their siting, would lead to the removal or compromise the long term health and retention of mature trees and vegetation that contribute the visual amenity of the streetscene, including protected tree reference T13, TPO 808/275. In this respect the proposal is contrary to Policy GE15 of the Unitary Development Plan.

3 The Local Planning Authority consider that the proposed development would constitute an overdevelopment of a site of restricted dimensions which would result in insufficient amenity space and an unsatisfactory environment for occupiers of the proposed dwellings arsing from overlooking from the existing property and overbearing caused by the layout of the scheme. The overdevelopment would compromise the character of the existing plot. This would be contrary to Policies H14 and H15 of the Unitary Development Plan.

82 Site Location

LOCATION AND PROPOSAL

The application site relates to a large detached dwelling set within a sizable plot on Stumperlowe Hall Road. The dwelling has been extensively extended and occupies practically the length of the plot from north to south and is located to the far west of the plot with the main garden area between the house and the highway. The site is located at a higher level than the highway with the house occupying the highest part and the garden area. The levels change within the plot with the garden area where the dwellings are proposed being at least 2 metres lower. The site is currently screened by mature vegetation and trees that span the frontage of the site.

The applicant is seeking to retain the existing dwelling and erect two new dwellings between the existing house and the highway. The northern house (plot 4a) is shown to have a detached double garage. Both houses would have new vehicular accesses.

83 RELEVANT PLANNING HISTORY

79/03407/FUL Extension to lounge and enclosing of swimming pool was granted 19.12.1979

85/02345/OUT dwellinghouse was granted 15.01.1986

90/03251/OUT Erection of dwellinghouse 15.01.1991

02/02748/FUL Alterations and extensions to dwellinghouse including erection of a rear balcony

SUMMARY OF REPRESENTATIONS

At the time this report was prepared 1 letter of representation has been received from the occupant of 1 Stumperlowe Hall Road. The following comments are raised;

- This road is used as a rat run, with cars exceeding the speed limit. The road is narrow and suffers from ice in bad weather, with a number of accidents occurring. Further building and access at this point is considered to be dangerous. - Concern is raised that further dwellings would be detrimental to the peace and quiet of the area. - Comment is raised that the scheme claims to be within easy access of bus and cycle route is spurious. As the nearest bus route is 10 mins walk away. - The new dwellings would affect the already depleted green character of the area with an adverse affect on birds and other wildlife.

PLANNING ASSESSMENT

The application site is located within a Housing Area as allocated in the Sheffield Unitary Development Plan. Policy H10 details Housing as the preferred development type in these areas.

Policy H14 details conditions in housing areas and sets out the expectation that new buildings will be well designed and not overdeveloped and protect amenity standards. The policy also specifies that it should provide safe access to the highway network.

Policy H15 is applicable and sets out expectations for the design of new dwellings. This policy details that new developments will be expected to provide adequate private garden areas and ensure basic standards of daylight, privacy and security and out look are met for all residents amongst other things.

Policy BE5 is also applicable and expects a high quality design.

The principle of residential development is acceptable in this location and is compliant with the aims of national policy as it is classed as being on brown field

84 land. The site is in a relatively sustainable location, within walking distance of transport routes.

Design and Appearance

The existing streetscene is mixed with the properties varying in design. On the eastern side of the street the properties have a more regular setback, however on the west the distance from the highway varies. The closest dwelling to the highway are set at least 10 metres back from the edge of the highway. Furthermore mature trees feature heavily in the streetscene which results in the existing dwellings in the street not being particularly prominent.

The new dwellings are shown to be positioned much closer to the highway , with the closest part of the southern plot (4b) being within 6.6 metres of the highway, some 6 metres closer than No 6, the dwelling located to the south.

The two proposed dwellings vary in design. The southern most plot would have accommodation over four levels, however this would consist of basement garaging and attic level accommodation. Within the streetscene there are other properties with basement garage. The dwelling would be presented to face the highway and consists of a forward projecting gable attached to the main part of the gabled dwelling. The dwelling presents a considerable massing to the streetscene.

Stumperlowe Hall Road slopes gradually up in gradient towards the north. The land within the plot would be excavated in excess of 3 metres to allow vehicular access to the dwelling. The plans show that the proposed dwelling (4b) would be approximately 2.2 metres higher than the neighbouring property. It is noted that the streetscene elevation plan provided by the agent details that the dwellings to the south beyond the immediate neighbour, Nos (6a – 6c) have a ridge only 1 metre lower, however due to the siting and design of these, in the streetscene it reads that these dwellings are of a similar height. The existing house on the application site has a significantly higher ridge, however this property is sited on higher land and is set well back from the streets frontage and currently screened by trees. Due to the height, massing, design and forward siting of the dwelling occupying plot 4b would appear overly prominent in the streetscene.

The second plot, 4a does present its side to the street. This elevation has no windows in the side elevation and presents a featureless frontage to the highway. The plans show that this would be screened by trees and vegetation, however as assessed below these are compromised by the proximity of the dwelling to them. This property would therefore be overly due to its siting, and be of unacceptable design.

For the above reasons it is concluded that the scheme fails to comply with Policies BE5 and H14 of the Unitary Development Plan.

Landscape

As detailed previously there is strong attractive landscaping to the front of the site. The scheme involves forming two new vehicular accesses through this vegetation.

85 Whilst the access to plot 4a would lead to the loss of ornamental trees and shrubs, as individual specimens then or not of considerable quality or merit and their removal could be accepted subject to replacement planting. The siting of the turning area does infringe on the root protection area of a mature pine and does not comply with the appropriate British Standard. The gable of this property is located close to the edge of existing planting particularly 2 pines that contribute to the site frontage (T37 and T41. the proximity of the dwelling to these trees is considered too close to ensure their long term well being.

The construction of dwelling 4B involves extensive excavations. Two purple plum trees and various shrubs fronting the road are shown to be removed on the survey submitted. The survey is considered to be conservative, further to a site assessment, it is considered that most or all of the trees fronting Stumperlowe Hall Road within the curtilage of plot 4b, including the Silver Birch covered by TPO in the neighbouring plot would need to be removed to construct the property.

The overall tree and vegetation loss and the potential threat to retained trees in the future is considered to be excessive and would be of detriment to the visual amenity of the streetscene. This would be contrary to Policy GE15 of the Unitary Development Plan.

Amenity

The character of the plot is a large detached sprawling property in large grounds. Although the house would retain a level of amenity that far exceeds that of many houses, when looking at the size of this property, the amount of space remaining around the dwelling is insufficient and as a result would harm the character of the plot.

Plot 4a is proposed to be a 6 bedroomed property and the level of functional quality amenity space is again insufficient with the garden depth being 8 metres. Supplementary Planning Guidance on Designing House extensions recommends rear gardens should be 10 metres in length.

Although plot 4b has a more acceptable garden depth the size of the plot is on the tight side, particularly given the scale and footprint of the dwelling proposed within it.

Although no significant direct overlooking between the actual buildings, the rear garden of plot 4b would suffer unacceptable degrees of overlooking from the decking adjacent to the swimming pool. This decked area would be 7.3 metres from the boundary of plot 4b and 1.7 metres higher than the land level of the rear garden and 3.5 metres higher than the area immediately to the rear of the property.

The front of plot 4a will also have the entrance and front garden area overlooked by windows facing east in the existing property.

The relationship between plots 4a ad 4b is considered to be unacceptable. The rear elevation of 4a is between 9.4 and 10.3 metres to the north of the gable end on 4B. This property has main windows in the rear elevation and the main

86 functional area of private garden space. Although 4b is sited at a lower level, this is not significant and the rear of 4a would be overshadowed and overbearing impacts would arise. The expected level of separation is at least 12 metres.

The relationship of the buildings to existing properties is such that significant overshadowing issues would not arise

In conclusion that site would be overdeveloped and fail to ensure adequate amenity standards. The scheme would fail to comply with Policies H14 and H15 of the Unitary Development Plan.

Highways

The dwellings show that adequate car parking accommodation could be provided within the sites. The agents have reconfigured the arrangement of plot 4a to enable case to leave the site in a forward gear. This is now acceptable form a highways aspect and does not cause any concern with the proximity of the junctions to the north of the site.

The access to plot 4b is sufficient distance from this junction not to raise any significant highway safety concerns. The grass verge is of sufficient width to allow for good visibility.

There is no concerns about the impact 2 additional dwellings would have on the highway network. This would be relatively minor.

Other Issues

It is noted that in the past outline consent has been granted on the site in 1986 and 1991, however this was for outline consent with the submitted plan being purely indicative. Since then the current UDP policies and standards indicated in the Supplementary Planning Guidance on Designing House Extensions have been adopted.

RESPONSE TO REPRESENTATIONS

The majority of the issues raised have been discussed above. Concern has been raised regarding the erosion of peace and quiet in the area. The development of residential properties in a residential area is not considered to be entirely compatible from a noise generation point of view.

SUMMARY AND RECOMMENDATION

It is concluded that the scheme would have an unacceptable impact on the streetscene, due to the siting, massing and height and design of the dwellings and the removal of trees and compromise to the long term viability of others. The scheme represents an overdevelopment of the site that is detrimental to the character of the site and also the future amenity of occupants of the proposed dwelling. The scheme is contrary to Policies H14, H15, BE5 and GE15 of the Sheffield Unitary Development Plan.

It is recommended that the application be refused.

Case Number 09/00992/CHU

Application Type Planning Application for Change of Use

Proposal Alterations to shop front and change of use from office used by the public (A2) to hot food take away (A5) (As per faxes received 29.05.09 and 16/06/09, additional plans received 09/07/09 and 16/07/09, and email received 13/07/09)

Location 391 South Road Sheffield S6 3TD

Date Received 31/03/2009

Team NORTH & WEST

Applicant/Agent Mr Fraser Andrews

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 hot food takeaway shall be used for the above-mentioned purpose only between 1100 hours and 2330 hours Monday to Saturday with no opening on Sundays and Public Holidays.

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

3 The opening windows to the ground floor hot food takeaway shall be kept closed between 2000 hours and 0700 hours, and shall not at any time be opened otherwise without the prior written approval of the Local Planning Authority.

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

4 The hot food takeaway shall not operate unless the approved sound insulation measures detailed in fax received 29.05.2009 and amended plan

89 received 16.07.2009 have been implemented and retained in accordance with the approved details.

In the interests of the amenities of the locality and occupiers of the proposed dwelling.

Attention is drawn to the following justifications:

BE7 - Design of Buildings Used by the Public S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas and to all relevant material considerations, including Supplementary Planning Guidance.

90 Site Location

LOCATION AND PROPOSAL

The application site is located on South Road Walkley in a Local Shopping Centre, as designated in the Sheffield Unitary Development Plan (UDP) adopted 1998. The premises is currently vacant but was previously an office used by the public (Use Class A2) with living accommodation on the upper floors. The ground floor unit has a traditional shop front with large display window and single entrance door.

The street comprises a mix of retail and food outlets on the ground floors many with residential accommodation on the upper floors. Several properties have been completely converted to residential accommodation on all floors.

Planning permission is sought for the change of use of the office to a hot food takeaway. Alterations are also proposed to the shop front including the creation of a separate entrance door for the renovated living accommodation on the upper floors, a reduced size display window and new entrance door to the food serving area.

Fume extraction equipment is now proposed to be installed to the rear of the property with a high velocity jet cowl terminating above the property eaves, anti- vibration fixings and a carbon filter. The ceiling above the new kitchen is to be fitted with noise attenuation measures in the form of an acoustic suspended ceiling.

SUMMARY OF REPRESENTATIONS

There have been five representations received regarding this application objecting on the following grounds:

Late night noise disturbance to local residents Increased litter Odour and light pollution Already a large number of take-aways in the vicinity, no need for any more On-street parking problems Negative impact on existing food and drink businesses

PLANNING ASSESSMENT

Policy

As the application property is located in a Local Shopping Centre it is subject to the following UDP Policies:

BE7 Design of Buildings Used by the Public

In all buildings which are to be used by the public, provision will be expected to allow people with disabilities safe and easy access to the building and to appropriate parking spaces. The provision of other facilities for people with disabilities or with young children will be encouraged, including: safe and easy access within the building and between floors; toilet facilities; facilities for people with young children and for elderly people including, where appropriate, childcare and baby-changing facilities and seating; siting and design so that they are easily accessible to public transport users.

Access to existing buildings and their surroundings should be improved as opportunities arise to enable all users to move around with equal ease

S7 Development in District and Local Shopping Centres

In District and Local Shopping Centres, the following uses will normally be:

Preferred Shops (A1)

Acceptable Offices used by the public (A2) Food and Drink Outlets (A3 to A5)

92 S10 Conditions on Development in Shopping Areas

In Shopping Areas, new development or change of use will be permitted provided that it would: not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area or its principal role as a Shopping Centre; and not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health or safety; and provide, where appropriate, an environmental buffer to shield sensitive land uses; and be well designed and of a scale and nature appropriate to the site; and comply with policies for the Built and Green Environment as appropriate, and be served adequately by transport facilities and provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians

Use

Hot food takeaways (A5) are considered an acceptable use in Local Shopping Centres provided that they do not threaten the dominance of the preferred use (A1 Shops) or contravene points b) to f) of UDP Policy S10. The subject premises is currently vacant however was previously used as Insurance Broker’s office which falls into the A2 use class (Financial and Professional Services). As such the change of the use of the premises does not result in the loss of an A1 use and does not impact on its dominance within the Shopping Centre. Therefore, the change of use of the subject premises will not alter the proportion of premises that fall into the preferred A1 use class from the current situation.

Design

A new shop front is proposed to be erected as part of the works to the subject building. The existing entrance door is to be retained as a main entrance to the upper floor living accommodation and is to be partitioned off from the food serving area. A second door is to be installed in the middle of the shop front to allow access to the food serving area. A large proportion of glazing will be retained either side of the new entrance door and this will allow the altered frontage to continue to fit in with the character and appearance of the similar neighbouring properties.

Internally the kitchen area will be relocated into what was previously the rear office with staff WC and changing facilities in the ground floor of the two-storey off-shot.

An extraction flue was not originally proposed. However, due to the close proximity of residential accommodation on the upper floors of the subject building and in the adjacent properties an extraction flue will now be installed to serve the kitchen area. The flue will egress from above the rear facing ground floor window and will run vertically up the rear elevation of the two-storey rear projection to the south of the first-floor kitchen window of the apartment. The flue will terminate

93 approximately 1 metre above the eaves. This arrangement is considered satisfactory in line with Environmental Protection Service (EPS) requirements.

The rear elevation of the premises is not visible from any public highways and as such will not impact on their character or appearance. The extraction flue will be visible from the rear yards of adjacent properties. However, the proposed location and size of the extraction flue respects the scale and form of the building and does not form an overly dominant or prominent feature when viewed from these neighbouring properties.

Extraction Flue

The agent has submitted sufficient detail of the extraction flue for it to be deemed acceptable. The flue includes a pre-filter, grease filter and carbon filter to prevent excessive odour being released in to the local area and a high velocity jet cowl has been employed so that the dispersion of fumes is not restricted in any way. This fume extraction arrangement is of significantly higher quality than many other flues visible in the surrounding area and it has been agreed with EPS that the proposed measures will sufficiently protect the amenity of local residents.

The flue itself is to be fixed to the subject building with anti-vibration fixings. This was agreed with the agent to ensure that the future residents of the upper floor living accommodation do not suffer disamenity from the proposed extraction flue by way of vibration.

Noise

The proposal site fronts onto South Road adjacent to a bus stop in a Local Shopping Centre. There are several other hot food takeaways that open similar hours to those proposed (i.e. 11.00 hours to 23.30 hours Monday to Saturday) within the Shopping Centre, with only one immediately adjacent to the application property. Therefore, it is not considered that the use of these particular premises as a hot food takeaway that opens within the hours stated above will lead to an overconcentration of late night uses in this area that would be detrimental to the amenity of local residents.

The properties adjacent to the application site are a hot food takeaway and an insurance consultant’s office. From an inspection of the area it appears that the upper floors of these buildings are used for residential accommodation. There is also residential accommodation on the upper floors of the subject premises.

The subject building is physically separated for its full height from the neighbouring building comprising the hot food takeaway. There are no windows facing towards this neighbouring property and as such it is not considered that the proposed use will adversely affect the living conditions of the residents of the upper floor of this building beyond the current situation.

The living accommodation above the insurance office is attached to the subject building. However, due to the high quality extraction equipment there will be no need for the windows to the kitchen area to be open during the evening thus the

94 noise escaping from the hot food takeaway will be kept to a minimum. The closure of all ground floor windows between the hours of 2000 and 0700 will be secured by condition to further ensure that the amenity of this adjoining property is not affected by the new hot food takeaway use.

The originally submitted plan showed a bedroom located above the new kitchen area. There was concern about the noise disturbance that this bedroom may suffer from the kitchen, which is considered the noisiest internal element of the hot food takeaway use. After discussion with the agent a suspended acoustic ceiling is to be constructed above the kitchen to act as a noise attenuation measure. The room above the kitchen has also been altered to a dining room to further limit the risk of disamenity to future occupants of the apartment. EPS have agreed that the proposed suspended ceiling will adequately attenuate noise from the kitchen and is a suitable measure to protect the amenity of future residents.

Access

At present the premises is accessed via a step up from the pedestrian footway. As part of the works a level access is to be created to the food serving area. This will improve access to the premises and as such the proposal supports the aims of UDP Policy BE7 by improving ease of access to the part of the building used by the public.

Parking

There is no parking associated with this site. The premises are located on the main transport route through Walkley and are well served by public transport. There is street parking on adjacent roads and a wide catchment of residential properties within easy walking distance of the site. The above is deemed sufficient to serve the use of the premises as a hot food takeaway without posing a threat to traffic or pedestrian safety or leading to an overconcentration of on-street parking.

Litter

The main bin will be located in the rear yard and will be screened from the street scene. A smaller internal bin is proposed within the food serving area. It is considered that the proposed bin facilities are adequate to serve the proposed hot food takeaway without having a detrimental impact on the visual amenity of the Local Shopping Centre.

SUMMARY AND RECOMMENDATION

The change of use of the subject premises from A2 to A5 is acceptable in line with UDP Policy S7 and S10 as it does not threaten the dominance of the preferred A1 use. The site is sufficient distance from residential properties to ensure that they do not suffer from unacceptable noise and disturbance from the later opening hours and the extraction equipment has been located in an appropriate location so as to not detrimentally impact on the appearance of the subject premises or street scene.

95 In light of the above it is considered that the change of use and associated alterations are deemed acceptable subject to the imposition of conditions.

Case Number 09/00723/FUL

Application Type A Full Planning Application

Proposal Erection of single-storey stable/storage building (As amended 26.05.09)

Location Hollin House Farm Hollin House Lane Sheffield S6 6RG

Date Received 11/03/2009

Team NORTH & WEST

Applicant/Agent Mr C Waller

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

In order to ensure an appropriate quality of development.

4 Before development commences details of the arrangements for the storage and disposal of waste from the stables shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the management and disposal of waste from the stable shall be carried out in accordance with the approved details.

97 In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

GE1 - Development in the Green Belt GE2 - Protection and Improvement of the Green Belt Landscape GE3 - New Building in the Green Belt GE4 - Development and the Green Belt Environment GE8 - Areas of High Landscape Value and The Peak National Park and to all relevant material considerations, including Supplementary Planning Guidance.

98 Site Location

LOCATION AND PROPOSAL

The site is located towards the western end of the Loxley valley on the south facing hillside above Loxley Road. Hollin House Farm is one of a group of buildings on the southern side of Hollin House Lane set back from the road frontage.

Hollin House Farm is no longer a working farm and comprises a dwelling and its garden and parts of two open fields which run down to Loxley Road.

The proposal seeks full planning permission for the erection of a single stable/store building at the northern end of the fields. The applicant has submitted additional information regarding the siting of the building and its use.

The stable/store building would be sited 2 metres away from the boundary wall. It would be 5.4 metres long x 3.6 metres wide. The building would be set slightly above the sloping ground level with a ridge height of approximately 3.2 metres above ground level. It would be timber construction clad in shiplap boarding, the

99 roof would be black sheeting or felt roof, and the building would have a boarded base and sit on short stakes to provide a level base. The window opening would have perspex glazing with a black metal grille.

It is proposed that the rainwater run-off from the roof of the building would drain onto the field.

RELEVANT PLANNING HISTORY

In 2001 planning permission was granted to convert an adjacent barn into two dwellings. This development also included conversion of another barn to stables and both dwellings being provided with a paddock for grazing. This planning permission has since been implemented (application no. 9B/0351P refers).

In 2006 planning permission was refused for the erection of a detached 6.6 metre x 6.6 metre double garage close to Hollin House Lane frontage for reason that its location and overall size and massing would cause harm to the open character of the site contrary to Policies GE3 and GE4 of the Unitary Development Plan DP and the Governments planning policy guidance on Green Belts contained in PPG2 (application no. 06/02841/FUL refers).

SUMMARY OF REPRESENTATIONS

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

- any construction on the green land is a cause for concern, affect open aspect; - proposal is a business of letting the stables to horse owners; - loss of privacy to garden from pedestrian and vehicular traffic and parking; - no proposals for disposal and disposal of waste; - smells; - drainage issues, further restrict surface water drainage; - affect wildlife and wildlife garden; - there are stables to the north of Hollin House Farm, another horse stabling business would further increase traffic on Hollin House Lane, hardstanding used for parking commercial vehicles;

Loxley Valley Protection Society support the objections of neighbours;

- adverse effect on wildlife due to potential interference with natural drainage from surrounding fields, could affect ponds fed by natural streams and springs and newts live in them; - does not seem to be a provision for disposal of manure; - unaware of permission for the hardstanding for 5 cars in this sensitive green belt and area of high landscape value location.

Bradfield Parish Council has no objections providing all planning rules are followed.

100 PLANNING ASSESSMENT

Policy Issues

The Sheffield Unitary Development Plan identifies the site as being within the Green Belt and an Area of High Landscape Value. Policies GE1 to GE4 seek to protect the openness and character of the Green Belt. Policy GE8 seeks to protect the appearance and character of Areas of High landscape Value.

The Loxley Valley Design Statement (LVDS) contains supplementary planning guidance on design within the valley and supplement the UDP policies relating to the built and green environment. The LVDS guidelines include that stables and other buildings for horses should be of timber or natural materials, brown or grey finish colour and normally sited close to existing buildings and not become separate or isolated features.

The Government’s planning policy guidance on green belts is contained in PPG2 and states that there is a general presumption against inappropriate development within green belts. PPG2 also identifies purposes that are not inappropriate in green belts including essential facilities for outdoor sport and outdoor recreation. Essential facilities should be genuinely required for the uses of land which preserve the openness of the green belt and include small stables for outdoor sport and recreation.

The application site includes the dwelling at Hollin House Farm and its rear garden which comprise the dwelling’s curtilage, and parts of two fields which currently comprise agricultural grazing land.

In this instance the proposal is for a small stable with an ancillary storage area for use by horses grazing on the land. The building will be sited on agricultural grazing land. The applicant has confirmed that the stable will be used for personal use and will not be used for business purposes.

It is considered that the proposed stable/store is appropriate development in the green belt.

The siting of the building at the northern end of the field close to the existing buildings at Hollin House Lane and its limited size will reduce the impact of the building on the openness of the green belt and this Area of High Landscape Value. It is considered that the appearance and location of the proposed building will not harm the character and openness of this part of the green belt and Area of High Landscape Value. Conditions are recommended to control the finished colour and its external materials.

The proposal complies with Policies GE1 to GE4 and GE8 of the UDP and the Government’s planning policy guidance on green belts contained in PPG2. The siting and appearance of the building complies with the guidance contained in the Loxley Valley Design Statement.

101 Effect on the Amenities of Residents.

Immediately to the east of the Hollin House Farm are a pair of semi detached houses at nos. 1 and 2 Hollin Cottages whose rear gardens adjoin the field on which the stable/store building is proposed. These houses are higher up the valley side than the adjacent field to the south of them. A stone wall runs along the boundary between the residential gardens and the field.

The proposed building would be sited 2 metres from the boundary wall. Its limited width of 5.4 metres and its overall height of approximately 3.2 metres above ground level would ensure that its massing and height would not significantly overbear or overshadow the adjacent residential dwellings and their gardens.

The base of the proposed stable would be slightly raised above the natural ground level and supported on short stakes thereby ensuring that there would be no adverse effect on ground water drainage.

There would be no composting of waste near to the stable. A condition to control the arrangements for the storage and disposal of waste from the stable is recommended.

Access to the building from will be gained from across the rear yard of Hollin House Farm and down a surfaced field access track.

It is considered that the access arrangements and activity associated with the use of the stables and store will not cause significant nuisance and disturbance to the living conditions of adjacent and nearby residents.

There are no highway objections to the proposed development.

SUMMARY AND RECOMMENDATION

The proposed small stable/storage building is an appropriate use within the Green Belt.

The siting and appearance of the building will not harm the openness and character of this part of the green belt and Area of High Landscape Value.

The proposed building and activities associated with it will not significantly harm the amenities of adjacent and nearby residents.

There are no highway objections.

The proposal complies with Policies GE1 to GE4 and GE8 of the UDP and the Government’s planning policy guidance on green belts contained in PPG2.

It is recommended that planning permission is granted subject to conditions.

102